Long Beach, Mississippi.
Typical home $239,781 (+1.2% in a year), asking rent $1,429 (+4.8%). Gulfport-Biloxi, MS metro.
to buy the typical home at today's mortgage rate — +$628 (+100%) since Jan 2020.
- 1 year
- Up $2,881 +1%
- $236,900$239,781 since Sep 2025
- 5 years
- Up $33,639 +16%
- $206,142$239,781 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Long Beach$1,259
- Mississippi$1,021
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 23 years.
Typical home values in Long Beach, MS rose 1.2% over the past year — in step with the nation.
Asking rents in Long Beach, MS rose 4.8% over the past year — faster than the nation's +2.7%.
Owning the typical home in Long Beach runs $216/mo more than renting one. The gap peaked at $279 in Jan 2025.
That is $1,644 a month against $1,429 rent: a $1,259 mortgage payment, plus $129 property tax and $257 insurance & upkeep.
Owning vs renting — Long Beach
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$1,644
- Renting$1,429
- Mortgage only$1,259
Property tax · $129/mo 0.65% of value a year — the ACS 2020-2024 median bill over the median home value for Harrison County, MS
Insurance & upkeep · $257/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Long Beach, Harrison County, Mississippi
Long Beach is a city of 16,780 people in Harrison County. Half its households earn more than $70,332 a year and half less, against $59,479 across Harrison County; 12% of its people live below the poverty line. 66% of its homes are lived in by their owners and 34% are rented. Unemployment in Harrison County was 3.0% in August 2026, and the county had 1.2% more jobs in 2025 than the year before. The most residents work in schools and health care, then restaurants and hotels.
Written by AI Claude Sonnet 5.5 wrote this on 24 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Long Beach is a small Gulf Coast city in Harrison County, where homes are mostly lived in by their owners and household incomes run higher than across the county as a whole. Residents are somewhat older than the typical American, and about as many hold a four-year degree as you might expect in a working coastal community. Winters are mild, summers are hot, snow is rare, and the rain is heavy through the year.
Work. Many residents work in schools, hospitals and social care, in restaurants, hotels and entertainment, in shops, and in manufacturing. Among the largest workplaces in Long Beach are the Long Beach School District, Bay Motor Winding, and BlueLinx Gulfport. Unemployment across Harrison County has eased over the past year, and the county has added jobs, while most people drive a fairly short way to work.
Things to do. The Mississippi Aquarium is a short drive away, and the Wolf River, also a short drive off, offers a quiet stretch of water. For history, the Jefferson Davis Presidential Library and Museum is a longer drive away, as is Fort Massachusetts.
Report a mistake
- 6,983households
- 36%of adults have a degree
- 12%below the poverty line
- 24 mintypical commute
- 7%work from home
What residents work in
Employed residents by industry, from the Census survey. Harrison County had 90,122 jobs in 2025, 1.2% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 61° and lows near 44°; warmest in July, with highs near 90° and lows near 75°. About 68 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Gulfport Naval Ctr weather station, 3 miles away (NOAA).
Largest workplaces in Long Beach
- Long Beach School DistSchool district379FTE
- Bay Motor WindingIndustrial equipment and machinery repair and maintenance services36
- Compass Group29
- BlueLinx GulfportPrefabricated buildings, wood, merchant wholesalers23
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 3 workplaces with 20 or more staff, 88 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- HurricanesRelatively high
- Lightningrelatively high in parts of Long BeachRelatively moderate
- Heat wavesRelatively moderate
- TornadoesRelatively moderate
- Cold wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Long Beach’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Harrison County and the Gulfport-Biloxi, MS metro.
Long Beach home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Long Beach$239,781
- Mississippi$194,531
- United States$366,157
Sellers are cutting prices on about 1 in 3 Long Beach listings, and the typical home goes pending in 50 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Long Beach29.77%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Long Beach50
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Long Beach125
New listings per month
Sellers arriving at the market.
- Long Beach26
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Long Beach$238,953
- United States$370,717
Zip codes with a Long Beach address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Long Beach — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.