Cruzin the Coast is scheduled to kick off as planned in October 2022 as the Mississippi Gulf Coast was completely unaffected by hurricane Ian.
A few years ago, a hurricane hit the Mississippi Gulf Coast on the last day of Cruzin which was fortunate for those attending, there was plenty of time for everyone to leave the area safely. What has happened to Florida with hurricane Ian is terrible. Hurricanes have a mostly predictable weather pattern. Areas to the West of the storm usually benefit from good weather.
The weather forecast for the Mississippi Gulf Coast during the Cruzin the Coast 2022 event is for partly cloudy days without rain. The temperatures are warm with cooler nights and lower humidity—nearly perfect conditions for the event.
New venues for 2022
Rain is possible on Sunday, October 9, and Monday, October 10. It looks like great weather for this annual event that draws thousands to the Mississippi Gulf Coast.
If you came to the Coast last year when you return you will find new restaurants and improvements to the beach areas. Biloxi has extended the boardwalk and created a new sidewalk from the Hard Rock to Margaritaville. Also, Margaritaville has added a Ferris wheel.
Please come to the Mississippi Gulf Coast for your awaiting accommodations. We are ready for you and expect that you will have an enjoyable time here.
What is the best way to make a profit renting my vacation home? To start, you can buy a property on the basis that you will stay there periodically but it is primarily for rental. Or, you can buy a home that is truly your vacation home and you just want to earn some money when you are not in residence.
The difference here is subtle but important. Some people look for a home that suits their style and they decorate it for their purposes. These people may use the property multiple times per year and for longer stays. Others just want a place for the occasional weekend and they would like it to pay for itself and possibly make a profit.
Still, others start out looking for a property that will become a full-time vacation home, and of course, that property should be profitable the first year.
Most vacation rentals are owned by individuals who have purchased a second home for vacations and decided to earn extra income to offset costs. If you already own a second home in an area that attracts visitors and are interested in earning some offsetting income you may be in luck. Renting your vacation home is something to consider.
I will expand upon this as you read on. Before getting into the second home issue, you should understand the difference between owning a vacation home strictly for earning income as a business and your second home used for the occasional family getaway with rental income supplements.
Purchasing as a full-time rental
Purchasing a property for the exclusive purpose of renting it out as a vacation rental is a completely different proposition than buying a property to use periodically (these are called second homes). You can pay cash for your vacation rental or you can finance it. If you are buying it exclusively for business purposes, you will be required to put at least 20% down and possibly 25% depending upon the lender and the property.
One of Christie’s Gulf Beach Rentals Vacation Rental Properties
If you finance, you will have a mortgage which along with taxes, insurance, maintenance, management fees, utilities, and other costs must be offset by income. Very few properties can generate sufficient income to cover the debt and ongoing costs plus generate an adequate return on invested capital. particularly if the property is financed.
I have owned many vacation properties, some were purchased as second homes intended primarily for our enjoyment with supplemental rental income. Others were purchased exclusively as vacation rentals.
If you pay cash for your business vacation rental, you may turn a profit. Depending upon your ongoing costs e.g. taxes, insurance, maintenance, HOA fees, property management, fees, etc. Without mortgage debt, the picture is vastly different.
On the other hand, paying cash reduces your return on investment. Leveraging is the best way to obtain investment property. Your ROI will be higher since you are using other people’s money and your guests will pay off the mortgage. Again, this may not work for most properties even in ideal settings if the cost to operate can not be overcome by higher rental income.
Back to your vacation home that is rented for part of the year to supplement your income or reduce your costs. Frankly, this is the very best way to own a vacation rental that earns income. Starting with the fact that you can buy your second/vacation home with as little as 10% down. The main assumption should be that you can afford the costs of this property without any income. Start here with your math.
Example of Second Home Analysis
I was just researching to find a good example and found a newly built home one block from the beach in Gulfport, MS. The property is 1.750 sq ft with four bedrooms and two bathrooms and places to park four cars under the building. This is a single-floor building that is elevated to meet flood requirements and obtain lower insurance rates. The property is in an excellent location near restaurants and casinos.
The seller wants $319,000. I ran the data through the KEYLADDER system and found that with a 20% down payment the property would lose about $286 per month.
This means that as a second home that you can visit during the year and rent it the remainder of the year, you would be expected to pay $286 each month out of pocket after deducting the income from all expenses. Many people would look at this as a great investment. It looks better than I am explaining here when you deduct property taxes and interest payments as a qualified second home. With just 10% down the shortfall would be $443 per month.
Keep in mind that two other things are happening. The property is growing in value and the principal on the mortgage is being paid down. The estimated return on investment with 20% down is about 100% over five years. Not bad. You can see that this property is not a profitable investment on a monthly cash flow basis so I would not recommend its purchase as a straight investment if it is financed.
The hardest thing is determining the income
The hardest thing for a buyer of a second home who wants to rent it when not in residence is determining income. Two factors are the price per night and the number of nights per year. Prices will vary depending on the time of year.
You can take the time required to survey other properties in the area and determine what similar properties are receiving based on the season and other factors. You can also check their calendars to determine how often they are booked. Your research will not allow a look back as the calendars do not usually retain past data for you to see. Don’t be captivated by the high season income as the reason to buy your second/vacation home. Remember its peak income for a short period.
If you need the additional income that renting to others provides, avoid using your property during the high season or events. If you can afford the cost of the property without renting, by all means, use it when you wish. It’s hard to eliminate the emotional aspect of believing that your property is the best in the area and it should rent for more or rent more often. Your property as viewed by others is the key.
