Real Estate Investing in Biloxi, Mississippi
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Biloxi, MS? Our answer, based on the numbers below.
For Homebuyers
MIXED
Grade C (67/100)
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
For Investors
MIXED
3.0 / 5
(52/100)
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
Risks to Know
1 flag
- High vacancy: 14.2% of homes vacant — above national norms.
What’s happening in Biloxi, MS?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$160,640
Avg Monthly Rent
$1,320
ZIP Codes
4
Market Trends — Biloxi, MS
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Biloxi, MS. Updated on demand as visitors ask.
Growth & development in Biloxi, MS Updated 133 days ago
Biloxi is experiencing a wave of new construction and business openings, particularly in housing and tourism, alongside significant infrastructure upgrades.
Opportunities
- Hundreds of new homes are being developed across Biloxi subdivisions, with projects like Kingsley Ridge adding over 200 lots. — This expands housing choices and accommodates population growth. WLOX News
- Several new restaurants, including Field's Mediterranean and Acropolis Greek Restaurant, have recently opened or are upcoming in Biloxi. — These additions provide more dining options and enhance the local culinary scene. Travel Agent Central
- The Birthplace of Barq's Bed and Breakfast is set to open in Biloxi by July 2025, celebrating the iconic root beer's legacy. — This new attraction boosts tourism and offers unique local experiences. Travel Agent Central
- Sharkheads Downtown, a new souvenir superstore, is expected to begin construction in spring 2026 on Beach Boulevard. — This will fill a retail gap and cater to the city's tourism economy. Biloxi Sun Herald
- Major infrastructure projects like the St. Michaels Phase 1 & 2 Infrastructure ($41.5 million) and South Contract Phase 2 ($24 million) are under construction. — These projects improve essential city services and support future development. City of Biloxi
Concerns
- Mississippi experienced a net employment loss of 2,785 private sector jobs in the second quarter of 2025. — This indicates a contraction in overall job availability across the state. Bureau of Labor Statistics
- The Gulfport-Biloxi Metro Area lost 1,200 jobs in January 2026, swinging from a gain in the previous month. — This represents a short-term reduction in local employment opportunities. USAFacts
- Kingjaks restaurant in Biloxi transitioned into a beachfront wedding venue, indicating a closure of a dining establishment. — This reduces dining options for residents and visitors. Biloxi Sun Herald
Bottom line: Biloxi is actively investing in new residential and commercial developments, particularly in its tourism sector, alongside ongoing infrastructure improvements, despite some recent regional job losses.
Local news & events in Biloxi, MS Updated 133 days ago
Biloxi has seen a mix of community engagement through various events and ongoing concerns regarding crime rates, homelessness, and environmental issues like air and water quality.
Opportunities
- Biloxi hosts numerous annual events such as the Blessing of the Fleet, Cruisin' the Coast, and Mardi Gras, attracting both residents and tourists. — These events provide diverse entertainment and cultural experiences, fostering community spirit and attracting visitors. The Bella Downtown / City of Biloxi
- The city's calendar frequently lists various local activities, including farmers markets, museum events, and live music. — These offerings expand recreational and cultural choices for residents of all ages. City of Biloxi
- The Maritime & Seafood Industry Museum offers Sea-N-Sail Adventure Camps for children and exhibits showcasing local art. — These programs provide educational and engaging opportunities for youth and promote local culture. City of Biloxi
- Biloxi's crime rate has reportedly decreased by 12% year-over-year, and it is considered safer than 63% of U.S. cities. — A decrease in crime enhances personal safety and security for residents. AreaVibes
Concerns
- Biloxi's overall crime rate is 17% above the national average as of May 2026, with property crime being a significant concern. — Higher crime rates, particularly property crime, impose unconsented costs and reduce residents' sense of security. DoorProfit
- Residents have reported issues with the homeless community, including property break-ins and trespassing, particularly along Division Street and Crusader Drive. — These issues create direct costs through property damage and restrict residents' peaceful enjoyment of their homes. WLOX (YouTube)
- The Gulfport-Biloxi metro area's ozone smog air quality was downgraded to a C grade in April 2025, worsening since 2024. — Declining air quality can negatively impact public health, potentially leading to increased healthcare costs and reduced well-being. SuperTalk FM
- Reports indicate ongoing issues with raw sewage backing up into streets and yards in parts of Ocean Springs due to aging infrastructure, a problem also noted in Biloxi. — Sewage issues pose health risks and create unpleasant living conditions, imposing unconsented costs on affected residents. GCWire.com
Bottom line: Biloxi continues to offer a vibrant community event scene, but residents face ongoing challenges with crime, homelessness, and environmental quality.
Schools in Biloxi, MS Updated 133 days ago
Biloxi Public School District has seen significant facility and program enhancements, maintaining high academic ratings while addressing enrollment and operational needs.
