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Tag: real estate investment

Why October 2025 Could Be the Best Month for Investors to Buy Property

Posted on by levelpmg

If you’ve been waiting for the “right moment” to buy, October could be it. National experts are pointing to mid-October as the most buyer-friendly window of the year.

Realtor.com explains: “By mid-October, buyers across much of the country may finally find the combination of inventory, pricing, and negotiating power they’ve been waiting for …”

That means October often delivers:

  • More homes to choose from
  • Fewer competing buyers
  • More time to shop deliberately
  • Better price flexibility
  • Sellers who are more willing to negotiate

For real estate investors, timing, leverage, and strategy matter even more than for owner-occupant buyers. If you’re shopping to grow a rental portfolio in Baldwin County, October presents good investment opportunities — lower competition, more inventory, better negotiating power — all while interest rates ease.

But every market is different — so let’s look at what’s happening here in Baldwin County.

Baldwin County Market Snapshot — August & September 2025

The latest Baldwin Realtors® data shows some important late-summer shifts:

  • Fairhope: Average selling prices stayed high through summer, hovering near $650K in July–August before dipping closer to $600K in September.
  • Daphne: Held steady in the $360K–$390K range, with a slight softening in September.
  • Foley: Mid-range prices between $370K–$400K, but stood out with the strongest September activity, closing 104 homes — the highest among Baldwin County cities.
  • Spanish Fort: Remains one of the most affordable options, with average prices just above $300K and a steady pace of sales.
  • Gulf Shores: Peaked above $680K in August before sliding closer to $600K in September — still among the priciest and most competitive coastal markets.

Mortgage Rates — September’s Surprise Dip

One more reason October looks promising: mortgage rates finally dipped in September.

  • The Federal Reserve cut rates in mid-September, and 30-year fixed mortgages fell to around 6.4% — the lowest level of 2025 so far.
  • Analysts expect rates could drift slightly lower toward the low-6’s by year-end, with the potential to drop below 6% in 2026.

This means Baldwin County buyers are entering fall with the best borrowing conditions of the year.

Perfect Timing : Winter is Your Secret Weapon

A big difference for investors: you’re not just grabbing a home — you often need to rehab, improve, and position the asset before leasing or resale.

Use winter (off-peak season) to your advantage:

  • Contractor availability & pricing: During slower months, contractors may have capacity and offer lower rates.
  • Lead time for permits and work: Use winter to permit, repair, upgrade, paint, etc., so your property is market-ready by spring or summer.
  • Less disruption, more flexibility: Because fewer buyers are shopping in winter, you can schedule work with more breathing room.

This prep sets you up to list (or lease) in the spring, when buyer/renter demand and activity are strongest.

The Best Time to Sell? Spring Still Wins for Traditional Sales

If you ever plan to offload a property via a traditional sale, the spring/early summer window is still powerful:

  • Realtor.com’s research shows that the week of April 13–19 tends to produce premium listing performance (more views, higher prices). (Realtor)
  • Real estate seasonality is real: April through June is peak season for buyer activity, shorter days on market, and greater price competition. (Nar Realtor)
  • By preparing your property over the winter (landscaping, curb appeal, minor renovations), you can hit the spring listing window with confidence.

So your sell strategy could be:

  • Acquire in October
  • Use winter to rehab / prep
  • List in spring for top dollar

Final Takeaway

For investors, the playbook is clear: buy now while conditions favor you, improve properties smartly over the winter, and position them to lease or sell during the spring surge.

Level Up – Our Real Estate Investment Experts Can Help

At Level Property Management, our expert real estate advisors are here to:

  • Help you find and evaluate new investment properties in Baldwin County.
  • Analyze rental ROI so you know exactly how each property could perform.
  • Recommend strategic improvements to make your units more attractive to tenants.
  • Evaluate your current portfolio to identify properties worth holding, upgrading, or getting ready to sell in spring.

Whether you’re adding to your portfolio or preparing for a profitable exit, we’ll help you maximize returns every step of the way.

Call today for a free real estate investment consultation or property evaluation. 251.210.1664

Is Your Apartment Manager Running a Business—Or Just Collecting Rent?

Posted on by levelpmg

When it comes to owning or investing in multi-family properties, the difference between profit and headache often lies in how your property is managed. Too many apartment managers fall into the “rent collector” trap—showing up for the checks and emergencies, but not treating the property like a real business.

But a property is a business. And when it’s managed like one, it can generate consistent cash flow, steady appreciation, and satisfied tenants who stay longer.

So how do you know if your apartment manager is running your property like a business—or just coasting along? Let’s break it down.

1. Do They Track and Report Key Metrics?

Rent collection is just the baseline. A professional apartment manager provides monthly financial statements, occupancy reports, maintenance logs, and expense tracking.