It takes time to build a reputation
It will take time on third-party sites e.g. Airbnb for your property to build a reputation. During that time, your rents will be lower than others with lots of reviews. You can help kick-start the process if you hire a property manager with a high status on third-party sites. People will look at a property and see that the managers have a high status and at least with Airbnb, they list other properties managed by the same company. People may find yours by clicking on those links.
Essentially, you ride the “coattails” of the property manager with a high degree of success. After a while when your property has earned high marks from guests, your property will rent more often and you can consider raising the rate. Guests want to stay at highly-rated properties and read what others have said.
Should you decide to use your second home as a vacation rental, be sure to lock up everything personal that may get broken or disappear. We recommend putting a lock on a closet door. This is also a place where the property manager can store linens if yours are used for guests.
The grounds should be kept in great condition. You should contract with a gardener or through the property manager to ensure that your grass is always looking good and weeds are pulled and plants are tended to. If you live in an area that requires watering, install an irrigation system.
How much of the year will my place be rented?
People ask, how much of the year should I expect my property to be rented? There is no magic formula. Every area is different. The best that can be said here is that if your property is located very close to tourist areas it has a better chance of being rented more often.
A good example is a 3 bedroom, 2 bath house that is within a block or two of the beach. This property would usually rent more often than properties a few miles from the beach or even a few blocks further away. Walking distance is important.
Swimming pools are great in areas where people expect to spend warmer days e.g. the South or West. Properties with pools offer more amenities than a condo without one for example. As mentioned above, the key season will generate the highest amount. Shoulder seasons will generate some income and low seasons will probably not generate sufficient income to cover costs.
If you are considering buying a property for a second home and renting it when you are not here or renting a property you already own on the Gulf Coast contact us. We would like to manage the property for you. Christie’s can also put you in touch with our strategic partners which include Logan & Anderson Gulf Coastal Realtors to help you find your dream second home.
We can help you create a budget and determine an approximate income for the property you desire to acquire. As mentioned above, very few properties will earn enough as a stand-alone investment to cover all costs if the property is financed. Should you desire to create a vacation rental as a stand-alone profit center, we can assist with a list of items you will need and the approximate cost to set up a property.
Second home tax deduction vs a business
A few list items. You will be able to deduct the mortgage interest and property taxes as an investment or a second home. Consult your CPA for the impact on your tax obligation. You may be able to deduct some costs associated with the property such as insurance, maintenance, and even periodic travel to the property. The benefit will depend upon your financial situation so again, seek help from your CPA.
Should you decide to purchase a second home and use it as a vacation home and also rent it with the intent of later retiring in the property, there are some great tax benefits to consider. As a full-time resident living on the property, you can receive a homestead deduction. If you are over 65 there is a larger deduction that is quite beneficial in reducing your property tax bill. Your CPA can discuss how to convert a second home to a permanent home if it was rented.
Keep in mind that non-residents must pay a tax when their vacation property is sold in Mississippi. If you decide to move here and have established residency here, you can sell your vacation house without paying that non-resident tax. Yet another reason to do some planning with your CPA.
A suggestion you may want to consider. Stay at a vacation rental or two or three in an area you like. Regardless of whether you are going to buy for your use or full-time income property, get a feel for the area and talk to professionals who manage vacation homes. Here comes our advertising.
Consider taking a course on investing in short-term rentals
If you plan to invest in short-term rental property consider taking the KEYLADDER Short-Term Rental Investment course. This course will take you through every aspect of investing in a short-term/vacation rental property. The cost of the course will be earned back many times over through the unique information provided. Click here
Gulf Coast Property Management can manage your vacation home and help you achieve your goals of earning income on that property. We can also fully set up a property that you have purchased from acquiring furniture to decorating. We offer turn-key solutions to people who do not reside in the area but who want to be sure that their property is well cared for.
Christies Gulf Beach Properties is the marketing arm of Gulf Coast Property Management and your property would be listed on the Christiesgulfbeachrentals.com website and VRBO and Airbnb and others as part of our program. Or if you just want someone to keep an eye on your vacation home when you are not there e.g. having the lawn cut etc., we can do that too.
Contact us through this website or call 228-215-3234 if you are interested in working with us.
One last point, if you are looking to purchase a property, please consider using our Real Estate sponsoring agency Logan-Anderson, Gulf Coast Realtors. We will work with them on a smooth transition from purchase to set up. Contact Bill Anderson at Logan-Anderson at 228-215-3234, he and Sean Logan are experts at finding vacation rental properties. Bill owns several that we manage for him.
Pack up and head to Ocean Springs, Mississippi. You really need to visit beautiful Front Beach in Ocean Springs. This beach is one of the best kept secrets along the entire Gulf of Mexico. Not one of the largest beaches along the Mississippi Gulf Coast but one of the best. The visit is entirely free. No cost to park, use restrooms, use the pier for fishing (you will need a fishing license).
My wife and I frequent the beach to eat a breakfast sandwich and drink our coffee. She drinks tea and that’s ok. Mornings bring out the joggers, walkers, dog walkers and a those individuals like us who love the peace and calm. There are so many birds around that we just sit and watch them. The pelicans are the most fun to watch as they have their own breakfast.
Fish jump out of the water on a regular basis and other birds fight for space on the few pilings left over from past hurricanes. Regardless of the time of year, there are two times of the day that we love the best at Front Beach, the morning and the evening just before dark. The sea breezes come in at both ends of the day making summers comfortable.
