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Four Baldwin County Growth Markets to Watch Before Everyone Else Does

Posted on by levelpmg

If you are trying to identify Baldwin County’s next wave of growth, there is no single winner. Foley offers a strong near-term combination of services, housing and coastal access. Loxley presents the most intriguing growth opportunities.Robertsdale remains an important Central Baldwin workforce and service market. Daphne offers the most established combination of amenities, Mobile access and resale activity.

“Where is Baldwin County growing next?” is not quite the right question.

The better question is: Which kind of growth best fits the way you want to live, own, sell or manage property?

That distinction matters in a county whose estimated population reached 267,761 in 2025—up 15.5% from the 2020 estimate base. Baldwin County also recorded the fastest year-over-year employment growth among Alabama’s largest counties through December 2025.[2][3]

Growth is real. It simply is not landing evenly in every city, subdivision or price range.

What the latest Baldwin County listing and rent numbers show

The purchase figures are average list prices from January through July, not closed-sale prices or estimates of appreciation. The rental figures are average rents as of July 2026, accompanied by the number of active rental listings in the MLS.

These numbers are more current and locally specific than national listing-platform data, but they still need to be interpreted carefully.

An increase in average list price does not prove that an individual home appreciated by the same percentage. A decline does not necessarily mean property values fell by that amount. Changes in the size, age, condition and location of homes listed can move an average significantly.

The rental figures also represent current market evidence—not guaranteed achievable rents. That is especially important in Loxley and Robertsdale, where only five and six active rentals were represented.

This data came directly from Baldwin REALTORS Multiple Listing Service on August 3, 2026.[1]

Foley: The strongest near-term all-around growth market

Foley increasingly functions as the year-round service and residential center behind the beach economy.

Its location supports access to retail, healthcare, hospitality, construction, tourism-related employment and the coastal communities. Residents can reach Gulf Shores and Orange Beach without assuming the full acquisition price and carrying costs that often accompany coastal property.

The $15 million terminal expansion underway at Gulf Shores International Airport also strengthens South Baldwin’s transportation network. The airport reported more than 34,000 passengers in June 2026, and the expanded terminal was expected to open before summer 2027.[5]

More air service does not guarantee higher property values. It can, however, support tourism employment, corporate travel, second-home activity and businesses serving South Baldwin.

For buyers, Foley offers:

  • A substantial selection of existing homes and new construction
  • Convenient shopping, medical care, restaurants and daily services
  • Access to coastal employment without living directly on the beach
  • A wider range of housing choices than many smaller Baldwin County communities

For rental owners, potential tenant groups may include healthcare workers, hospitality managers, construction employees, local families, retirees in transition and households that want proximity to the beach without beach pricing.

Supply is the caution. New construction and builder incentives can make resale homes compete directly with new houses offering warranties or closing-cost assistance.

Rental owners should also distinguish year-round tenant demand from seasonal tourism activity. The two are connected, but they are not interchangeable.

Best fit: Buyers and owners who want a growing service center with access to the coast.

Watch carefully: New construction supply, insurance costs, Alabama 59 traffic and resale competition from builders.

Loxley: The most intriguing—and least proven—rental signal

Loxley’s principal advantage is its position near Interstate 10 and the routes connecting the Eastern Shore, Mobile, Central Baldwin and South Baldwin. That location can appeal to commuters, logistics employees, service businesses and households trying to remain within reach of several employment centers.

Loxley, Alabama’s growth story is also becoming increasingly industrial. 

In July 2026, Terravanta Power Systems—a subsidiary of Kaishan Compressor USA—broke ground on a planned $74.5 million, 200,000-square-foot geothermal-equipment manufacturing and assembly facility expected to create 63 jobs.[10] This follows Buffalo Rock’s new $10 million Loxley distribution facility, associated with approximately 100 relocated jobs, and Butting USA’s addition of 100 stainless-steel-processing jobs.[11][12] These projects strengthen Loxley’s employment base and support its emerging role as an industrial and logistics center.

Loxley had the lowest 2026 average list price in this four-market comparison at $351,019. That was down from $404,747 during January–July 2025, a decrease of approximately 13.27%.[1]

However, this should not be described as a 13.27% decline in home values without reviewing closed sales and the mix of properties listed. Loxley is a small housing market and the average is frequently skewed. when fewer luxury homes in Steelwood are available, more new entry-level inventory and differences in acreage and property types regularly move the average.

