The Gulf Coast,
by the numbers.
I'm Joel Dixon, an Associate Broker with Wellhouse Real Estate who also manages rentals here. Before you buy, I'll show you what it really costs to own and what it can earn.
Listing photos sell the view. I'll show you the insurance, the HOA, the taxes, and what's left at the end of the year.
Joel Dixon · Associate Broker
A straight answer on whether it makes money.
The full cost breakdown
Wind, flood, HOA, tax, and utility costs for the exact property, before you write an offer.
Projections from an operator
I run rentals here. You get realistic revenue and expenses, not best-case marketing.
Tours from anywhere
A live video walk-through of every property, plus a recording you can rewatch.
Know your number before you make an offer.
With 25% down at 7%, a typical gulf-front condo costs about $5,300 a month to own. The calculator shows you whether the rent covers it.
The costs that make or break a coastal deal.
Houses often need a separate policy. It's the cost that varies most, so get a quote first.
Priced per property under FEMA's Risk Rating 2.0. Neighbors can pay very different amounts.
Can run $1,000+ a month. Check the reserves and any upcoming special assessments.
A rental is assessed at 20%, compared with 10% for a personal second home.
Can cut wind premiums. Strengthen Alabama Homes grants cover up to $10,000.
Full-service management through Sandbar Homes is 18% of revenue.
Three coastlines, broken down.
What each area costs, who it fits, and what to watch for.
Boating, high-rise condos, and The WharfOrange Beach
- Median sale price
- $700K
- Property tax
- ~32–33 mills
- Lodging tax
- 16%
Classic beach town with a wide price rangeGulf Shores
- Median sale price
- $493K
- Property tax
- 33 mills
- Lodging tax
- 16%
Quiet, low-density beach housesFort Morgan
- Median sale price
- Ask Joel
- Property tax
- ~28 mills
- Lodging tax
- Lower
Start here, at your own pace.
Coastal Alabama Relocation Guide
Weather, economy, schools, food, outdoors, real estate, and what's being built.
Get the guide → Free PDF · 15 pagesInvesting on the Gulf Coast
Condo financing, DSCR loans, picking the right building, and rental income.
Get the guide → Free · No obligationDeal Review
Send me a listing. I'll send back insurance, HOA, tax, and rental numbers.
Request a review → Monthly emailCoastal Development Report
New projects across coastal Baldwin County and what they mean for buyers.
Subscribe →I own and manage here too.
I live and work on the Alabama Gulf Coast. Besides helping people buy, I run Sandbar Homes, a boutique management company for short-term rentals and second homes.
Storm prep, vendors, guest reviews, and owner statements are part of my week. So I'll tell you when a condo won't cash flow, when the HOA reserves look thin, or when the house you love is in the wrong zone to rent.
- Associate Broker, Wellhouse Real Estate
- Founder, Sandbar Homes property management
- Orange Beach, Gulf Shores, and Fort Morgan
Need it managed, watched, or earning more?
Sandbar Homes handles short-term rental management, home watch, and storm prep for Gulf Coast owners.
Tell me what you're looking for.
Your budget, your goals, your timeline. I'll tell you honestly what's realistic, even if that means waiting.