Business-minded managers: Provide clear reporting, highlight trends (like rising maintenance costs), and give you insights for smarter decisions.

Rent collectors: Hand you a check and hope you don’t ask questions.

In Baldwin and Mobile Counties, where rental competition is heating up, tracking metrics like tenant turnover rates, per-unit expenses, and revenue per square foot can mean the difference between outperforming the market and falling behind.

2. Are They Focused on Tenant Retention—Or Just Filling Vacancies?

Keeping good tenants is one of the fastest ways to maximize ROI in multi-family investments.

Business-minded managers: Screen tenants thoroughly, respond quickly to service requests, and invest in preventative maintenance. They know tenant experience directly impacts your bottom line.

Rent collectors: Focus only on filling units fast, often overlooking long-term satisfaction.

Every turnover can cost thousands in lost rent, cleaning, marketing, and concessions. If your manager isn’t paying attention to tenant retention, you’re losing money.

3. Do They Proactively Protect Your Property Value?

A true apartment manager acts as a steward of your investment.

Business-minded managers: Schedule regular inspections, budget for capital improvements, and bring you proactive recommendations that protect and grow property value.

Rent collectors: Call you when something breaks—and usually when it’s already too late.

In our coastal Alabama market, where humidity, storms, and salt air can wreak havoc, proactive maintenance is more than nice—it’s necessary to keep properties profitable.

4. Do They Understand Local Market Dynamics?

Running apartments successfully in Baldwin and Mobile Counties means staying in tune with local rental demand, seasonal leasing trends, and shifting regulations.

Business-minded managers: Bring you data-driven strategies, competitive rent pricing, and local expertise that aligns with your investment goals.

Rent collectors: Simply set the rent and hope tenants sign.

When you partner with a management team who lives and works locally, you benefit from knowledge that outsiders miss—like which neighborhoods are attracting the fastest growth or how to market to renters moving from Mobile to Baldwin County.

Final Takeaway: Rent Collectors Cost You Money

If your apartment or multi-family property manager isn’t:

  • Tracking and reporting financials
  • Building tenant loyalty
  • Protecting property value
  • Using local expertise

…then they’re not running a business. They’re just collecting rent.

At Level Property Management Group, we do more than rent collection—we run your property like the business it is. That means maximizing revenue, minimizing expenses, protecting your assets, and keeping your tenants happy.

Because when your property manager thinks like a business owner, your property performs like an investment.

Ready to see the difference? Let’s talk about how Level PMG can help your multi-family investment thrive in Baldwin and Mobile Counties.

Give our multi-family property management experts a call at 251.210.1664

Commercial Property Owners Who Track These 3 Metrics Earn the Most

Posted on by levelpmg

Insider Tips from Baldwin County’s Trusted Commercial Property Managers

If you own commercial property in Baldwin County or Mobile, AL, you’re sitting on serious income potential—but only if you’re managing it like a pro. At Level Property Management Group, we’ve spent decades helping owners unlock hidden profits by tracking three core metrics.

This isn’t just theory—it’s what the most profitable property owners in our market actually do to stay ahead.

1. Occupancy Rate vs. Vacancy Cost

Insider Insight: Vacancy is more expensive than you think.

Many owners look at occupancy percentage and pat themselves on the back. But the most successful investors go deeper and track the cost of every vacant day. If you’re not analyzing the actual vacancy cost in your P&L, you’re missing hidden losses.

Behind the curtain:
In Gulf Shores, we’ve seen vacancy costs (not including loss of rent revenue) reach over $1,000 per month per unit, especially in retail strips with higher utility and security expenses. What’s more, properties that sit empty longer tend to attract less desirable tenants—a cycle that’s hard to break without help.

Leasing Tip:
Savvy owners are staggering lease terms and offering small buildout incentives to reduce downtime.

2. Tenant Retention Rate

Insider Insight: A happy tenant is worth their weight in rent.

A well-placed tenant in Foley or Downtown Fairhope can stay for 5–10 years—if managed right. Owners who spend just a little time tracking renewal data and improving communication enjoy stronger cash flow and fewer headaches.

What we see in the field:
In Loxley and Fairhope, we’ve heard about tenants moving out over unanswered maintenance requests or unclear lease renewal terms—both preventable. Owners working with a management company like Level Property Management Group often retain 85% or more of tenants year-over-year.

Local Power Move:
Top owners (or their management companies) send out annual satisfaction surveys and use that feedback to make small but impactful improvements—like better parking lot lighting or more frequent HVAC checks.

3. Net Operating Income (NOI) per Square Foot

Insider Insight: This is the ultimate profitability checkpoint.

