Three sources published a Gulfport home price this year, and none of them agree. Zillow's index put the average home value at $206,371 as of late May 2026, up a modest 0.7 percent over twelve months. Redfin, tracking February 2026 closings, reported a median of $214,000, up 7.0 percent year over year, with homes selling in 57 days instead of last year's 78. Houzeo, working from January 2026 data, showed $230,315, down 1.6 percent, with homes sitting for 65 days.
Flat. Up sharply. Down. Same city, same winter, three verdicts.
That is not a data error. It is what happens when a city's median price is asked to describe two markets that are moving in opposite directions at the same time, and the answer changes depending on which one happened to close more sales that month.
Same City, Three Verdicts
| Source | Reporting window | Price figure | Year-over-year | Days on market |
|---|---|---|---|---|
| Zillow (ZHVI) | As of May 31, 2026 | $206,371 average value | +0.7% | ~30 days to pending |
| Redfin | February 2026 | $214,000 median sale price | +7.0% | 57 days (vs. 78 a year prior) |
| Houzeo | January 2026 | $230,315 median price | -1.6% | 65 days |
Each of these is measuring something slightly different. Zillow's index estimates value across the entire housing stock. Redfin and Houzeo report what actually closed in a single month, which means the mix of homes that happened to sell that month can swing the number even if nothing about the broader market changed. Gulfport is large enough, and different enough neighborhood to neighborhood, that a month heavy on downtown closings looks nothing like a month heavy on suburban ones.
Right now, downtown Gulfport is absorbing more capital investment in a compressed footprint than it has seen in a generation. Everywhere else, the city is behaving the way it has for years. Blending those two stories into one median is where the confusion comes from.
What's Actually Happening Downtown
At the corner of Highway 90 and Highway 49, on the former site of the Great Southern Hotel, construction crews broke ground in March 2026 on Channel South, a $105 million mixed-use project on 4.34 acres. The development is led by AnderCorp, the firm headed by Roy Anderson III, and Bellamare Development, led by CEO Sunny Sethi. It's backed in part by the Mississippi Legislature, the Gulf Coast Restoration Fund through the Mississippi Development Authority, and the Gulfport Redevelopment Commission, which is also funding the public parking structure the project depends on. Plans call for a Marriott Tribute hotel with more than 110 rooms and a five-star restaurant, roughly 200 upscale apartments, and street-level retail. The parking garage is due for completion this year, with the residential and hospitality pieces delivered through 2027 and the full project targeted to open in August 2027.
A few blocks away, the Markham Hotel reopened with a ribbon-cutting on April 23, 2026. The building dates to 1927 and sat closed since Hurricane Katrina flooded its ground floor and damaged its roof in 2005. Lodging & Leisure handled the renovation. Two more hotels are under construction along the beach: a Holiday Inn at DeBuys Road and Highway 90, with an opening projected for roughly a year and a half out from that April report, and a Hampton Inn at Courthouse Road and Highway 90, which that same report put at three to six months out. That window falls right around now, so the Hampton Inn may already be welcoming guests by the time you read this.
Layered on top of the construction is a transportation change that predates all of it. On August 18, 2025, Amtrak's Mardi Gras Service began running twice daily between New Orleans and Mobile, stopping in Bay St. Louis, Gulfport, Biloxi, and Pascagoula for the first time since Katrina took the line out of service two decades earlier. Gulfport Mayor Hugh Keating framed the appeal simply: driving to New Orleans has gotten less fun over the years, and a train ride still is.
"People are really beginning to get it. There are possibilities here."
That's Carole Lynn Meadows, chair of the Gulfport Redevelopment Commission, describing the shift in how downtown is talked about now compared to a few years ago. Bill Lavers, executive director of the Harrison County Development Commission, has called the change from five years ago to now remarkable.
None of this activity is happening in Bayou View or North Gulfport. It's stacked into a downtown footprint that's a small fraction of the city's total housing stock, which is exactly why it can produce a real, measurable local effect without moving the citywide median very far on its own.
What's Actually Happening Everywhere Else
Bayou View, the established neighborhood along Bayou Bernard between the airport and the Pass Road commercial corridor, isn't part of the downtown story at all. Over the past twelve months its median sale price sat at $242,000, down 7 percent from the year before, with homes selling in about 43 days. It's a market defined by mature streets, an established housing stock, and its own gravity, not by whatever a hotel developer three miles away decides to build. Residents there eat at Blow Fly Bar and Grill on the bayou or grab a plate at Woody's Roadside, and neither of those places has anything to do with Channel South.
North Gulfport is a third story again. Turkey Creek and Three Rivers have seen a run of newer construction on larger lots over the past several years, a pattern that has nothing to do with downtown hotels and everything to do with available land. The city added to that momentum in April 2026 with a ribbon-cutting for a new sportsplex at the Isiah Fredericks Community Center, bringing a full-size football field, tennis and pickleball courts, a splash pad, and a running track to a part of the city that hadn't had a facility like it before.
Three neighborhoods, three separate sets of forces. None of them cancel each other out in a way that would let a single median tell you what's actually going on in any one of them.
What This Means If You're Looking at Gulfport
- A citywide median is a starting point, not a verdict. If you're comparing a downtown cottage to a Bayou View ranch house, you're comparing two different markets that happen to share a zip code, not two competing options in the same market.
- Downtown inventory close to the redevelopment zone runs on its own price logic right now, driven by renovated older cottages and townhomes rather than by whatever the citywide average says that month.
- Established neighborhoods like Bayou View still move on their own fundamentals: school proximity, lot size, walkability to Pass Road. A dip in that neighborhood's median doesn't mean downtown is dipping too, and a downtown rally doesn't mean Bayou View is rallying with it.
- If you're weighing a purchase near the Channel South footprint specifically, ask what's actually delivered versus what's still under construction. The hotel and residential components aren't projected to open until August 2027, which means the neighborhood you'd be buying into today is not the neighborhood you'd be living in once that's finished.
- The three-portal disagreement is a useful check on any single number you see quoted. If a listing site tells you Gulfport prices are up, down, or flat, ask what month and what mix of neighborhoods that figure is built from before you treat it as the whole picture.
A Few Common Questions
Does the Channel South project mean downtown Gulfport prices will keep climbing? It's too early to say with certainty. The project's residential and hospitality pieces aren't due until 2027, and price movement so far reflects a small number of already-renovated properties near the harbor, not a citywide shift. What's documented is the investment itself, not a guaranteed price trajectory.
Is Bayou View a safer bet than downtown right now? "Safer" depends on what you're optimizing for. Bayou View's median dipped 7 percent over the past year while its days on market stayed relatively quick at 43, suggesting a stable neighborhood absorbing a normal amount of price give and take. Downtown is a different kind of market entirely, one where a handful of major projects can matter more than typical supply and demand.
Why do Zillow, Redfin, and Houzeo show different numbers for the same city? Each measures a different slice. Zillow's index estimates value across the full housing stock over a rolling window. Redfin and Houzeo report the median of homes that actually closed in a single month, which means the specific mix of neighborhoods selling that month can swing the number well before the underlying market has actually changed.
If you're trying to figure out what a specific Gulfport neighborhood is actually doing right now, rather than what the citywide average says, that's the kind of question worth a real conversation instead of another portal search. Jonathan Griffin's team at Coast of MS Homes tracks these neighborhoods individually. Reach out for a free home valuation and a straight answer about which Gulfport you're actually looking at.