Loxley also recorded the highest average rent at $2,390.[1] At first glance, the combination of the lowest average list price and highest average rent looks compelling.

The challenge here is also sample size: only five active MLS rentals supported that average.

A few large, furnished, newer or unusually positioned properties could materially raise the number. The $2,390 figure is therefore a signal worth investigating, not a market-wide rent assumption suitable for underwriting every Loxley property.

For buyers, Loxley may offer newer subdivisions, interstate access and opportunities to obtain more space than in established Eastern Shore neighborhoods.

For landlords, possible tenant groups include commuters, logistics and distribution employees, families seeking newer housing and households priced out of higher-cost Eastern Shore locations. These are market interpretations rather than reported demographic counts.

Newer construction may provide more predictable near-term maintenance, but it can also create leasing competition when several similar homes become available simultaneously.

Best fit: Buyers and rental owners who value regional access and want exposure to a growing employment, manufacturing and logistics corridor—while recognizing that the current rental sample remains very small.

Watch carefully: The small rental sample, subdivision delivery, utility capacity, builder incentives and competing new homes.

Robertsdale: A workforce and service-market opportunity

Robertsdale serves as an administrative, service and transportation center in Central Baldwin.

Robertsdale is not the lowest-priced market in this updated comparison; Loxley holds that position based on 2026 average list prices. Robertsdale’s appeal is better described as practical Central Baldwin access and potential workforce-housing demand—not simply the cheapest purchase price.

The average July rent was $1,870, based on six active MLS listings.[1] That is the lowest average rent among the four markets, and the small sample means owners should be conservative when estimating achievable rent.

Baldwin County’s wage data helps explain why attainable housing remains important. The county’s average weekly wage reached $1,084 in the fourth quarter of 2025, up 4% from a year earlier. Alabama’s average was $1,301, while the national average was $1,569.[3]

Those wage figures do not establish demand for any particular property, but they illustrate the continuing pressure to provide housing aligned with local incomes.

County Road 65 is also worth monitoring. Baldwin County advertised work to grade, drain, base and pave County Road 65 from County Road 28 to County Road 32 in 2026.[6] Its effect on nearby property demand will depend on completion, future transportation phases and surrounding development, so it should be treated as a long-term watch item—not an immediate value guarantee.

For rental owners, Robertsdale’s potential strength is practical housing serving households seeking a Central Baldwin location. Because rents are more moderate, operating discipline matters. Deferred maintenance, prolonged vacancy, frequent turnover or an oversized renovation budget can consume a substantial portion of the property’s income.

Best fit: Buyers and owners interested in Central Baldwin access and practical workforce or family housing.

Watch carefully: Property-specific rent ceilings, the limited active rental sample, maintenance needs, utility availability and competition from new construction.

Daphne: The established Eastern Shore choice

Daphne is the most established housing market in this four-city comparison.

It combines Eastern Shore amenities, access to Mobile employment, medical services, shopping, restaurants, established neighborhoods and proximity to Interstate 10.

Daphne’s average July rent was $2,109, based on 54 active MLS rental listings.[1] This was the largest rental sample in the four-city comparison and should provide a broader picture of advertised rental conditions than the five listings in Loxley or six in Robertsdale.

However, the larger rental supply also means Daphne tenants may have more choices. Owners need to compete on condition, price, location, pet policies and responsiveness.

Daphne’s higher acquisition costs can leave less room for insurance, taxes, repairs, vacancy and professional management. A higher rent does not necessarily produce a better return when the purchase price and expenses are also higher.

Transportation remains part of the calculation. Daphne’s Milton Jones Road extension project included a roundabout at County Road 13 and Milton Jones Road, an extension toward Friendship Road and related drainage improvements. A 2026 city update said the broader project would connect Pollard Road to Highway 181, adding another east-west corridor.[7][8]

Buyers should still test their commute during school traffic, I-10 bridge congestion and summer travel.

Best fit: Buyers prioritizing established amenities, Mobile access and broad resale appeal.

Watch carefully: Purchase-price-to-rent relationships, rental competition, traffic, insurance, taxes and new construction on Daphne’s edges.

What about schools and commute times?