History on the beach
Front beach is the home of the former Ft. Maurepas established in 1699 when D’Iberville landed and claimed the land for France. Everyone knows of the Louisiana Purchase, well this was where it all started. Those ships landed in the gulf just off shore and for some time into the future France owned a large part of what is now the United States. Over the years the fort decayed and was eventually destroyed.
The City of Ocean Springs established a park on the site and placed a number of placques and statures to remind everyone who visits about the French heritage. Many places along the Mississippi Gulf have French names to this day. There is a French Club in Biloxi. The facility at the park is very nice. Modern restrooms, showers and picnic benches under cover.
Watch the video above (we borrowed it from RetireCoast.com) to see what the area looks like from the park facility. If you love fishing, this is a great place according to locals. You can even catch crabs if you have a basket. This park is a popular place for teenagers to gather. The often use the fire pits and enjoy each others company in the evening.
Take the bridge challenge
Walking at the beach is a popular past time. The sidewalk along the which sand was just repaired from a hurricane and now goes from the marina on the East to the Yacht club on the West. The path then goes to the pedestrian entrance to the bridge.
Take the bridge challenge. The walk is over two miles from Front Beach to the other side of Biloxi bay to the Golden Nugget Casino. We like the walk because of the incline of the bridge. The pedestrian walk way is safe and has seating and mileage markers along the way. What a terrific view of Biloxi Bay and the Gulf of Mexico from the peak of the bridge.
The photo above was taken during one of the Regattas held by the Yacht Club just off of Front Beach. This is just one of many events that are held along the beach. The annual Mardi Gras parade starts at Front Beach.
My wife and I were recently driving down the street at Front Beach and we witnessed a ceremony celebrating the oldest WWII veteran from Ocean Springs. Lots of people joined in the event. We had no idea of the event but that’s basically the point, Front Beach is a focal point for events in the area.
Ocean Springs Marina
Ocean Springs Marina
The photo above was taken from the back of the marina which is accessed off of Front Beach. We like to walk around the boats and talk with the owners. The shrimp and fishing fleet are tied up there also. You can buy fresh caught shrimp, crab and other fish if you catch the boats at the right time. Actually you can arrange to meet them when they arrive.
The back marina is at the end of this photo. Another beautiful park was build along the same inlet that goes from Front Beach to the back marina. This long walkway is pleasant and we often walk along to see our favorite alligator. My wife says it’s a she, I am not sure. Sometimes it’s there and rarely ever moves from the mud shore on the other side.
The pelicans love to swoop down in this small bayou to have a meal. In addition we often see the other large birds that are part of the landscape here and many are endangered. We see turtles and fish jumping up.
Pelicans boating
The photo above was taken in the Ocean Springs marina near Front Beach. Pelicans were taking a trip with the fisherman on his boat. Not sure if they paid for the trip but it was funny. Notice the one next to the fisherman at the wheel. If you love pelicans, come to Front Beach and watch them.
My wife likes these birds (Great Blue Heron). They are protected and fly around our house near the bayou. We see them at the beach such as this one at the Front Beach pier. It allowed me to get pretty close, actually I walked around it without flying away. Notice it is standing on one leg, this what they do when they rest.
You are officially invited to visit Ocean Springs and Front Beach. Since you are officially invited to come, there is no reason to delay. Start making plans now, any time of the year is good, we can arrange for the fish and birds to meet you (well not actually). The high season for visiting is June and July. You can save money by visiting in the Fall and Winter.
Snowbirds are welcome in the Winter with lower rates
Professional Snowbirds know when to come and visit. It’s during the late fall and winter months. Rates for vacation rentals at Christies are the lowest of the entire year. Longer stays earn discounts. Booking directly on ChristiesGulfBeachRentals.com will not only earn you lower rates but you will receive at no additional cost, vacation travel insurance. This is a great benefit.
We even have a page on our site for professional Snowbirds. If you go to that site you can see what we offer you for staying during the winter.
No need to wait for the winter, even if you are only spending a weekend, the Mississippi Gulf Coast is a great place to come and visit. This article about Front Beach is only one of many we will be doing on various areas along the Mississippi Gulf Coast. We recommend that you visit RetireCoast.com to learn more about the area. Also check out our news selection on the menu at this site.
Retire on the Mississippi Gulf Coast
Why not stay at one of our great vacation rentals and check out the area for possible retirement. Read this article “Why I decided to retire in Ocean Springs” a good place to start. Check out this article as well:
Try our podcasts where we describe various areas along the Mississippi Gulf Coast. Click here to visit our podcast page, from there you can use your own podcast service.
Please leave comments and visit our great properties.
It is a fun place to visit. There are so many things to do it will be hard to know where to start. How about that beach? The casinos? Do you like to fish or boat? Where to begin, that’s the question.
You will need to eat so one of the first places you start is at one of our excellent restaurants. Try one that offers Gulf Coast cooking including shrimp, crab, and oysters. Gumbo and anything with crawfish is staples on the food front. After you have eaten your fill, why not take a walk on the beach? Try the Biloxi Boardwalk.
Have you ever been down a bayou? Go out on a boat and see live alligators in the swamp. This is a fun adventure and the operators guarantee that you will return safely. If taking a boat to see alligators is too much, visit the Gulf Islands National Seashore in Ocean Springs. You can walk around and see alligators in one or more locations.