NOI per square foot gives you apples-to-apples data across properties and units. It shows you where you’re winning—and where you’re bleeding cash.

Real-world example:
One owner in Daphne was losing money on what seemed like a great office building—until we calculated NOI per square foot. Turns out a back-corner suite with chronic turnover and high utility usage was quietly draining profit. A reconfiguration and new long-term tenant turned the entire building’s performance around.

Regional Reality:
In Baldwin County, office and medical space generally outperforms small retail in NOI/sqft, especially near growth corridors like Highway 181 and 59. But only if operating expenses are watched like a hawk.

Want to Maximize Your Property’s Earnings?

Tracking the right numbers separates high earners from frustrated landlords. And if it feels like a lot to handle, you’re not alone—many of our clients started out feeling overwhelmed too.

At Level Property Management Group, we specialize in commercial property management in Baldwin County, Alabama—and we’re here to help you make every square foot count.

Let’s talk strategy. Whether you own a strip mall in Daphne, a medical office in Mobile, or an industrial property in Robertsdale, we’ll show you exactly how to turn data into more dollars.

Call our commercial property specialists today: 251-210-1664

Baldwin County Rental Property Investor Snapshot – July 2025

Posted on by levelpmg

Rental Performance + Resale Market = Smarter Investment Strategy

Here’s how each city stacks up when considering both sides of the equation:

📍Daphne

  • Sales Market:
    • Active Listings: 415
    • Avg Days on Market (Sales): 64 (down from 66 July 2024)
    • Avg Selling Price: $398K (up from $389K July 2024)
    • Market Lean:Balanced with a slight tilt toward sellers
  • Rental Market:
    • Active Rentals: 26
    • Avg Rental Price: $1,813/month
    • Avg Rental DOM: 38

Investor Insight:
Daphne is performing well on both fronts. Homes are selling faster, prices are rising, and rentals are moving quickly at stable rates. This is a solid hold or buy market. Investors can benefit from potential lower vacancy risk and healthy resale value, especially in family-friendly neighborhoods and newer developments.

📍 Fairhope

  • 🏠 Sales Market:
    • Active Listings: 498
    • Avg Days on Market (Sales): 82 (up from 54 July 2024)
    • Avg Selling Price: $671K (up significantly from $582K July 2024)
    • Market Lean:Moderate seller’s market, slowing in pace
  • 🏡 Rental Market:
    • Active Rentals: 28
    • Avg Rental Price: $2,246/month
    • Avg Rental DOM: 45

Investor Insight:
Fairhope offers strong rental rates and major gains in resale value. However, increased sales DOM suggests buyers are becoming more selective. This could be a good time for long-term owners to capitalize on equity and sell, especially for higher-end or vacant rentals. For buyers, the entry point is steep, so strategy is key. Upscale rentals perform best.

📍 Spanish Fort

  • 🏠 Sales Market:
    • Active Listings: 202
    • Avg Days on Market (Sales): 83 (steady from 81 July 2024)
    • Avg Selling Price: $446K (up from $422K July 2024)
    • Market Lean:Moderate seller’s market
  • 🏡 Rental Market:
    • Active Rentals: 13
    • Avg Rental Price: $2,330/month
    • Avg Rental DOM: 37

Investor Insight:
Spanish Fort remains a top-tier investment location. High rental prices, fast leasing, and rising sales values show strong demand on both sides of the market. If you already own here—hold. If you’re buying, be ready to compete. This is a prime market for low vacancy, high cash flow, and resale upside.

📍 Foley

  • 🏠 Sales Market:
    • Active Listings: 536
    • Avg Days on Market (Sales): 91 (up from 75 July 2024)
    • Avg Selling Price: $345K (up from $339K July 2024)
    • Market Lean:Balanced market with growing buyer power
  • 🏡 Rental Market:
    • Active Rentals: 24
    • Avg Rental Price: $1,800/month
    • Avg Rental DOM: 44

Investor Insight:
Foley offers a lower entry price and stable rental demand. With increasing sales inventory and longer DOM, buyers have leverage. This could be a smart time to acquire rentals below market value, especially in established neighborhoods. Slightly slower leasing times suggest the need for competitive pricing and great curb appeal to attract quality tenants.

📍 Gulf Shores

  • 🏠 Sales Market:
    • Active Listings: 1,169
    • Avg Days on Market (Sales): 122 (up from 115 July 2024)
    • Avg Selling Price: $690K (up from $608K July 2024)
    • Market Lean:Inventory-heavy seller’s market with long timelines
  • 🏡 Rental Market:
    • Active Rentals: 8
    • Avg Rental Price: $1,893/month
    • Avg Rental DOM: 100

Investor Insight:
Gulf Shores presents a high-risk/high-reward scenario. Sales prices are up significantly, but homes are taking time to move. Rental vacancy is very high with 100+ DOM, likely due to seasonal slowdowns or oversupply of vacation-style homes. This is a good time to sell if your rental is underperforming or requires work. Buyers should proceed with caution—stick to year-round rental demand zones, not just beach-adjacent properties.