Both should be evaluated at the property level.

School attendance zones, transportation arrangements, program availability and capacity can change. Buyers should verify current information directly with Baldwin County Public Schools rather than relying on an old listing description or informal neighborhood advice.

The same applies to commute times. A property may look close to work on a map but perform differently during bridge congestion, Alabama 59 beach traffic, school drop-off, seasonal events or storm evacuation activity.

A test drive at the time someone would normally commute is more useful than a generic drive-time estimate.

The property-management view: What the MLS data does—and does not—tell us

The July 2026 rental data produces three important conclusions.

First, Daphne has the deepest active rental sample in this comparison, with 54 listings. That provides more evidence for its $2,109 average rent, but it also indicates more direct competition for tenants.[1]

Second, Foley presents a meaningful middle ground, with an average rent of $1,942 supported by 38 active listings.[1]

Third, Loxley and Robertsdale require extra caution. Their rent averages were based on only five and six active listings. Those figures may be directionally useful, but they should not be treated as verified achievable rents for a typical three-bedroom home. This is where a Baldwin County expert in rental management can provide valuable input based on years of knowledge.

Active rental listings are also not the same as vacancy rates. The MLS data does not show every privately managed rental, apartment community, lease renewal or off-market property.

A credible rental evaluation should include:

  • Recently leased comparable properties
  • Competing active rentals
  • Days on market
  • Bedroom and bathroom count
  • Square footage and age
  • Neighborhood and school zoning
  • Pet policies
  • Included utilities or services
  • Property condition and finishes
  • Insurance, taxes and maintenance costs
  • Expected vacancy and turnover

Insurance deserves attention in all four markets. Wind exposure, roof age, flood designation, deductibles and construction features can materially affect ownership costs. Baldwin County maintains an official flood-zone information resource, but buyers should also obtain property-specific flood determinations and insurance quotes before purchasing.[9]

So, which market is Baldwin County’s next growth winner?

Based on the August 3, 2026 MLS data and the wider Baldwin County August Growth Watch:

Foley has the strongest near-term combination of housing, services, tourism support and airport-related momentum. Its rental sample is large enough to offer useful market context.

Loxley has the lowest 2026 average list price and highest July average rent in the comparison, but its five active rentals make that apparent advantage preliminary rather than conclusive.

Robertsdale remains an important Central Baldwin workforce and service market, although the updated data no longer supports describing it as the lowest-priced option.

Daphne offers the most established combination of amenities, Mobile access and Eastern Shore resale activity. Its 54 active rentals provide the strongest rental sample, but also the greatest visible rental competition.

These are evidence-based market interpretations, not predictions of appreciation, occupancy or investment returns.

The winner is not necessarily the city growing fastest or displaying the highest average rent. It is the property whose location, price, condition, insurance costs, likely tenant or buyer and resale strategy still make sense after the growth story has been removed from the sales pitch.

Ashurst Niemeyer Real Estate Advisors can help buyers and sellers compare neighborhoods, new construction, resale competition and long-term marketability across Baldwin County. For rental owners, Level Property Management Group can provide property-specific rent analysis, maintenance planning, leasing guidance and an assessment of whether the numbers work in the real world.

Because in a growing county, choosing the right market matters. Choosing the right property within that market matters even more.

Sources and Data References

[1] Baldwin REALTORS Multiple Listing Service.
MLS data provided August 3, 2026. Average list prices compare January–July 2026 with January–July 2025. Rental figures represent average rents as of July 2026, with active MLS rental counts reported on August 3, 2026. MLS data is proprietary and may change as listings are added, withdrawn, leased or corrected.

[2] U.S. Census Bureau — QuickFacts: Baldwin County, Alabama.
Population estimate of 267,761 as of July 1, 2025; 15.5% estimated population growth from the April 2020 estimate base through July 2025.
View the Census Bureau data

[3] U.S. Bureau of Labor Statistics — County Employment and Wages in Alabama, Fourth Quarter 2025.
Published June 9, 2026. Baldwin County covered employment: 87,796; annual employment growth: 2.5%; average weekly wage: $1,084; annual wage growth: 4%.
View the BLS report

[4] Baldwin REALTORS — Baldwin County’s June 2026 Housing Report.
Published through the Eastern Shore Chamber of Commerce on July 10, 2026. Used for Eastern Shore and Central Baldwin closed-sale statistics.
View the June housing report