Try fishing
Want to try your hand at fishing? Stop by a store and pick up some fishing gear. Try one of the public piers or just fish from the beach. There are about 200 species of fish in waters around the Mississippi Gulf Coast. You can also go out on a charter boat to catch some bigger fish. Leave from one of the marinas along the coast.
Catch a fish
Have you ever caught blue crabs? Buy a basket, drop in a chicken leg, and lower it into the water. While you are taking pictures of the water and texting friends, our crabs will accommodate you by jumping in the basket. Take them to your vacation rental, boil them, and enjoy.
Rent a boat and navigate our bayous. These beautiful waterways are a unique experience you only see in the South. If you want, pull a blow-up toy around behind for the kids. The water is warm in the summer. Take your boat out to one of our islands for the day.
Is the Mississippi Gulf Coast a fun place
Yes, it is. If the above is not enough, keep reading. How about this for a day? Get up in the morning, and have your coffee or tea at a local restaurant. Eat a beniet (a Southern delight) and stroll to the beach. Swim and lay on the sand. Get up, walk to a restaurant, and have a great meal of gulf shrimp overlooking the water.
Take a drive in the afternoon along U.S. 90 in either direction and look at the beautiful homes that face the water. Stop at one of the marina restaurants for a refreshing drink and a snack of fried pickles. Return home and get ready for the evening.
Drive over to one of the casinos that offer free entertainment, have dinner and cocktails then try your luck or watch the entertainment. After, it’s off to bed to start a new day.
Boating on the Bayou
Take a boat to Ship Island
Want to spend a great day on the water? Take the boat to the ship island from one of the marinas. Pack your lunch and beverages in an ice chest. Bring your 10×10 awning and towels. Take the ship to the island. Walk to the south side of the island where waves and crystal clear water await.
You can take a walk around the island and return a few hours later. Perhaps it’s time to rent a jet ski on the beach. Drive around on your jet ski and enjoy our warm water. Jump off and do some swimming in shallow water just offshore. Then ride back and head out for dinner.
This evening, light a fire at your vacation rental fire pit or the beach. Hang around and enjoy the company of your companions. Buy some cooked crawfish, corn, and potatoes at Rouses and have your Boil.
Crawfish boil
Where to go from here
A great article about 22 things to do on the Mississippi Gulf Coast may help, click here to read it. You will need a place to stay and we recommend one of the properties on ChristiesGulfBeachRentals.com. Several of our properties are located on or near the beach.
if you are interested in property on the Mississippi Gulf Coast, visit Logan and Anderson, Gulf Coastal Realtors. You may find that buying a vacation home of your own is affordable on the Mississippi Gulf Coast.
To read more about the Mississippi Gulf Coast, please click here it will take you to RetireCoast.com where you can dive into articles about the Coast, finance, and lifestyle subjects.
Are you still asking yourself Is the Mississippi Gulf Coast a fun place?
Don’t leave out a visit to Bay St. Louis on your visit to the Mississippi Gulf Coast. Trendy and fun. Pubs, cafes, shops, fishing well, just lots to do. Enjoy views of the bay while sipping your favorite beverage.
Located not far from New Orleans, Bay St. Louis is easy to reach. Take I 10 South at the Bay St. Louis exit or drive along U.S. Highway 90 from the West or East. The small city is located at the mouth of the Bay of St. Louis.
Stay at one of our vacation rentals and drive a few minutes West along Beach Blvd. Cross the Bay of St. Louis bridge and arrive. Walk around the quaint old town where houses were first built in the late 1800s. These houses serve as restaurants, shops, and pubs.
Take a bay tour from the marina or rent a boat or jet ski and explore for yourself. Please take time to listen to the podcast produced by Gulf Life Now by clicking below.
When I arrived on the Mississippi Gulf Coast, I was surprised to find that during the hottest summer nights, marshmallows were roasting. People just love sitting around our firepits, drinking beer, and roasting food. It’s a favorite pastime for most of our guests.
Several of our properties have large fire pits with chairs so guests can converse. You can talk about the big fish that got away or that sunburn from the beach. The point is that people like sitting around the fire. They use the fire pits year around.
When you are looking for a property on the ChristiesGulfBeachRentals.com website, you should look for a property with a fire pit if you have a large group. We welcome you to our properties and wish you the best.
There are so many excellent restaurants on the Mississippi Gulf Coast, that it’s hard to know where to start. What we did was create a podcast for you to learn about restaurants that are close to our coastal vacation rental properties.
Most are located on U.S. 90 and our guests generally drive by these restaurants coming and going along the Coast. They see one and wonder if it’s a good place to go. Listen to our podcast below for some recommendations.
This podcast is intended to introduce you to the Beautiful Mississippi Gulf Coast. Why follow the herd to Florida, Alabama, and elsewhere in search of beaches and fun things to do? We have it all except crowds, traffic, and high costs. You can see our beaches here not between buildings as in other places.
Welcome to our podcast by Christies Gulf Beach Rentals. Read additional information about the are in our blogs on this site and listen to other podcasts. ChristiesGulfBeachRentals.com
Speaking for our properties, comments made by guests have helped continuously improve experiences for the next guests. We really want your feedback. Our properties have a book which we encourage you to write in. This book is available for all guests to read. At the end of your stay, we want you to reward us with a five-star rating.
The rating has to be earned. You as a guest can help us not only earn a five-star rating but keep it. Sometimes we experience the “can’t see the forest for the trees” syndrome. You may notice something that we have overlooked. Everyone who stays at one of our properties or any property has a different experience depending upon how they utilized all of the features of the property.