Curious How Your Rental Property in Baldwin County Stacks Up?

Every property—and every neighborhood—has its own story. The data in this report offers a helpful overview, but smart investment decisions require local insight and personalized strategy.

Whether you’re thinking about selling a rental, converting your home into an income-producing property, or expanding your portfolio, Level Property Management Group is here to help. We provide free rental evaluations, cash flow projections, and expert guidance tailored to Baldwin County’s unique rental landscape.

And when it’s time to buy or sell, our sister company, Ashurst Niemeyer Real Estate, has a team of experienced advisors who specialize in investment properties—ensuring you get the most value out of every move.

Ashurst Niemeyer Real Estate – 251.517.5417

Level Property Management Group – 251.210.1664

Baldwin REALTORS® MLS Data Report as of August 6, 2025. The data relating to real estate for sale on this site comes Baldwin County MLS Inc., Gulf Coast Multiple Listing Service, Pensacola MLS, Greater Alabama MLS, and West Alabama Multiple Listing Service.

Information provided is thought to be reliable but is not guaranteed to be accurate; you are advised to verify facts that are important to you.

No warranties, expressed or implied, are provided for the data herein, or for their use or interpretation by the user.

August Events & Things to Do in Coastal Alabama

Posted on by levelpmg

(Fairhope, Daphne, Mobile, Foley, Gulf Shores, Point Clear, Dauphin Island, Baldwin County & Mobile County)

August on the Alabama Gulf Coast means long days, golden sunsets, and one last stretch of summer magic before fall routines return. Baldwin and Mobile Counties are bursting with energy this month, from car shows and candidate forums to live music, coastal cruises, and epic Labor Day celebrations.

Whether you’re relaxing with a cocktail in downtown Fairhope, strolling the wharf in Orange Beach, or cheering on a fishing crew at the Marina, there’s something here for everyone—families, foodies, adventurers, and dream-home seekers alike.

At Level Property Management Group, we don’t just manage rental homes and communities—we live, work, and celebrate right here with you. From charity events to community coffee hours, we’re proud to support the people and places that make the Gulf Coast such a special place to call home.

So, whether you’re a tenant, a rental investor, or just making the most of summer, consider this your go-to guide. Here’s everything happening across Coastal Alabama this August!

Weekly Local Markets

Saturdays:  Coastal Alabama Farmers and Fishermans Market
Location: 781 Farmers Market Lane, Foley, AL 36535
Time: 9 a.m. – 2 p.m.
Dive into the local flavor at the Coastal Alabama Farmers and Fishermen’s Market! This weekly event showcases local farms, fisheries, and small businesses offering fresh produce, seafood, and more. It’s the place to be for wholesome food and friendly faces—perfect for stocking up on delicious ingredients for your kitchen!

Sunday – August 10 & 24: Mobile Bay Maker’s Market
Location: 6925 Twin Beech Road, Fairhope, Alabama
Come out and support local makers, artisans, and farmers at this popular open market. *Please note it’s new location for the 2025 season – 6925 Twin Beech Road  or at the intersection of Section Street & Twin Beech Road.

Other Local Markets

Mobile County Farmers Markets

Baldwin County Farmers Markets

Special Events in August

August 6: Young Professionals of Mobile – Lunch and Learn: Engineering Around You
Location: 451 Government Street | Mobile, AL
Support Mobile area small businesses and network with rising professionals.

August 6: National Oyster Day Celebration w/ Red Fish Blue Fish & The Oyster Alliance
Location: Red Fish Blue Fish, 5 Via De Luna Drive #B, Pensacola Beach, FL
Enjoy oysters, music, educational fun, and a screening of The Humble Oyster!

August 9: Back 2 the 80’s Bash
Location: Orange Beach Event Center, 4671 Wharf Pkwy, Orange Beach, AL
A high-energy 80s-themed party with music, nostalgia, and costumes.

August 12: Fairhope Municipal Candidate Forum
Location: Fairhope Civic Center
All Fairhope mayoral and city council candidates welcome in this nonpartisan forum.
More Info & RSVP

August 13: Daphne Municipal Candidate Forum
Location: Daphne Civic Center
Hear from all Daphne city candidates in this open, nonpartisan forum.
More Info & RSVP

August 14: Mobile Chamber Business Expo
Location: Arthur R. Outlaw Mobile Convention Center, 1 S Water St, Mobile, AL
More than 200 exhibitors, local vendors, networking and food samples.