[5] City of Gulf Shores — Gulf Shores Airport Breaks Ground on $15 Million Terminal Expansion.
Published July 21, 2026.
View the airport announcement

[6] Baldwin County Commission — County Road 65 Project HW22030.
Official project title: “Grade, Drain, Base & Pave CR 65 from CR 28 to CR 32.”
View the County Road 65 bid

[7] City of Daphne — Milton Jones Road Extension Bid.
View the project description

[8] City of Daphne — County Road 13 at Milton Jones Road Extension Project Update.
Published April 23, 2026.
View the project update

[9] Baldwin County Building Inspection Department — Flood Zone Information.
View Baldwin County flood information

Updated August 3, 2026. The real estate figures are market averages for the reporting periods shown and should not be applied to an individual property without a current comparative market or rental analysis.

How to Price Your Rental Property to Sell in Baldwin County

Posted on by levelpmg

Pricing an investment property is different than pricing your personal home.

Yes, all the traditional real estate factors still matter:

  • Location
  • Condition
  • Comparable sales
  • Days on market
  • Buyer demand
  • Pricing strategy

But when you are selling a rental property, there is another layer that many sellers overlook:

👉You are not just selling a home.
👉 You are selling an investment.

That means your price has to make sense emotionally and financially.

Investors are analyzing numbers, cash flow potential, maintenance costs, insurance expenses, occupancy rates, and future ROI before they ever schedule a showing.

And in Baldwin County’s evolving rental and investment market, pricing a rental property incorrectly can quickly scare away serious buyers.

Here are the most important things rental property owners should consider before putting an investment property on the market.

1. You May Be Pricing for TWO Different Buyers

Selling a rental property is unique because you may actually be marketing to two completely different audiences at the same time.

Buyer Type #1: The Investor

Investors focus heavily on:

  • Rental income
  • ROI potential
  • Expenses
  • Insurance costs
  • Cash flow
  • Future maintenance
  • Cap rate performance

They are evaluating the property like a business decision.

Buyer Type #2: The Traditional Homebuyer

A first-time buyer or upsize buyer is often focused more on:

  • Monthly payment
  • Move-in readiness
  • Emotional appeal
  • Layout and design
  • School zones
  • Neighborhood feel
  • Backyard space
  • Lifestyle

They are buying a place to live, not just an investment.

Why This Matters

Sometimes a rental property is best positioned as:
✅ An investment opportunity

And sometimes it may actually sell for MORE money by appealing to:
✅ A traditional owner-occupant buyer

The strategy depends on:

  • The condition of the property
  • Current lease situation
  • Rental income
  • Neighborhood rental and buyer demand
  • Financing realities
  • Which buyer pool is strongest right now

The most successful pricing strategies understand exactly who the most likely buyer is before the property ever hits the market.

2. Investors Buy Numbers, Not Emotions

Traditional homebuyers may fall in love with:
❤️ The kitchen
❤️ The backyard
❤️ The memories

Investors?
They are looking at:
📊 Rental income
📊 Expenses
📊 Cash flow
📊 Cap rate
📊 ROI potential

A beautiful property with weak numbers can struggle to attract investors. Meanwhile, a less emotional property with strong returns may move quickly.

3. Current Rental Income Matters

One of the first questions investors ask is “What is the property currently producing?”

They want to know:

  • Current rent amount
  • Lease terms
  • Security deposits
  • Renewal history
  • Vacancy history
  • Utility responsibilities
  • HOA costs
  • Maintenance history

If the rent is significantly below market value, investors may see upside potential.

If the rent is unrealistically high and unstable, buyers may view it as risky.

4. Deferred Maintenance Can Destroy Investor Interest

Rental owners sometimes become so focused on occupancy that maintenance gets delayed.

Investors notice this immediately. 👀

Big red flags include:

  • Aging roofs
  • HVAC concerns
  • Water intrusion
  • Old plumbing
  • Poor exterior maintenance
  • Insurance-related issues

In Baldwin County especially, buyers pay close attention to:

  • Wind mitigation
  • Insurance costs
  • FORTIFIED roof potential
  • Storm resilience
  • HVAC age in coastal climates

A property needing major work may still sell, but pricing has to reflect the risk and repair costs.

