By Leigh McPherson Team
Orange Beach is at an inflection point. The days of feverish, anything-goes growth have given way to something more considered: a city actively thinking about what it wants to become, not just how fast it can get there. That tension between opportunity and restraint is shaping every major conversation about real estate development Orange Beach will see over the next several years.
For buyers, investors, and property owners, understanding what's coming is worth the attention.
Key Takeaways
- Major projects are in motion: Margaritaville Resort, Phoenix Key, and Caribe Seaside represent the most significant new development activity on the Alabama Gulf Coast in years
- The city is planning deliberately: Orange Beach extended its building moratoriums through September 2026 while completing a five-stage comprehensive growth plan
- The market has normalized: Buyers have more leverage and time than at the peak
- Long-term fundamentals remain strong: Nearly 8 million visitors travel to the Alabama Gulf Coast annually, and that sustained demand is the foundation under everything being built
The Biggest Project: Margaritaville Resort Orange Beach
The most transformative development underway in Orange Beach is the Margaritaville Resort on 80-plus acres along the Intracoastal Waterway, directly across from The Wharf, with a $350 million private investment and more than 350 jobs expected.
What Margaritaville Means for Orange Beach
- Scale: Around 300 units — condominiums, waterfront villas, and resort cottages, with roughly 650 total bedrooms; multiple restaurants, entertainment, pools, a lazy river, a marina, retail and meeting space
- Context: The Margaritaville brand has personal ties to this coast because Jimmy Buffett grew up in Mobile and spent childhood summers on Alabama's Gulf beaches
- Economic ripple: The city has partnered with developers alongside Baldwin County and The Wharf; the expectation is that this project reshapes the Intracoastal corridor well beyond the resort itself
A development of this scale in a city with a year-round population under 9,000 changes the character of the place. How that unfolds through the end of this decade will be one of the defining stories in real estate development Orange Beach tells about itself.
Gulf-Front New Construction: Phoenix Key and Caribe Seaside
Two beachfront condominium projects reflect the continued appetite for Gulf-front product, even as the broader condo market has softened.
Active Gulf-Front Development
- Phoenix Key: Brett/Robinson's most ambitious project: a 56-unit Gulf-front tower topped out in mid-2025 and projected for completion in late 2026; five-bedroom residences at over 3,000 square feet with private balcony hot tubs; Brett/Robinson has 50-plus years of Alabama Gulf Coast development behind them, which gives the project real credibility in a presale environment
- Caribe Seaside: 115 Gulf-view units from the developers behind Caribe Resort and Turquoise Place — three-bedroom and five-bedroom floor plans with floor-to-ceiling glass; the invitation-only presale event speaks to the demand these projects still generate at the right product level
Both projects point to a consistent trend: Gulf-front buyers are still buying, and they are not moving down in quality.
The City's Planning Posture: Moratoriums and Comprehensive Growth
Perhaps the most significant development story in Orange Beach right now has nothing to do with a specific project. In March 2024, the city initiated moratoriums on new multifamily residential development and on building within 15 feet of wetlands. Both were extended in November 2025 through September 2026 while the city completes a five-stage comprehensive growth plan covering zoning, infrastructure capacity, and long-term vision.
What the Planning Process Signals
- The city is thinking carefully: Orange Beach grew 59% between 2010 and 2025, reaching a population just over 8,600; that kind of growth creates real pressure on roads, utilities, and community character
- Wetland protection is serious: The moratorium on building within 15 feet of wetlands will shape where future density can and cannot go; Mayor Tony Kennon has indicated this will be the first priority to resolve as the plan advances
- What gets built next reflects these choices: The comprehensive plan's outcome sets the zoning framework shaping what projects move forward after September 2026; paying attention to that process is advance insight into the city's future character
There is a particular confidence that comes with a place actively managing its growth.
FAQs
Does the building moratorium affect existing properties or projects already approved?
The moratorium applies to new multifamily development applications only. Phoenix Key, Caribe Seaside, Margaritaville, and other approved developments are proceeding normally.
What will Margaritaville do to nearby property values?
A $350 million resort-scale development will improve the hospitality and amenity profile of the surrounding corridor. The Intracoastal area is likely to see increased buyer and developer interest once Phase I opens.
Is now a good time to buy in Orange Beach?
The market is more patient than it has been in years, which benefits buyers who are ready to move thoughtfully. Quality Gulf-front and waterfront product is holding value. For investors with a long-term view, the fundamentals driving demand here have not changed. We are glad to walk through what that looks like for your situation.
Contact the Leigh McPherson Team Today
We've been watching real estate development Orange Beach closely and working this market long enough to know the difference between a cycle and a trend.
If you're thinking about buying, selling, or investing on the Alabama Gulf Coast, contact us today at
Leigh McPherson Team. We know this coast and know how to help you find your place on it.