August 15: Young Professionals Coffee Social @ Provisions
Location: Provisions, 100 N Section Street, Fairhope, AL
A casual morning meetup to connect with local professionals.

August 17: 14th Annual Summer Brides Just Wanna Have Fun Bridal Expo
Location: Mobile Convention Center, 1 S Water St, Mobile, AL
Explore local wedding vendors and inspiration in a fun, festive setting.

August 18: Teen Nintendo Tournament – Mario Kart
Location: Foley Public Library, 319 East Laurel Ave, Foley, AL
Teens can compete for prizes in a fun Mario Kart tournament.

August 21: Providence Foundation Charity Golf Tournament
Location: Lakewood Golf Course, Mobile, AL
A day of golf in support of the Providence Foundation.

August 22: Excursion to the SS United States Featuring John Sledge
Location: Mobile Convention Center
Historian John Sledge narrates a water-side look at the legendary SS United States.

August 23: Coastal Tailgate Cook‑Off Challenge (World Food Championships Qualifier)
Location: Marina Lawn at The Wharf, 4685 Wharf Parkway West, Orange Beach, AL
Tailgate-style food competition with a chance to win a trip to the World Food Championships. People’s pick prizes, fan contests, and more.

August 26: Municipal Elections
Locations: All Baldwin & Mobile County Municipalities
Citizen voting day for city offices and council seats—citywide, nonpartisan elections.
Polls Open: 7:00 AM

August 28 – August 31: Annual MBGFC Labor Day Invitational
Location: Orange Beach Marina Inc.
27075 Marina Rd, Orange Beach, AL 36561
A premier multi-day fishing tournament hosted by the Mobile Big Game Fishing Club, featuring big prizes, exciting weigh-ins, and Labor Day weekend festivities.

August 30: Labor Day Fireworks & Glow Kayaking
Location: OWA Parks & Resort, Foley, AL
Kick off Labor Day weekend with glowing kayaks on the water and fireworks overhead.

August 30: OWA Labor Day Car Show
Location: OWA, 1501 South OWA Blvd., Foley, AL 36535
Time: 8:00 AM – 4:00 PM
This classic car show benefits the First Baptist Church of Foley, with all proceeds supporting North American and international missions. Free to the public and fun for the whole family!

August 30: Tacky Jacks Bloody Mary 5K & 1-Mile Fun Run
Location: Tacky Jack’s Gulf Shores / Waterway Village
240 E. 24th Ave, Gulf Shores, AL 36542
Start your Saturday with a scenic 5K or 1-mile fun run, followed by post-race Bloody Marys, music, and Gulf Coast vibes.

August 31: Labor Day Fireworks Show at Gulf State Park Pier
Location: 20800 E Beach Blvd, Gulf Shores, AL
Time: Around 8:00 PM
Cap off your Labor Day weekend with a stunning fireworks display over the Gulf, best viewed from the Gulf State Park Pier or the main public beach. Arrive early to enjoy food trucks, games, arts and crafts, and the festive beachfront vibe.

August at Saenger Theatre Mobile

August 8: Macy Gray
On How Life Is 25th Anniversary Tour

August 16: The Princess Bride
An Inconceivable Evening with Cary Elwes

August 23: Orchestra Noir
The Culture 2000 Tour

August 30: Pastor Shirley Caesar
with special guests Yvonne Matthews & Kenneth Brandon

Get in Touch!

Whether you’re catching Labor Day fireworks in Gulf Shores, sampling sliders at a tailgate cook-off, or taking in the view from a river cruise, there’s no better time to explore everything Coastal Alabama has to offer. And when you’re ready to plant deeper roots—or find your next chapter—we’re here for you.

At Level Property Management Group, we blend expert local knowledge with personal service to help rental property owners and rental residents with every aspect of property and community management. From Fairhope to Foley, and everywhere in between, we’re proud to be your guide to living, owning, and renting on the coast.

📍 Let’s make this August unforgettable—reach out today and let’s find the right home, manager, investment, or adventure for you.

Level Property Management Group

251.210.1664

LevelPMG.com

Multi-Family Property Owners – Here’s One Simple Secret to Save (Literally) Thousands

Posted on by levelpmg

If you’re an apartment owner or manage a few duplexes, you may have wondered at some point is there’s an easy way to save thousands on your multi-family property? The answer is YES!

Here’s the secret: Happy tenants. That’s it. When your tenants are happy, they stick around longer, pay rent on time, take better care of the property—and it all adds up to big savings for you. And the best part? It’s easier than you think. We’ll be sharing 10 easy (and free!) ways to keep your tenants smiling. You won’t believe how simple it can be to create a happier, more loyal tenant base!