5. Occupied Properties Can Be Harder to Show

Selling a tenant-occupied property creates challenges that owner-occupied homes do not have.

Sometimes:

  • Tenants are uncooperative
  • Showings are limited
  • The property is rarely presentation-ready
  • Buyers cannot fully evaluate the home

This can reduce urgency and slow momentum.

A well-managed property with cooperative tenants and proper communication often performs much better during the sales process.

6. Market Rent and Actual Rent Are Different Things

Many landlords price based on what the property could rent for. Investors care about what it is producing today.

If:

  • The current rent is below market
  • The lease expires soon
  • The tenant has been there for years
  • Expenses are high

buyers may adjust what they are willing to pay.

Strong documentation and a clear rental analysis can help justify value.

7. Cap Rate Expectations Matter

Experienced investors are comparing your property against other opportunities.

That means they are evaluating:

  • Net operating income
  • Expenses
  • Insurance costs
  • Taxes
  • Expected repairs
  • Potential appreciation

If the numbers do not align with current investor expectations, buyers may move on quickly.

This is especially important in:

  • Multi-family properties
  • Duplexes
  • Commercial investments
  • Vacation rentals
  • Long-term rental portfolios

8. Days on Market Matter Even More for Investment Properties

When an investment property sits too long, investors start assuming:

  • The numbers do not work
  • The property is overpriced
  • There are hidden maintenance issues
  • The tenant situation is difficult

Momentum matters in the investment world too.

The best interest often happens during the first few weeks.

9. Rental Vacancy Can Be an Opportunity… or a Problem

A vacant property gives buyers easier access and immediate flexibility. This is great for the traditional home buyer.

For the investment buyer it can also raise questions:

  • Why did the tenant leave?
  • How long has it been vacant?
  • Is the rental demand weakening?
  • Does the property need repairs?

The key is positioning the vacancy strategically and pricing appropriately.

3 Common Pricing Mistakes Rental Property Sellers Make

Mistake #1: Pricing Based on Appreciation Alone

Many owners see neighboring homes selling at strong prices and assume their rental property should command the same premium.

But investors evaluate properties differently than emotional homebuyers.

Income performance matters.

Mistake #2: Ignoring Repair and Deferred Maintenance Costs

Owners sometimes underestimate how heavily investors weigh future repair expenses.

What feels like “minor deferred maintenance” to an owner may look like a major expense to a buyer.

Pricing must reflect condition realistically.

Mistake #3: Forgetting the Investor’s Math

Investors are running calculations quickly.

If:

  • Cash flow feels weak
  • Insurance feels too high
  • Expenses seem unstable
  • Rent feels capped
  • Repairs look expensive

they often move on immediately.

No amount of emotional attachment changes the numbers.

Final Thoughts: Selling a rental property successfully requires more than simply putting it on the market.

The strongest investment property sales typically combine:
✅ Strategic pricing
✅ Accurate financial analysis
✅ Market-aware positioning
✅ Professional presentation
✅ Strong local expertise

At Level Property Management Group, we understand both sides of the equation because we work with rental owners and investors every day across Baldwin County. Working closely with our sister company, Ashurst Niemeyer Real Estate, we bring decades of insight to the table. We know what both investors and traditional home buyers are looking for, what concerns them, and how to position rental properties strategically in today’s market.

Our quick online Property Potential Report is a great starting point. But the real advantage comes from a detailed property analysis with a local expert who understands rental performance, investor expectations, insurance trends, and the realities of managing property on the Alabama Gulf Coast.

Step 1: Click here for a free Property Potential Report.

Step 2: Meet with a Rental Real Estate Expert. Call 251.210.1664

Before You List That Home… Read This: A Baldwin County Realtor’s Guide to Sell vs Rent Decisions

Posted on by levelpmg

The Real Question: Sell Now… or Build Wealth Over Time?

As a Realtor® maybe you’ve been through this scenario…

A client calls.

They’re being transferred out of town.
New job. New chapter. Tight timeline.

And then comes the question:

“What should we do with the house?”

Most agents default to the obvious answer.
List it. Sell it. Move on.

But what if that’s not actually the best advice?