Opportunities
- The Biloxi Public School District was once again rated an "A" District by the Mississippi Department of Education for the 2023-24 school year. — This indicates high academic performance and quality education for students. Biloxi Public School District
- The district received an $11,455,000 grant in October 2024 to launch Mississippi's largest electric school bus fleet. — This modernizes transportation, reduces environmental impact, and provides a safer, quieter ride for students. Biloxi Public School District
- A $1,250,000 Department of Defense Education Activity (DoDEA) World Language Grant was awarded to the district in January 2025. — This grant will enhance professional development and world language programs, expanding educational opportunities. Biloxi Public School District
- Construction for a new two-story Biloxi Upper Elementary School is underway, with bids published in February 2026 and an anticipated opening in July 2027. — This replaces an aging facility with a modern learning environment, improving infrastructure for students and staff. BidNet Direct
- The district offers an award-winning Pre-K program through its Early Learning Collaborative. — This provides crucial early education, preparing children for future academic success. Biloxi Public School District
Concerns
- A public petition was submitted in March 2026 to put an $18 million city bond measure, which could impact taxpayers, on the November ballot. — This indicates local opposition to potential unconsented costs for residents. WLOX News
- The district's chronic absenteeism rate was 23.9% as of the 2023-2024 school year. — High absenteeism can negatively impact student learning and academic progress. SchoolDigger.com
- An August 2024 audit recommended the Biloxi Public School District obtain new surety bonds for board members and staff, rather than relying on continuation certificates, to ensure sufficient coverage. — Failure to be correctly bonded could limit recovery in cases of fraud or misappropriation of public funds. MS State Auditor's Office
Bottom line: The Biloxi School District is actively investing in new facilities and programs, maintaining high academic standards, but faces challenges with chronic absenteeism and some financial oversight recommendations.
Civic & policy in Biloxi, MS Updated 133 days ago
Biloxi and Harrison County have seen recent government decisions regarding zoning, taxes, and local control, alongside state-level tax reforms and regulatory updates.
Opportunities
- Mississippi's income tax rate for those earning over $10,000 is set to decrease from 4.4% in 2025 to 4% in 2026, with further reductions planned to reach 3% by 2030. — Lower income taxes can increase disposable income for residents and potentially attract new residents and businesses to the state. Mississippi Free Press
- The state sales tax on groceries in Mississippi will decrease from 7% to 5% starting July 1, 2025. — This reduction in sales tax on essential goods can lead to lower costs of living for residents. Mississippi Free Press
- The Harrison County Board of Supervisors approved its 2025-2026 fiscal budget without a tax increase. — No increase in county taxes means residents will not face additional financial burdens from county property taxes. WLOX News
- The Biloxi City Council approved text changes to the Land Development Ordinance on April 21, 2026, clarifying short-term rental regulations. — Clearer regulations can provide more certainty for property owners considering short-term rentals, potentially expanding housing options for visitors. Biloxi Planning Commission
- The Harrison County Board of Supervisors approved an appeal to allow a 77.6-acre parcel to be rezoned from General Agriculture to Low Density Residential for a single-family subdivision on February 2, 2026. — This decision can increase housing supply by allowing for the development of new single-family homes. The Gazebo Gazette
Concerns
- Mississippi's gasoline tax will increase from 18 cents per gallon to 21 cents per gallon starting July 1, 2025, with further increases to 27 cents by July 1, 2027. — Increased fuel taxes will raise transportation costs for residents and businesses. Mississippi Free Press
- Biloxi's Mayor vetoed a City Council plan on January 30, 2026, that would have created ward-specific project accounts for infrastructure funds, citing illegality under state law and grant regulations. — This veto prevents council members from directly allocating funds to specific wards, potentially limiting localized infrastructure improvements. Biloxi Sun Herald
- The Biloxi City Council denied a zoning change request on October 29, 2025, for a 38-acre parcel on Big John Road from Agricultural to Medium-Density Single-Family Residential for a 72-home subdivision due to resident o… — This denial restricts housing supply by preventing the development of a new residential subdivision. WLOX News
- The Mississippi Department of Environmental Quality issued a water-contact advisory for Biloxi East Central Beach on May 6, 2026, due to increased bacteria levels. — This advisory restricts recreational activities and poses a potential health risk for beachgoers. Biloxi Sun Herald
- Mississippi's new seafood labeling law, effective July 1, 2025, requires all seafood and crawfish sold to be clearly labeled as domestic or imported. — Businesses must adapt signage and documentation, potentially increasing operational costs and regulatory burdens. Mississippi Department of Marine Resources
Bottom line: Biloxi and Harrison County are experiencing a mix of state-mandated tax cuts and increases, alongside local decisions impacting development and environmental health.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Avg Home Value
$160,640
Avg Monthly Rent
$1,320
1% Rule
✗ Below
Landlord Friendly (MS)
★★★★★
Neighborhoods in Biloxi
ZIP Codes in Biloxi, MS
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View PlansFrequently Asked Questions About Biloxi, MS
Which investment style suits Biloxi, MS?
A careful cash-flow rentals with hands-on management strategy Biloxi, MS best. The market produces steady results for that approach at the $161K price point.
Are renters plentiful in Biloxi, MS?
Biloxi, MS draws a even-keeled base of working renters. Demand at the $1,320/mo rent level is reasonable for standard single-family and small multi rentals.
How much does a house cost in Biloxi, MS?
In Biloxi, MS the median home value sits at $161K. Against the broader MS market, that reads as reasonable for most investors.
Does house hacking work in Biloxi, MS?
House hacking in Biloxi, MS is reasonable to execute. Prices around $161K and rents of $1,320/mo solid owner-occupant economics.
Is MS a landlord-friendly state?
The landlord environment in Biloxi, MS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
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