Still skeptical? Here’s some real data to show why happy tenants are your golden ticket:

Tenant Retention: Happy tenants stay longer. In fact, according to the National Apartment Association, happy tenants tend to stay an average of 3 years, while unhappy tenants pack up after just 1.5 to 2 years. Less turnover? Yes, please!

Turnover Costs: Unhappy tenants will cost you big time. Rentec Direct found that tenant turnover can cost you anywhere from $2,000 to $5,000 per unhappy tenant. That’s money you could spend on… literally anything else.

Rent Payments: When tenants are happy, they pay on time! Buildium found that 85% of satisfied tenants pay rent on time, while only 50% of dissatisfied tenants do. Time to start thinking of them as your personal ATM.

Referrals & Reputation: Happy tenants aren’t just sticking around—they’re spreading the word. Zillow says 70% of happy tenants will recommend your property to others. That means more reliable tenants without the need for costly advertising. Cha-ching!

Maintenance Requests: Happy tenants don’t bug you about every little thing. According to TenantCloud, happy tenants request fewer maintenance services, saving you time and money. Unhappy tenants? Expect a lot of “My faucet is dripping” and “The light bulb blew out!” (eye roll).

Repairs: Unhappy tenants tend to leave you with more than just complaints—they also damage your property. PropertyNest says unhappy tenants cause damage that costs $1,000 to $2,500 per incident. Ouch! Happy tenants are less likely to cause issues, and that means fewer repair bills.

So, now that we know why keeping your tenants happy is so important, let’s talk about how you can make that happen.

Next up: Click here for 10 free & easy ways to keep your tenants smiling—and your bank account brimming.

The State of Rental Properties in Fairhope, AL (Mid 2025)

Posted on by levelpmg

Stay, Sell, or Strategize? What Fairhope Rental Owners Need to Know Right Now.

If you’re a rental property owner in Fairhope—or anywhere along the Eastern Shore—you’ve probably noticed some changes lately. Maybe your property is sitting longer than it used to. Maybe tenant inquiries have slowed. Maybe you’re wondering if it’s time to sell while values are still strong.

We’re here to give you the real story behind Fairhope’s current rental market—and what smart property owners should be doing right now. Here’s what the data—and the trends—are telling us.

Fairhope Rental Market Snapshot (July 2025)

Fairhope Days on Market (DOM)
• Realtor.com reports rental listings in Fairhope now average 78 days on market.
• Baldwin Realtors MLS: 22 active listings, averaging 55 days on market.

By contrast, the national average DOM is between 36–52 days, meaning Fairhope is moving slower than most U.S. markets.

Fairhope Rental Prices
• Zillow: Avg rent $2,050
• Point2Homes: Avg rent $1,550 (homes & apartments)
• Apartments.com: Median rent $1,311 (apartments – down 5.9% YoY)
• MLS (Fairhope): Avg rent $2,226 (homes)

In short: Pricing is holding steady for homes, but smaller or older rentals are seeing downward pressure.

Fairhope Vacancy Rate
• Estimated at 11.6% (vs. national avg of 7.1%), signaling higher supply and tenant selectiveness.

Comparison: Nearby Markets

Let’s compare Fairhope with nearby rental markets:

These figures reflect currently active rental listings in the Baldwin Realtors MLS as of July 21, 2025.
They represent asking prices—not actual leased rates—and not all of these homes will rent at the prices listed. In fact, properties that are overpriced or not properly positioned for today’s market are sitting longer and may require price reductions or improvements to attract qualified tenants.

Property owners who price strategically, maintain well-presented listings, and work with an experienced management team (like Level Property Management Group) can still see strong returns and low vacancy loss.

Level Property Management Group’s current average is just 46 days on market, with an average rental price of $2,073. That’s 5 days faster and just a few cents per day lower than the Baldwin County average.

Important Market Note: The Daphne–Fairhope–Foley MSA saw the largest rent drop among small metros nationally: −3.4% YoY.

Should You Sell Your Rental Property Right Now?

It’s a question we’re hearing from a lot of owners right now—and the answer isn’t one-size-fits-all.

Consider Selling If…
• Your property has sat vacant for longer than 60 days AND
• You’ve had to reduce rent multiple times just to get showings.
• You want to cash out now before further price softening AND
• You’re considering reallocating equity—for example, selling in Fairhope and buying in Spanish Fort where demand is higher.

Baldwin County home sales trends also matter here:
Home sales have softened countywide in the past few months, with longer days on market and more price reductions. We are tipping into more of a buyer’s market —so if you plan to sell, sooner may be better than later.