The Moment That Defines You as an Advisor

This is one of those rare moments in real estate where you get to choose:

Be transactional
or
Be transformational

Because here’s the truth…

Selling isn’t always the smartest financial move.

In many cases, that home could become:

  • A long-term appreciating asset
  • A passive income stream
  • A future retirement strategy
  • A hedge against inflation

And when you’re the real estate agent who brings that perspective?

You don’t just help them move.
You help them think differently about their future.

Why Most Agents Miss This Opportunity

It’s not because they don’t care.

It’s because:

  • They don’t want to complicate the conversation
  • They’re unsure how to guide a rental decision
  • They don’t have a trusted property management solution
  • Or they assume the client just wants a clean break

So they default to what’s familiar:

Sell. Close. Repeat.

But here’s what gets lost in that process…

👉 The client may lose a valuable long-term asset
👉 The agent may lose an ongoing relationship
👉 And the connection quietly fades after closing

Let’s Address the Real Objection

If you’re an agent, you’re thinking it. Every agent is.

“Why would I give up a $5,000 commission for a $500 referral?”

Short answer?

👉 You shouldn’t… unless it’s actually the better move.

This isn’t about choosing one over the other.
It’s about asking:

“Which option creates more value… for my client and for me over time?”

The Smarter Play: Expand the Conversation

Instead of jumping straight to selling, try this:

👉 “Before we decide, let’s look at what it would look like to keep this as an investment.”

Now everything shifts.

You’re no longer just:
✔ Listing
✔ Selling
✔ Closing

You’re:
✔ Educating
✔ Advising
✔ Protecting long-term wealth

And suddenly…

You’re not just their agent.
You’re their strategist.

What Happens When They Keep the Home

1. You Stay in the Deal

With the right property management in place, that home doesn’t disappear.

When they sell later (and most do):

  • You’re the obvious listing agent
  • You earn the commission then

2. You Multiply Opportunities

That same client becomes:

  • A homeowner in a new city
  • A potential investor
  • Someone who now sees you differently

Which often leads to:

  • More referrals
  • Future investment purchases
  • Repeat transactions

One decision today can turn into multiple deals later.

The Hidden Truth Most Agents Don’t Talk About

Not every listing is a good listing.

Some sellers:

  • Are under pressure
  • Won’t net much after selling
  • May regret the decision later
  • Might even return to the area

If you push the sale anyway…

👉 You might win the commission
👉 But lose long-term trust

But What About the Headaches of Being a Landlord?

This is where clients hesitate. And honestly… they should.

They’re thinking:

  • “Who handles maintenance?”
  • “What if rent doesn’t get paid?”
  • “I don’t want calls from another state…”

They don’t want a rental.

They want the benefits of a rental without the burden.

This Is Where the Agent Becomes the Hero

When the agent can say:

👉 “You don’t have to manage any of that.”

That’s the turning point. You know Level Property Management Group does all of that and much more.

And now you’ve:

  • Removed their biggest concern
  • Simplified a complicated decision
  • Opened the door to a smarter financial option

And positioned yourself as the one who made it all make sense.

How You Actually Keep the Relationship

When your client keeps the home:

✔ You stay connected
✔ You remain their go-to advisor
✔ You’re part of their financial journey
✔ You’re first in line when they’re ready to sell

Instead of a one-time transaction…

You’ve built a long-term client.

A Better Question to Start With

Next time, don’t ask:

“Do you want to sell?”

Start with:

👉 “Let’s look at all your options and make the smartest decision.”

That one shift changes everything.

The Agent’s Guide: Should They Sell or Rent?

Step 1: Ask Better Questions First

Before you run any numbers, slow down and evaluate.

🏡 Property & Market (Agent Reality Check)

  1. What condition is the property in right now?
  2. How would it compete in today’s market?
  3. What is the realistic days on market based on comps?
  4. What price would actually get it sold in 30 to 60 days?
  5. What would the seller realistically net after concessions?
  6. What would it rent for today?

👤 Client Situation (Where the Decision Really Happens)

  1. Do you need the cash… or just want simplicity?
  2. How long will you be in your next location?
  3. Do you plan to return in the next five years?
  4. Would you regret selling if values rise?
  5. If it could be fully managed, would you consider keeping it?

