2026 Gulf Shores Relocation Guide

What you'll get

What's actually in the 2026 Guide

No "10 reasons to move to the beach" filler. The exact information our buyers ask us for in the first 30 days.

01

The Neighborhoods, Honestly

Aventura, The Peninsula, Craft Farms, Stonegate, Bon Secour Village, Fort Morgan corridor — what each is actually like to live in year-round, not what the brochure says.

02

Schools & the New GSHS Project

Why Gulf Shores went independent in 2020, the $139M high school project, which neighborhoods feed which schools, and the "Academy" programs.

03

Taxes, Insurance & the Financial Gotchas

Real property tax bills (a $500K home runs ~$1,800/year). Wind & hail insurance. The "Gold Fortified" certification that saves 40% on premiums.

04

The Hurricane Question, Answered

What it's actually like to live here through hurricane season. What we do, what we don't, and how to think about insurance vs preparation.

05

The Out-of-State Buyer Process

How to buy here without flying down four times. Lender choices, virtual tours, Power of Attorney for closing, the 12-month timeline most families follow.

06

What Year-Round Life Is Actually Like

The off-season truth (it's better than tourist season). Healthcare, getting groceries, the practical stuff nobody puts in a relocation brochure.

Why we wrote this

We've helped a lot of families make this exact move.

Most of the "moving to Gulf Shores" content online is written by people who don't live here. They write "10 reasons to retire to the beach" and never mention what an actual property tax bill looks like, why insurance is the conversation that breaks deals, or which neighborhoods feed which schools.

We got tired of repeating the same answers in every initial call, so we wrote them all down. The result is the 18-page PDF you're about to get — the same document we send every serious out-of-state buyer before they ever fly in for a tour.

"If you're 6 to 18 months out, this guide will save you weeks of research. If you're 30 days out and ready to fly down, it'll make our first call far more productive."

— Kelly Davis, Associate Broker

How we work

The Big Beach Method

Three steps. No high-pressure sales, no "urgency" tricks. Just the process out-of-state buyers actually need.

01

Get Clear, Then Stay Clear

Before any showings, we map out your full picture: budget, timeline, must-haves vs nice-to-haves, school district priorities, year-round vs seasonal use, and the financial reality of insurance + taxes.

02

Curated Search, Not a Firehose

We send you 5–8 properties that actually fit, not 60 that mostly don't. Video walk-throughs from us so you don't waste a flight. Pre-vetted for HOA red flags and special-assessment risk.

03

Keys-in-Hand, From Anywhere

We coordinate the lender, inspector, closing attorney, insurance — everything. Most of our out-of-state buyers fly in twice and close remotely. We can run the rest.

Who you're working with

Meet your guides

Three local agents. We live here, our kids go to school here, and we know the neighborhoods you're researching by heart.

Kelly Davis

Associate Broker & Team Lead

Kelly is the heart and engine of Big Beach AL Team. Her passion for fun, sun, and coastal living is contagious — and it's the reason our whole team ended up on the Gulf Coast in the first place. She has an eye for matching families with their dream beach home and a talent for making the whole process feel like an adventure, not a transaction.

Behind the scenes, Kelly drives the team's marketing — from stunning property photography and social media content to creative campaigns that get homes sold fast. Follow along on Instagram to see what beach life really looks like.

Dave Davis

Lending Specialist & Realtor

When he's not on the water fishing, grilling on the deck, or running the boat, Dave is deep in spreadsheets — and he loves it. A numbers guy through and through, Dave has helped hundreds of investment buyers navigate the tricky world of vacation home financing and short-term rental markets.

From pre-approval to closing, Dave makes sure you actually understand every number on the page — mortgage options, rental projections, carrying costs, and the real ROI of owning at the beach. No jargon, no surprises, just straight talk from someone who's done it himself.

Kerri Nicketta

Expert Buyer Specialist & Lead Buyer's Agent

Kerri is the team's go-getter. Whether it's hopping on a boat, hitting a concert at The Wharf, or chasing her four amazing daughters around the beach, she brings that same energy to every client interaction. Always available, always responsive — Kerri is the one sending you video tours before you even ask.

As our buyer's agent and transaction manager, Kerri guides you smoothly through the entire home buying process from first showing to closing day. She handles the details so you can focus on the excitement of finding your perfect beach home.

Where most of our families end up

Featured neighborhoods

A snapshot. The full breakdown — including Bon Secour Village, Fort Morgan corridor, Foley, and others — is in the guide.

Aventura

New construction · Family-focused

The crown jewel for new growth. Modern, Gold-Fortified homes within five minutes of the new Gulf Shores High School. Where most relocating families with school-age kids end up.

The Peninsula

Gated · Golf course · Private beach

Quiet, gated, golf-course living with private beach access. Skews older, fewer kids, more luxury. The choice for empty-nesters who want space and seclusion within minutes of downtown.

Craft Farms

Established · Mature trees · Two golf courses

The established choice. Mature oaks, two championship golf courses, and a more traditional Southern-coastal feel. Your dollar goes further here than in Aventura without sacrificing quality.

Stonegate

School district · Newer build · Mid-price

Where families end up when they want the new GSHS school zone but Aventura is over budget. Mostly newer construction, smaller lots than Aventura, strong neighborhood feel.

The questions every relocator asks us

Frequently asked

What are property taxes actually like?

Alabama has some of the lowest property taxes in the country. A $500,000 home in Gulf Shores typically runs about $1,800/year — compare that to nearly $9,000 in places like Houston or Chicago. We break this down by exemption status and homestead rules in the guide.

How bad is hurricane insurance, really?

Wind & hail premiums are real, but a home with a "Gold Fortified" certificate can save 40% on those premiums. We walk through which neighborhoods and builders default to Gold Fortified, what flood zone designations actually mean for your premium, and the "3-policy stack" (homeowners + flood + wind) most coastal buyers end up with.

What's it actually like to live here in the off-season?

Better than tourist season, honestly. October–April you have the beaches, restaurants, and roads largely to yourself. The downsides: a few restaurants close for renovations in January, traffic on the Foley Beach Express is nonexistent (which can feel quiet if you're coming from a city). The full year-round-life breakdown is in section 6 of the guide.

How do schools work? Is GSHS really that big a deal?

Yes, and it's why so many relocating families specifically target Aventura, Stonegate, and the surrounding zones. Gulf Shores split off from the county school system in 2020 and the new $139M high school is being built around "Academy" programs (engineering, marine sciences, etc). We map exactly which neighborhoods feed which schools.

I'm 12 months out. Is it too early to start?

It's the right time. Most of our successful out-of-state buyers start the conversation 9–18 months before they actually arrive. That gives time to lock in financing options, sell your current home without rushing, and visit Gulf Shores in two seasons (you want to see it in February as well as July).

Can I really buy here without flying down 4 times?

Almost all of our out-of-state closings happen with the buyer flying down once or twice total. We send video walk-throughs of every property that fits your filter. Inspections, lender, closing attorney — we coordinate it all. Power of Attorney closings are common; we'll explain when they make sense.

What does "getting the guide" commit me to?

Nothing. You'll get the PDF in your email plus a short series of follow-up emails over the next 12 weeks with neighborhood deep-dives and market updates. Reply to any of them and you'll talk directly to Kelly. Unsubscribe at any time. We don't share your information.

Gulf Shores
Relocation
Guide