GULF-FRONT · THE WHARF · PERDIDO PASS
What's your Orange Beach condo worth?
Your building has a number. Your unit has a different one.
An automated estimate sees a square footage and a zip code. It does not see which floor you are on, whether your balcony faces the Gulf or the parking deck, whether you sold furnished, which rental program you are in, or what your association has already assessed for. Those are the things that move the price here.
Send me the building and the unit number. I'll price it myself and send you the comps I used, inside 24 hours.
Why the free estimate is wrong on your building
Because it prices the tower, not the unit.
I have watched two units in the same Orange Beach building close sixty thousand dollars apart in the same quarter. Same square footage, same floor plan. One was a high floor facing the water with a rental history attached. One was a low floor facing east with a special assessment pending. No model reads that difference. A person who has been in the building does.
Orange Beach also carries higher dues, insurance, and maintenance than the towns around it, which means a serious buyer underwrites your unit on net return, not gross rent. If your listing price assumes gross, it sits.
Buildings I've sold in
Phoenix Orange Beach II, Phoenix X, Phoenix VII, Phoenix VIII, The Wharf, Summer House, Four Seasons, Regency Isle and Broadmoor, among others.
If yours isn't on that list, send it anyway. Twenty-three years on this coast covers a lot of addresses.
Questions I get from Orange Beach owners
Does my rental history raise the price?
It can, if it's real and documented. A buyer purchasing for income will pay for a proven trailing twelve months. A buyer purchasing for their own use mostly will not. The right answer depends on which buyer your unit is for, and that is a pricing decision, not a marketing one.
We have an assessment coming. Should I sell before or after?
Depends on the size and whether it's approved or just discussed. Sometimes you price it in and move. Sometimes you wait for the work to finish and sell the improvement. Tell me the building and I'll tell you which one yours is.
Does furnished matter?
On a rental-program unit, a lot. On a second home, less than owners think.
What about the Perdido Pass and Wharf-side properties?
Different buyer, different comp set. Marina access and boat slips price separately from Gulf-front. I'd pull both.
Full-time Realtor since 2003 · Over 2,500 closings · Licensed in Alabama and Florida