How to Read the Situation

Strong Sell Signals:

  • Need cash now
  • Property needs major work
  • Rental numbers don’t make sense

Strong Rent Signals:

  • No immediate need for cash
  • Property would rent easily
  • Open to long-term hold

Step 2: Run the Numbers

If They Sell:

  • Estimated (realistic) sale price
  • Minus mortgage payoff
  • Minus selling costs

👉 Cash out today

If They Rent:

  • Monthly rent
  • Minus expenses (PITI + MGMT + maintenance + 10% variables)

(Contact Level PMG for a quick estimated rent & expense report. Call 251.210.1664.)

👉 Monthly cash flow

The Wealth Builder Question

👉 “If you held this property for 5 years…”

Fill this in:

Annual Cash Flow: $________ x 12 = $________
5-Year Cash Flow: $________

Estimated Home Value Appreciation (3–5%/yr):
$________ → $________

👉 Total Wealth Gain (Cash Flow + Appreciation): $________

The Real Question:

👉 “Would you rather take $____ today…
or build $____ over the next 5 years?”

Sometimes the answer is obvious.

Sometimes it’s not.

But now…

They’re making an informed decision.

Final Thought

Anyone can list a house.

But the agents who win long-term?

They:

  • Think bigger
  • Ask better questions
  • And help clients build wealth, not just close deals

And when you do that…

You don’t just get a commission.
You get a client for life.

Contact Level Property Management Group

Have a client relocating and not sure what advice to give?

We’ll help you run the numbers and look like the expert in the process.

📞 Call an expert at 251.210.1664

At Level Property Management Group, we promise Zero Competition, 100% Collaboration. We’re not agents. We don’t list or sell. Your clients stay your clients—period. When your clients need property management, send them our way—and you receive a $500 referral bonus for every single-family home that signs a 12-month+ agreement.


🌐 Visit LevelPMG.com for details.

Buy, Sell, or Optimize: January Decisions for Baldwin County Rental Owners

Posted on by levelpmg

January does something magical in Baldwin County: it turns “someday” decisions into “let’s do this” plans.

Property owners are staring at a fresh calendar (and last year’s maintenance surprises). Investors are asking, “Is now a smart time to buy?” And Mardi Gras visitors are getting attached to Fairhope sunsets and Daphne charm… and quietly Googling rentals on the ride home.

So let’s make January useful. Not fluffy. Not “new year, new you.” More like: new year, better choices..

January is planning season for rental owners (and that’s a good thing)

If you own a rental—single-family, multi-family, or even a small portfolio—January is when your property either:

  • starts the year calmly,
    or
  • starts the year by setting your inbox on fire.

This is the month owners typically notice the “slow leaks” that quietly drain ROI:

  • Long vacancy gaps between tenants
  • Rent that’s slightly under market (death by a thousand dollars)
  • Deferred maintenance turning into emergency maintenance
  • Resident issues that never fully got handled
  • Vendors that are… let’s call them “creative with timelines”

The January advantage: you can fix systems before peak moving season ramps up in spring and summer.

Is January a good time to buy an investment property in Baldwin County?

It can be—if you’re buying strategically instead of emotionally (pretty porches are not a business plan, no matter how charming).

Why January can work in your favor

  • Less competition than spring: fewer buyers shopping aggressively can mean more negotiating room.
  • Serious sellers: some owners listed late in the year and are ready to make a deal.
  • Cleaner underwriting: you can review last year’s rent history, expenses, insurance changes, and real numbers—not vibes.
  • Time to stabilize before peak season: buy now, improve operations, and be positioned for spring/summer demand.

When January may not be the best move

  • If you’re rushing to “use new year motivation” as a financial strategy
  • If you don’t have reserves for repairs, insurance shifts, or vacancy
  • If you’re not sure whether the property will perform as a long-term rental (or needs a different approach)

Smart investor move: before you buy, get a rental performance reality check—market rent range, likely turn costs, maintenance risk, and what it would take to attract better residents.

Mardi Gras doesn’t just bring beads… it brings future residents

Baldwin County during Mardi Gras is basically a live-action lifestyle demo.

Visitors come for parades and parties—and leave thinking:

  • “Wait… people actually live like this?”
  • “Fairhope feels like a movie set.”
  • “Daphne is way closer to everything than I expected.”
  • “Foley is convenient and I didn’t hate traffic once.” (a rare southern miracle)

Here’s what happens next:

  1. They go home
  2. They start browsing homes and rentals “just for fun”
  3. Then they realize relocating is… very real
  4. Many choose to rent first, learn the area, and buy later

That “rent first” phase is a huge opportunity for rental owners—if your property is marketed and managed correctly.

