The story of this market
The typical home in ZIP 36561 sells for about $756,000, or $450 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 68 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,591 a month.
ZIP 36561 — Orange Beach
The Orange Beach housing market is currently a buyer's market, characterized by high inventory levels and a slight year-over-year price correction. While demand remains supported by the area's appeal as a vacation destination, high insurance costs and interest rates are tempering aggressive price growth.
This ZIP is ideal for vacation-home investors, retirees, and affluent families seeking a coastal lifestyle, though it presents challenges for year-round workers due to high housing costs and seasonal volatility.
Median prices moved down 2.1% year over year.
Homes spend a median of 68 days on market with 7.6 months of supply — a balanced-paced market.
19% of listings have cut prices · homes sell at 96.47% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.6% · poverty 2.7% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 36561, Baldwin County AL
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Orange Beach generally experiences low rates of violent crime compared to national averages, with property crime being the primary concern for the area. Local law enforcement maintains a visible presence due to the high volume of seasonal tourism.
Schools serving the area are part of the Baldwin County Public Schools system, which generally maintains a positive reputation for academic performance and extracurricular offerings in the coastal region.
The area faces significant exposure to hurricane-force winds, storm surge, and flooding, necessitating high insurance premiums and strict adherence to coastal building codes.
Economic momentum is heavily driven by the tourism and hospitality sectors, with ongoing development of luxury condominiums and mixed-use retail projects along the Gulf Coast.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Alabama) — Current Use Valuation: Allows property to be taxed based on its current use value rather than fair market value, potentially reducing the tax burden. Conversion to a non-qualified use triggers revaluation and potential back-tax liability. State (Alabama) — Class III Residential Property Tax Assessment: Property is assessed at 10% of its fair market value. The tax liability is calculated by multiplying the assessed value by the local millage rate. A standard homestead exemption applies to the 6.5 mill statewide property tax on the first $4,000 of assessed valuation. State (Alabama) — Class 3 Residential Property Tax Assessment: Residential property is classified as Class 3 and assessed at 10 percent of its fair market value. A standard homestead exemption applies to the 6.5 mill statewide property tax on the first $4,000 of assessed valuation. State (Alabama) — Standard State Ad Valorem Homestead Exemption: Exempts up to $4,000 in assessed valuation from the 6.5 mill state ad valorem tax levy (providing a maximum direct state tax reduction of $26.00). Formula: Adjusted State Tax = Max(0, (Assessed Value - $4,000)) × 0.0065. State (Alabama) — Statewide Ad Valorem Property Tax and Class III Residential Assessment Ratio: Establishes a baseline 6.5 statewide millage rate ($0.0065 per dollar of assessed value) under Ala.
Commuting is primarily car-dependent, with residents relying on Alabama State Route 182 and 161 to access employment hubs in Foley and Mobile.
The area features extensive access to Gulf State Park, white-sand beaches, championship golf courses, and numerous marinas for boating and fishing.
The rental market is heavily influenced by short-term vacation rentals, which exert upward pressure on long-term rental rates and limit housing stock for year-round residents.
The economy is anchored by tourism, hospitality, and retail services, with significant seasonal employment fluctuations.
Transportation is dominated by private vehicle use; there is limited public transit infrastructure, primarily serving tourist shuttles.
Development is focused on high-density residential and commercial projects along the beach corridor, subject to strict coastal environmental regulations.
The Baldwin County Revenue Commissioner manages assessments, utilizing a 10% assessment ratio for residential properties.
Parcels are subject to Baldwin County school taxes and various municipal utility districts for water and sewer services.
Property insurance is a critical factor due to high wind and flood risk, with many owners relying on the Alabama Insurance Underwriting Association.
Data retrieved from data.census.gov ZCTA 36561 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Extensive nature trails, beach access, and fishing pier.
Major retail, dining, and amphitheater complex.
Public 9-hole course and driving range.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.