For example, some use the washer and dryer to launder their clothing so they will be in a position to tell us how that experience was. Others do not use the laundry and are unable to contribute to our continuous effort to improve. While I am speaking about our properties here, the same holds for any vacation rental that you visit.
Most owners strive to keep their properties in great condition. A few and they are the exceptions, can create a bad impression for all of us. This is why you should take the idea of leaving comments seriously. If you stay at a vacation rental and it is dirty, not well organized, fails to deliver on multiple promises, reflect your experience in their book and online.
This burgeoning democracy of the internet is at least for this industry helping to make us all better at being good hosts. The bad ones will simply go away. Many of our guests are not first-time vacation renters. On occasion, we do have a guest who is new to this type of accommodation. Recently one such guest stayed at our newest property and had wonderful things to say about it. “Extremely clean” was one statement that felt good to hear.
Some of our properties are historic homes and they do require more maintenance effort than newer homes. We are constantly adjusting the doors and other things that wear as the property gets older. That said, there is no reason for the property not to be clean and presentable inside and out. If there is an issue the hosts should communicate the to you.
This past year one of our primary properties suffered some damage due to a hurricane. The damage was strictly outside and did not affect the interior. The porch piers are damaged and we had them repaired soon after the hurricane but not before guests arrived who had already reserved. They could continue to use the porch but the repaired columns needed more cosmetic work. We explained this to our guests and they understood.
This is different from a property that is deteriorating and the owners have failed to keep it property maintained.
A comment one of our guests made was well taken. The property needed mirrors in bedrooms because with a large number of guests (up to 8), people were trying to get ready to leave at the same time and not everyone could use the bathroom mirror. Mirrors were installed within days of the guest’s comments.
At another property, a guest called the host and explained that one of the beds was hard to sleep in. Our host went to the property when the guest was out (with their permission) and found that the bed was indeed worn out. Before the guest returned the host replaced the mattress with a new one. The guest was very pleased and rewarded us with a five-star rating.
Obviously, I can not speak for every host or property owner however, it stands to reason that comments from guests will only help improve future experiences not just for the guest who is commenting but for others as well. Not all guests will be satisfied with our properties. It’s a fact. One guest left a lower rating on one of the third-party websites for a property. As it happens the guest just did not like the area, not just where the property was located but the Gulf Coast. This leads me to a few comments of my own.
Guests should be thoughtful about their comments. Do not blame the host for things beyond their control e.g. a neighboring property where there was a fire or other incident which kept them up all night. The area because the waves were not high enough. Local restaurants because they did not serve a specific food.
Some guests give hosts low ratings because they are upset about issues that have nothing to do with the property itself. On one occasion a guest left a low rating because guests at a neighboring property were loud. We had no control over that property. Had we known that the guest was offended by that noise, we would have attempted to contact the hosts for that property.
Remember that vacation rentals are a business and that the suggestion or failure of their business will depend in part on comments from guests. If the property can not achieve at least four stars on average they will have a hard time staying open. It’s fairly simple If you enjoyed yourself at the property, it was as advertised, give the host a five-star rating. If the property had minor issues and they were addressed consider a five-star or four-star. Any rating lower than four stars will hurt their business.
If you believe that there were issues that could have been corrected and were not but they were minor in nature, give no rating at all. Leave comments in their book or communicate directly to the hosts. If however, the property was a “dump”, leave a rating commensurate with your experience there.
Please visit our Coastal Cottage page on this site to see photos and learn more about our newest property. We are pleased to offer this newly remodeled property a block from the beach in Gulfport, MS. The house was built in 1950, completely renovated from the studs out in 2006, and with extensive improvements in 2021/22, it is ready as a premier beach location for vacationing families and those who just need to get away.
Our property has three bedrooms. It’s truly unique. Our property manager, Christie has planned, hand-picked items, and decorated the property with a “beach” theme. New everything, flooring, paint, doors, fixtures, and more. The two queen beds have head and footboards with 12″ mattresses. All new of course. The full-size beds have upholstered heads and footboards. All bedrooms have full closets.
The kitchen would not be modern without white cabinets and granite countertops. We selected a tall table that has an insert to permit more guests when necessary. Full full-sized washer and dryer will reduce the size of your wardrobe, why not launder your clothing while staying with us?
Our white picket fence in front is very attractive. If you have children, our backyard is completely fenced with a six-foot privacy fence and gate. We offer a horseshoe toss area, and green lawn along with a barbecue and seating area. Our feature is the fire pit that burns real wood. Our first few guests will have free wood from trees we cut to improve the yard. Enjoy the evenings with a fire, we even include marshmallow spikes.
This website has links to things to do but the star is our Amazon video device that permits you to ask “local restaurants” for example and it will display the restaurants that are close. You simply tap and it will give you more information and even call the restaurant.
No expense has been spared to present you with a wonderful property to enjoy your free time. We recommend up to eight persons with two per bed. Oh, and there is parking for up to four vehicles on our property, at no charge of course.
You will love the area. A two-minute walk will take you to three restaurants. Three minutes and you reach another and a few more minutes, two more. The beach is a block away, there are two paths to walk to the beach which is open 24/7. You can even have a fire at the beach in one of the provided rings.
Do not forget to book on this site. Our booking fee is very low compared to third-party sites.