Why “rent first” is a smart relocation strategy (and why rental owners should pay attention)

A lot of relocation buyers don’t buy immediately. They rent because they want to:

  • test neighborhoods (Fairhope vs Daphne vs Spanish Fort vs Foley is a real debate)
  • understand commute patterns and school zones
  • get through one full season here (hello, humidity and hurricane prep)
  • decide if they want waterfront, walkability, acreage… or “close to Target” convenience

Translation for owners: relocation renters tend to be motivated, organized, and willing to pay for the right home—especially when the process is smooth.

But they also expect:

  • fast responses
  • clean, professional leasing
  • clear policies
  • a home that’s actually move-in ready (not “mostly”)

Own a rental and thinking of selling this year? January can be your moment

Some owners start January with a blunt realization:
“I don’t want to do this another year.”

If that’s you, you’re not failing. You’re making a strategic decision.

January can be a strong time to evaluate:

  • whether the rental still fits your financial goals
  • whether the property would perform better after operational fixes
  • whether listing now (before more spring inventory) makes sense
  • whether you’d rather exchange into a different type of investment

Key idea: you don’t have to choose between “keep suffering” and “sell tomorrow.”
Sometimes the best answer is: stabilize, optimize, then decide.

If selling is part of your plan, our sister company Ashurst Niemeyer Real Estate can help. Give us a call and we will connect you with one of their expert advisors 251.210.1664. (Here’s a good read about selling in January.)

New Year checklist for rental owners (fast wins that protect ROI)

Here’s your “make January worth it” list:

  • Review your rent vs market rent (even a small gap adds up fast)
  • Schedule preventative maintenance (HVAC, gutters, leaks, safety checks)
  • Audit your lease renewal timeline so you’re not surprised by turnover
  • Check your insurance requirements and compliance items
  • Upgrade listing photos (dark iPhone hallway pics = longer vacancy, every time)
  • Tighten screening + lease enforcement so you stop attracting chaos
  • Create a clear repair approval policy so maintenance doesn’t become a daily negotiation

If reading that list made you tired, congratulations: you’re a normal human.

That’s exactly why property management exists.

What great property management changes (besides your blood pressure)

A solid management team doesn’t just “collect rent.” They protect and grow the value of the asset.

That looks like:

  • pricing that tracks the real market (not outdated guesses)
  • shorter vacancies through better marketing + faster leasing
  • consistent resident communication (so problems don’t snowball)
  • proactive maintenance that reduces expensive emergencies
  • financial reporting you can actually use to make decisions
  • local vendor relationships that get things done without drama

And if you’re also thinking about investing or selling? Even better—because you can make those moves with real data, not anecdotes.

Ready to make January your most profitable month—not your most stressful one?

If you’re a Baldwin County rental owner and you want:

  • less vacancy
  • better residents
  • stronger ROI
  • and fewer 10:47 PM maintenance texts

…then it’s time for a smarter system.

Get a free rental performance review (rent range + vacancy risks + ROI leaks) Call Level Property Management Group today 251.210.1664

FAQ: January, investing, rental properties, and Mardi Gras relocation

Is January really a good time to invest in Baldwin County rentals?
It can be. January often has less buyer competition than spring and gives you time to stabilize the property before peak moving season. The key is running the numbers with realistic rent, repairs, and reserves.

Do Mardi Gras visitors actually relocate here?
Yes—Mardi Gras introduces people to the lifestyle and towns across Baldwin County. Many start by renting first, then buy after they learn the area.

Is renting first better than buying right away when relocating?
Often, yes. Renting first helps people choose the right town, neighborhood, and lifestyle fit—especially if they’re new to the area.

What’s the biggest mistake rental owners make in January?
Waiting until spring to “deal with it.” January is when you can fix pricing, maintenance, marketing, and systems before the busiest season starts.

How do I know if I should keep, sell, or reinvest?
You need a quick performance snapshot: rent vs market, vacancy risk, repair outlook, and ROI. Once you see that, the decision usually gets clearer fast.

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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