You May Want to Hold If…
• Your property is still generating positive (or even break-even) cash flow AND
• You have a long-term investment strategy in place.
• You want to build wealth over time.
• Your rental serves as a future income stream (e.g., retirement, college fund).
• Your mortgage has a low interest rate, making holding less expensive.

Not Sure What to Do? Here’s How to Decide:

Before you rush into a sale take a moment to think strategically.

  1. Analyze Your Financials. Know your net cash flow, upcoming expenses, and future appreciation potential.
  2. Evaluate the Market Conditions. Fairhope is slower right now, but what have the last two years looked like? What’s expected over the next five years? Nearby Spanish Fort is hot – why? Consulting an advisor and taking a deeper dive into the data could shape your decision.
  3. Consider Your Long-Term Goals. Are you building wealth for retirement, do you count on this income today, or are you looking to simplify?
  4. Consult a Financial Advisor. Especially helpful if you’re considering tax implications, a 1031 exchange, or restructuring your investments.
  5. Don’t Rush It. A hasty sale could leave money on the table. Take the time to weigh your options.
  6. Explore Creative Options. For example, a lease-to-own agreement could attract better tenants and give you flexibility if you’re not quite ready to sell.
  7. Optimize. Now is a great time to optimize your property through smart upgrades to make sure your investment can compete with new construction and updated properties going forward.
  8. Work With a Team That Has You Covered—No Matter What You Decide.
    At Level Property Management Group, we don’t just manage homes—we partner with you to grow your investment. And because we work hand-in-hand with our sister company, Ashurst Niemeyer Real Estate, we can help you sell smart, buy smart, or simply maximize your rental ROI.

✅ Want to sell in Fairhope and buy a rental in Spanish Fort?
✅ Want to lease it one more year and test the market later?
✅ Want to offload your property and reinvest in something turnkey?

For Level PMG property owners, we make it easy. We know the market, we know you, your property, and your goals. Our sister company, Ashurst Niemeyer is a boutique real estate advisory firm with generations of knowledge in Baldwin County. When it comes time to list or buy, you’re not starting from scratch—you’re working with a team that already knows your property, your tenants, your market, and what makes your investments tick.

Final Takeaway

Fairhope’s rental market is cooling, but not crashing. Smart owners still have choices:
• Hold for long-term gains in a stable, landlord-friendly market.
• Adjust, improve, and lease more strategically.
• Sell now before conditions soften further.

Ready to Make a Confident Decision?

Let’s talk. Whether you’re selling, leasing, or somewhere in between, we’ll help you weigh the pros and cons—no pressure, just clarity.

Contact Level Property Management Group or Ashurst Niemeyer Real Estate today.
One conversation. One team. Everything you need—under one roof.

Want to see how your Fairhope rental property compares?

Schedule a free rental market analysis with our team at Level Property Management Group.
We’ll show you how to price competitively and lease confidently—while protecting your long-term ROI.

Call 251.517.5417 for immediate and confidential assistance.

The Key to Business Growth: Professional Property Management

Posted on by Level Property Management Group

Running a successful business involves much more than offering great products or services—it also requires a well-maintained and supportive environment. A thriving business hub is built on a foundation of efficient commercial property management, which ensures that both the physical space and the relationships within it function seamlessly. Level Property Management Group can transform a commercial property into a dynamic space that fosters productivity, attracts quality tenants and supports business success.

1. A Solid Foundation: Property Maintenance

Property maintenance is one of the most important aspects of commercial property management. A well-maintained property not only attracts tenants and clients but also sets the tone for the overall environment. When your property is clean, functional and visually appealing, it reflects your commitment to quality and professionalism. Regular upkeep ensures that tenants and businesses enjoy a comfortable and safe environment, while also preserving the property’s long-term value.

What It Includes:

  • Regular inspections and timely repairs to address issues before they escalate.
  • Landscaping and upkeep that enhances the aesthetic appeal and first impressions of the property.
  • Preventative maintenance to avoid major disruptions, ensuring tenants can operate smoothly without interruption.

2. Building Strong Relationships

Commercial property managers serve as the vital link between property owners and tenants. By creating and fostering strong relationships, property managers can help avoid misunderstandings, resolve conflicts before they become serious and ensure smooth communication at all times. A positive tenant experience often translates into higher tenant retention, reducing vacancy rates and increasing the value of the property.

Why It Matters:

  • Quick responses to tenant needs improve satisfaction and retention.
  • Clear communication minimizes misunderstandings and strengthens relationships.
  • Proactive solutions ensure tenant concerns are resolved before they escalate into bigger problems.