Many people ask if children are acceptable at our vacation rentals. Our answer is yes, of course. But why to people ask? One reason is that many owners of residential vacation rental properties have decorated and furnished their homes which are used when they are not rented. We have all been children and understand that some are a bit more active than others. So the short answer is that owners are concerned about damage.
Another issue with children is the actual physical property and setting. Most people with small children “child proof” their homes. This means that there is little within reach of the smallest children that they can break or get injured with. Our rental homes are not “child proof” which means that guests must be very careful with their children. We place the burden on our guests to provide supervision over all activities inside and outside of the property.
Two of our properties have yard fences and gates. This helps to restrain an fast moving child. That said, the fences are only as good as the parents in making sure that someone does not leave a gate open or that the child can not open the gate. Our yards are generally safe in that there should not be any sharp objects or things that are a clear hazard.
We have other properties that are not fenced and gated, we recommend that you choose a property that is fenced for the youngest children. We caution you when taking your children to the beach or for that matter even walking in the neighborhoods. Please take care that they do not wander into the streets unaccompanied.
Family vacations draw more guests to our properties than individuals on their own or without children. There are events that tend to be more “adult only” affairs which are the exception. Please feel free to bring your children. When you arrive, familiarize your self with our property information binder. Walk the property, be sure that nothing is a danger to your children. Close the gates and if necessary tie something through the lock hole to prevent inadvertent opening of the gate by an errant child.
We have no issues with children running around in our properties. That’s what kids do. I went to one of the properties while guests were enjoying the front porch and the weather. It was truly a full house, perhaps 12 individuals including several children. The kids were having a great time. I had to dodge them a few times but if they were writing the review we would have had 20 stars.
You have decided to spend your vacation or getaway weekend or holiday. You like they are for all of the great things to do, the fantastic food, the events and yes, the beach. Perhaps you have visited more than once. You may not know that the Mississippi Gulf Coast is one of the most affordable areas on or near the water in the entire country.
Not only are our property values far lower than in most other areas, according to several sources, but Mississippi is also the lowest-cost state to live in. Look at the price of gasoline on any one day. Compare to where you live. Our cost for power, water, and even property taxes is at or lower than most other areas. How about the fact that Mississippi has a 7% sales tax and 5% on the purchase of vehicles?
Income taxes are among the lowest in the nation. If you are over 65, there are zero state taxes on any retirement income including withdrawals from IRA and 401k. Where there are a few states with zero state sales tax, you can bet that your state income tax cost after age 65 will favorably compare with those zero income tax states.
Senior property tax discounts are big
If you file for your senior property tax benefit, your tax rate could be as low as 1/2 of 1%. Compare the difference in property tax along the Coast to what you are paying where you live.
I could go on and on about the benefits and lower costs but that’s not the only reason to move here. You already know why you should consider moving here. You like it here, that’s why you have visited. If you are a reader who has not yet visited, you are in for a surprise. Let me explain.
Florida and many other areas along the coastline are full of high-rise buildings that block the view. Congestion, traffic, and high cost of living make those places acceptable to visit but not to permanently live there. The Mississippi Gulf Coast is a hidden gem. Our beaches are not crowded. With more than 40 miles of white sand beach, you can spread out.
Low density population, no traffic helicopters
Our area is one of low-rise buildings. Yes, there are a small handful of large condos but they are few and spread out. The last one was built over a decade ago. The area is not densely populated. About 420,000 people live in three counties that are about double the geographical area of Orange County CA which has a population of over 3,000,000.
We have no traffic helicopters. Did I mention we have 12 casinos? Even if you do not gamble, the casinos have great restaurants and entertainment.
Come visit, enjoy yourself. If you would like to see what is available go to Logan & Anderson, Gulf Coastal Realtors, and check out homes available through their website. FYI, you can buy a home pithing walking distance of the beach for as low as $250,000. If you want to live a bit further from the beach, you can buy a new home for less than $200,000.
There is simply no place in the nation that has a greater variety of cultural foods than the Mississippi Gulf Coast. Much of the food culture here is closely connected to that of New Orleans not far away. Seafood is of course a staple here and fresh seafood is something that you can only get where it’s caught.
Seafood
Starting with seafood, you should know that our country is being bombarded with fish originating from other nations. I understand that there is seasonality for some fish but there is no reason why anyone should eat catfish caught anywhere but Mississippi or Louisiana. Our fish is earned hereunder strict government regulation. Yet, catfish caught in Southeast Asia is still served in some restaurants. When you eat catfish along the coast ask if it’s locally produced.
Shrimp is abundant in the area. There are two main seasons for shrimp here and they are tasty. Many restaurants receive fresh shrimp daily. In fact, you can buy fresh shrimp from the same fishermen at the ports along the coast. Once again, you can go to the big box store and buy frozen shrimp that is imported from Asia. Why? There is no better shrimp than gulf shrimp.
Blue Crab is a local favorite. You can find it prepared in many ways but fried crab it the most common way it is served. Often you receive several on your plate and then open and eat. The blue crab is caught all around the bayous and inland waterways.
Redfish, black drum, flounder, bass, speckled trout, and many other species of fish are available in restaurants. Redfish are still considered somewhat endangered and it is hard to find outside of the South in a restaurant. Fish comes in daily to restaurants so enjoy.
Crawfish
I put crawfish into its category. While it’s fish, people here enjoy them in a season which is generally the early winter through spring. Crawfish are served boiled on everything from stuffing for flounder to a topping for eggs. The most popular way to eat crawfish is to buy them from a shack that opens just to sell them cooked in a bag or live in a bag. Everyone who sells them cooked in a bag or even live mixes them with their mix of seasoning. Crawfish are farmed along the coast but again, it irritates me to see Asian crawfish competing with our local farmers.
The shacks only sell locally sourced crawfish however cooked crawfish may come from elsewhere. Ask before you order. Why come all this way to eat crawfish from another country?
The Boil
Now we are talking. The typical boil is a “crawfish boil”. You start with a large pot and I mean a very large pot. They make pots just for boils. Fill partly full with water, throw in yo, ur spices and bring to a boil. Throw in corn-on-the-cob, sausage, and redskin potatoes. Then fill the pot with fresh live crawfish. Bring back to a boil. When ready, empty the water and toss the entire contents on a trestle table. If your boil is not for a party, you use boil trays which are large with a one-inch lip to hold any juice and fill it with crawfish and the other ingredients.
By the way, five pounds of fresh crawfish is about right per person.
Popular dishes
Red beans and rice with sausage is a local favorite. Jambaliah is a rice dish with various ingredients e.g. chicken or fish. Etouffee can be crawfish, , crab or shrimp., this saucy dip is eaten with rice which is added at the time of eating. Fried chicken is without a doubt one of the most popular southern favorites. Anything fried, from candy bars to an alligator. Greens are on most menus along with okra and other traditional southern veggies. Don’t forget fried green tomatoes and fried pickles.
Even local deserts
Coconut cake is popular in the spring around Easter. King cake is popular during mardi gras. There are several pies and cakes that are local to this area and New Orleans. You can buy them in grocery stores.
I could go on and on about the food here, I left off many dishes that you would probably not find elsewhere. You should know that while these delicious Cajun and Southern dishes are popular you can find almost any other fare here. With the connection to the rest of the world through the military bases, many cultures have restaurants here. Enjoy.
It was a bit rainy of and on during the weekend when our guests were married. They chose the Blue Wave, our beautiful house located one block from the Gulfport beach. They were married at the kiosk on the beach at the intersection of Cowan and Beach Blvd.
Gulfport Beach Kiosk
According to the people at Harrison County who manage the beaches, this location is the most popular along the entire coast for small weddings. You can see the kiosk from our front porch so it was a short walk for the party to reach the kiosk and exchange vows.
Our property was perfect for the reception which was held both inside and outside. They erected tents on our lawn and set up tables. Good thing we have plenty of parking on the property and adjacent to it. While it was a smaller wedding, their sufficient space for the entire wedding party and guests to have a great time.
There are other weddings on our calendar, some will be larger and some on the small side, regardless our Blue Wave house is the perfect venue for a beach wedding. Please contact us if you are interested. We can arrange for tents, tables, anything you need to make the event a success.
This blog is intended to provide a few of the many restaurants located on water along the Mississippi Gulf Coast. Our focus will be on Gulfport and Biloxi since that is where our properties are located at the present time. We will add others over time.
The restaurants listed are located on the beach, across the street from the beach with a beach view or located on a Bayou not far from our properties. If we list one that is further afield the distance will be mentioned. Check back as this blog page is a work in progress.
View from Golden Nugget Sports Bar Restaurant of Biloxi Harbor
The restaurants listed are considered good although the author has not eaten at all of them. There are specific restaurant reviews on a related website that is linked here and those restaurants are not all on water.
You should know that there were many more restaurants on or near the beach before hurricane Katrina. Most of those located on Beach Blvd, U.S. 90 were rebuilt so they are modern and well air-conditioned. Many offer decks with views, these are the ones that I like even if the food is adequate, sitting by the water having a cold drink is part of the fun.
BILOXI AREA
Salt Grass – located on the north side of Beach Blvd across from the Golden Nugget Casino. There are views of the entrance to Biloxi Bay even though this is not located on the beach.
Golden Nugget Sports Bar restaurant – Great views of the harbor. The food is great (personal experience) as are the margaritas.
Blind Tiger – located on the beach across from Harrahs Casino. This one has a large deck.
McElroys – On one of the ports in Biloxi near the Hard Rock Casino. Located on the harbor has good views on the south side.
The Reef – Located on Beach Blvd, has a large deck (one of the best decks) with a great view of the sea.
Shaggys – next to the Reef with a deck as well. During the summer they open their much larger deck overlooking the sea.
Slap y’Mamas – Also located near Shaggys and the Reef. It has a deck but it is smaller than the others.
GULFPORT
Felix’s – Very close to our Blue Wave and Gulf Coast Haven properties. This is locked on the north side of Beach Blvd but it is raised and has a nice deck.
Island View Beach Casino – Located on Beach Blvd just west of US 49 in Gulfport. There are two restaurants in this Casino with sea views and decks.
OTHER GULF COAST AREAS
You should visit Ocean Springs, a small city with lots of restaurants and small bars and an active night scene. There are two restaurants on the water of note. Mikey’s on the Bayou a must stop for oysters and McElroys on the Bayou with a great view.
View from McElroys on the Bayou looking north. They have a dock for boats
OTHER SOURCES
We have included some other sources that also provide information about the properties.
Gulfcoast.org This is a great place for all things Gulf Coast.
Sun Hearld the local newspaper with articles about local restaurants
Getting married at the beach has been a favorite venue for many and the venue is more popular than ever. So how do you plan a wedding on the beach?