3. Financial Clarity and Expertise

Managing the finances of a commercial property can be complex, especially when balancing ongoing maintenance, upgrades and rent collection. Expert property managers bring the tools and insights needed to navigate these complexities. With a clear financial strategy in place, property owners can achieve consistent cash flow and keep their investments on track.

Core Benefits:

  • Well-planned budgets that allocate resources to maintenance, upgrades and reserves effectively.
  • Streamlined rent collection processes that ensure regular cash flow, minimizing late payments.
  • Transparent reporting that keeps property owners informed and provides peace of mind.

4. Simplifying Legal Compliance

Navigating the legal landscape of property ownership can be one of the most daunting challenges for property owners. Keeping track of changing laws, regulations and compliance issues requires expert attention to detail. Failure to stay compliant can lead to costly legal consequences and property disputes.

What’s Covered:

  • Ensuring leases and contracts adhere to current laws and regulations.
  • Staying ahead of zoning and compliance updates to avoid potential legal issues.
  • Proactive risk management to minimize liability and reduce the risk of disputes.

5. Maximizing Value

Investing in professional property management is a smart way to increase the value of a commercial property. A well-managed property attracts top-tier tenants and commands higher rents, all while ensuring long-term profitability. Regular property upgrades, market insights and efficient operations all contribute to the property’s increasing value over time.

How It Works:

  • Market insights inform smart upgrades that appeal to high-quality tenants.
  • Efficient operations reduce waste, improve profitability and lower costs.
  • Ongoing improvements help keep properties competitive and attractive to prospective tenants.

Finding Professional Management

Professional property management is essential to business growth. By providing exceptional maintenance, fostering strong relationships, ensuring financial clarity, simplifying legal compliance and maximizing property value, property managers create a solid foundation for business success. Property owners who partner with Level Property Management Group can trust that their properties are being managed with the utmost care and efficiency. This allows owners to focus on growing their business, knowing that their property is in capable hands. Contact us today to learn more about our services.

Using a 1031 Exchange: Top Benefits for Commercial Property Investors

Posted on by Level Property Management Group

For commercial property investors looking to expand or diversify their portfolios while deferring taxes, the 1031 exchange presents an invaluable strategy. This financial tool allows investors to sell a property and reinvest the proceeds in a new property while deferring all capital gains taxes. Level Property Management Group has the expertise to guide investors through the complexities of 1031 exchanges. Here are the top benefits of a 1031 exchange for commercial property investment:

Deferral of Capital Gains Tax

The primary benefit of a 1031 exchange is the deferral of capital gains taxes, which can significantly affect an investment’s profitability. Investors can defer taxes indefinitely and allocate more capital upfront by reinvesting the proceeds of a sale into a similar property. This aspect of investing in commercial real estate is crucial for maximizing returns on investment.

Using a 1031 Exchange for Portfolio Diversification

A 1031 exchange offers investors the opportunity to diversify their real estate portfolios. Whether looking to venture into different markets, invest in properties with higher returns, or manage risk, a 1031 exchange can facilitate strategic portfolio adjustments. Level Property Management Group’s services support investors in identifying and managing new properties that align with their investment goals.

Leverage Increase

Investors can use a 1031 exchange to transition into high-value or multiple properties, enhancing their leverage and potential for increased income. This strategy enables investors to grow their portfolio more significantly than would be possible through a traditional sale and subsequent purchase after tax deductions. Explore Level Property’s commercial property management solutions to understand how they can support your growth objectives.

Consolidation for Ease of Management

Investors managing several properties can benefit from a 1031 exchange to consolidate their holdings into fewer, more manageable, or higher-quality properties. This can reduce management complexity and operational costs, a service area where Level Property Management Group excels.

Relocation of Investment

Commercial property investors can benefit from a 1031 exchange by relocating investments geographically and taking advantage of emerging markets or declining ones. This flexibility is crucial for adapting to market changes and optimizing investment location, which Level Property Management Group can facilitate through its extensive market analysis and property management expertise.

Estate Planning Benefits

From an estate planning perspective, a 1031 exchange can be strategically employed to consolidate properties, making it easier to manage an estate. Since the tax deferral can be indefinite, properties can potentially be passed to heirs on a stepped-up basis, minimizing the tax burden on future generations.

The 1031 exchange is a powerful tool for commercial property investors, offering significant tax advantages, opportunities for portfolio diversification, and strategic growth options. However, navigating the complexities of these transactions requires expertise. Level Property Management Group is equipped with the knowledge and resources to support investors through the process, ensuring that they fully benefit from the opportunities that 1031 exchanges offer.

For further insights into maximizing your real estate investments and leveraging the benefits of a 1031 exchange, connect with us. Let Level Property Management Group be your partner in achieving your investment objectives.

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