Get Married in Gulfport MS
Our beach and wedding gazebo
Let’s speak specifically about beaches in Gulfport, MS, and more specifically the beach located at the end of Cowan as it reaches Beach Blvd (U.S. Hwy 90) at the beach. Harrison County manages the beach at this point and issues permit for weddings. This particular spot is one of the most popular on the Mississippi Gulf Coast. There are a gazebo and a large fire pit. The beach is very wide at this point and there is parking for the bride, groom, and a couple of others on Beach Blvd near the gazebo.
Back to the permit. The fee is under $50 and the primary reason for the fee is to reserve the spot so that others do not plan to use it when you want to. There are no restrictions on the number in your party. The beach is open 24/7.
The primary reason for writing this blog about getting married on the beach is that one of our vacation properties the Blue Wave is a three-minute walk from the beach. The wedding party needs a place to prepare before the wedding and the entire party requires a venue after the wedding to celebrate.
Blue Wave Reception & Wedding HQ
The Blue Wave is perfectly situated for everything. There are two bathrooms and three bedrooms where the party can prepare for the wedding. They can stay one or two nights in advance to prepare. The wedding party can be driven to the beach and everyone can park at our property and walk to the beach.
After the ceremony, the married couple can be driven back to the Blue Wave where the entire wedding party and guests can enjoy themselves in our large yard that can be complete with tents, tables, and chairs along. Your wedding planner can work with us to arrange everything. Even if that wedding planner is your Sister and or Mother.
The opportunities for great photos on the beach are endless. Depending upon the hour of the day, you can have great sunrise or sunset photos. Mid day is also nice because the sun does not cast shadows. Take your shoes off and wade out into the water (it is warm most of the year). Why not invite the entire wedding party to take off their shoes?
After the ceremony, your guests can retire to the Blue Wave while your photographer can work their magic on the beach.
My daughter was married on the beach as well as other family members. I have enjoyed each wedding that I have attended on the beach. The wedding party is generally dressed similarly to a church wedding but guests are permitted to be a bit more casual.
Cost of Your Wedding
This brings me to the cost of a beach wedding. When you permit guests to dress more casually (not jeans), you reduce their cost to attend your event. Church weddings are generally more conservative and therefore in theory more dressy. I do not suggest here that the wedding party dress down. The bride’s gown and those tuxedos are a key element in most weddings.
The setting is essentially free. You are not paying rent for the venue itself except for the small reservation fee. If you are having a longer ceremony, you will need chairs which can be arranged but at additional cost. This is a variable. If the vows are exchanged and the ceremony is brief, there may be no need for chairs except for older guests or those with physical issues in which case, you can have a few chairs.
The reception at the Blue Wave can be held at minimal cost if the family were to cook the food and use the Blue Wave kitchen to reheat (or cook) then present the food to the guests in the yard. This avoids the cost of a catering company. If you are offering snack foods, you can visit Sams Club and buy many finger foods that require only heating.
Bring your own alcoholic beverages, store them in ice chests. If you want to set up a bar, we can have a bar available for set up. Buy your condiments and mixers at the grocery store.
For entertainment, you can hire a local band or just someone who will play your list on a music system which we can also provide. As part of the set up in the yard, we can provide a dance floor as well.
If after reading all of the above you wish to have the event catered and hire professional music makers, why not? We are here to work with you regardless of your budget. In the end, the newly married couple and their guests will have fun.
We will be adding to this blog article including offering some names of local wedding planners that are willing to help you have a great beach wedding.
Please leave comments about this article. If you are interested in contacting us, please use any of the contact forms on this website.
There are some significant differences between renting a hotel room for your vacation or renting a house or townhome. The obvious thing is that there is no check-in desk although some vacation rentals are located in high-rise condo buildings that have a check-in desk. Parking can be as close as just outside of the door for most vacation rentals while hotels require you to park in a separate lot or parking structure.
These items are the least of the differences. The most important reason for renting a house or townhome rather than a hotel room is the feeling of being at home. Our properties for example are set up so that our guests feel at home. They can cook, have a barbecue outside and entertain a group.
The cost of renting a vacation property is generally lower on a per person basis than a hotel room. Some hotel rooms have two queen beds which can accommodate four adults. Some even have portable beds for a child or two. Our properties for example can sleep 12 or more people. As an example, assume that your vacation rental is $300 per day. Your hotel is $125 per day. If you have 10 people staying at a hotel, you will need three rooms at a minimum. That’s $375 per day and you will all have to eat at restaurants. At the vacation rental, your cost per person is $30 per day and you never need to use a restaurant.
Our properties have more than one bathroom as well which helps everyone take showers and baths getting ready for the day or evening. This is a key reason why many like to stay at vacation rentals.
Hotels can have access to restaurants for their guests, this can be convenient for a late-night snack. You can have your snack at your vacation rental because they have kitchens. One way to bring a large family to a vacation destination on a modest budget is to stay at a vacation rental. You can buy food at the grocery store and cook at your temporary home for a cost that can be significantly lower than eating at restaurants.
Vacation rentals are great for socializing. They have space to spread out and an outside area for parties. If you are traveling for a special event such as the Cruzin the Coast event on the Mississippi Gulf Coast, you will need space to park your tow vehicle, train,ler, and special car/truck. Most hotels do not have sufficient spaces or clearance for trailers.
At this point, you should get the idea that there are many more benefits of staying at a vacation home than the typical hotel. Without a doubt, there are many more reasons why should stay at a vacation rental, let us know after staying at one of our properties or others by leaving comments about this article.
