My wife and I are going to flee the cesspool that is Oregon and we’re thinking about finding a place in Mississippi on the water.

Before I get flamed for being from Oregon, be advised:
I like boobs, a lot
Trannies are sick
I voted for Trump six times
I stand for the nation anthem
Any steak over medium rare is an abomination

We don’t need much, but a private dock with easy ocean access and a good view is a must.

Any advice? Time horizon is 3 maybe 4 years.



P

Good luck down there if that's where you end up. Swapping salmon for redfish?

If I can find the right place, yeah.

Low property taxes
No tax on SS, IRA, or 401(k) income

And they have an ocean of sorts.

Isn't FL similar in regards to taxing retirement income?

You'd be lucky if there were one person from there on this website. And that person wouldn't be 'from there'.
I lived there from 1980 until 2002, so I know my way around, what info. are you wondering about?

Looking for direction on towns/areas to focus the search.

I am a native Mississippian and still consider the MS Coast home. First, nobody that lives on the MS Coast lives on the Gulf. The Gulf sits outside of barrier islands that sit roughly 10 miles across the Mississippi Sound from the inhabited coast. The barrier islands are part of the Gulf Islands National Seashore. They are uninhabited and not accessible by land.

If you are considering living on tidal waters, you need to know that it is the most hurricane surge prone place in the country. Water really piles up during storms. While the housing is MUCH more affordable than it is in Oregon, you have to factor in flood and wind and hail insurance coverage. Do you want to live water view or waterfront? Much of the waterfront is on back bays and canals that don't offer the water view you prefer. The houses on the beach are across the road from the beach and don't offer dockage. If you want to be able to hop in a boat from your backyard, it's the backwaters and canals.

I can give you a good scouting report on all of the coastal towns. They all have their own vibe. I like the MS coast and was going to retire there. The past few hurricane seasons changed my mind. I don't want to be 75-80 years old dealing with that crap.

I relocated there but I’m a ways up Interstate 55.

Pass Christian is a nice area and Ocean Springs is too. Easy access to Breton Sound, Main Pass and not too far from The Chandeleur Islands, all have fabulous speckled trout and redfishing opportunities. You don’t need a big boat.

Diamond Head is an older local golf community. The gulf coast areas are close to I-10, I-55 and I-59 so convenient for traveling.

Mississippi also has some really nice fresh water reservoir impoundments for crappie, Bass, etc. The state also has more Whitetail deer per acre than any other state and good hunting is available.

Just realize the inevitable with hurricanes and be sure, before you buy, to check into what flood insurance might cost you because that’s going up exponentially as we speak.

Good luck and welcome to the Magnolia State.

Look around Bay St. Louis . Then again, you will have to deal with the hurricanes.
More than you think, ol mike,

Gulfport has become a Schitt show so don’t go there!

The casinos have great entertainment, so whether you gamble or not, the concerts, Broadway type shows and Vegas style entertainment is nice. Biloxi has a minor league baseball team. Tons of public land for hunting, but it is chock full of idiots running dogs. There are decent leases available. The freshwater and inshore fishing is very good. It's a haul to get offshore, but it's good once you get there. The Biloxi/Gulfport metro area has all the shopping and medical services you need.

Good VA Hospital.

Good events like Cruising on the Coast if you like car shows.

Keep your wallet and purse close as you can. There are a bunch of stealing methheads around the shopping area!

That's everywhere you go anymore
The most remote places have it if you
know what to see

"The" shopping area in Gulfport?

That is a seriously cool event. I go every year that I can.

I was last there working the aftermath of Katrina as a subcontractor for FEMA. I was based out of Gulfport, MS. I have always loved the deep south and the folks I met were beautiful people, at least the ones not trying to scam a load from uncle sam! I did the inspection for the mayor of Gulfport, who was a total POS, including his wife. I knew they were pulling a fraud deal on me and later three lawyers from Dept. of Homeland Security flew in to WI and interviewed me. I never had to testify, but he did get charged with a felony. Anyhoo, I wish you the best of luck as there are [bleep] no matter where one resides and I would stay away from the coast as you can always drive down there. That hurricane is not something I would want anyone to have to deal with!

How do you feel about adult adoption?

(Just to clarify - I know that doesn't answer your question, and should not be an adverse reflection on my my reading and comprehension skills.)

I’m 150 miles off the coast but “easy access to water and a dock” anywhere around the coast makes you vulnerable to hurricanes. If there’s a hurricane, depending on where the eye goes, the bays and inlets can be as bad as the actual coast for storm surge. Around Gulfport qnd Biloxi, you don’t want to be south of the railroad track (berm). Katrina just about wiped out everything between the RR berm and the beach. My son helped salvage some stuff from a branch of USM and he said there was NOTHING left below the third floor. Camille did pretty much the same thing in ‘69.

Low cost of living, lots of house for your money. Any retirement pay is not taxed by the state, ie, military retirement, teacher’s retirement, etc. That doesn’t include SS.

you'll miss the mountains and elk.

Don't do it

Is this what you're looking for?

4911 E Belle Fontaine Rd, Ocean Springs, MS 39564
Built in 1987.







Welcome to the Mississippi Gulf Coast! This house and property have it ALL. The house sits on almost 1 acre & consists of 3 beds 3 baths, rear screened in porch, downstairs room for storage or man cave, etc. There is also a secluded area with a shower downstairs. Property has a 30x40 metal workshop with power tall enough for a boat or RV with 16 foot front & rear doors, storage and upper storage. It is on public sewer & water but still has the well & septic. Pier is in process of being repaired. Fish off your own pier and catch lots of fish or dock your boat for a short trip to Horn Island or sunset cruise. The sunrises and sunsets are breathtaking! Don't miss out on your own piece of paradise!

https://www.rockethomes.com/homes/4911-e-belle-fontaine-rd-ocean-springs-ms-39564

I’m headed To the South in about 6 weeks. I already miss the mountains.

Need to work out a rental property in the mountains and a home near the coast. Or vice versa. Split time!

Wifeo and I thought Ocean Springs was really nice. We visited our daughter stationed at Keesler AFB a few years ago and explored the area. That's where I'd start.

Here's another dandy in Ocean Springs, 2800sf
Built in 1978

9833 Pointe Aux Chenes Rd,
Ocean Springs, MS, 39564






This is a beautiful secluded property on a peninsula in desirable Ocean Springs with a Gulf view. At an elevation of over 25ft this home has not flooded. The property has an incredible history going back to the 1800's. Surrounded by gorgeous oak trees and camellias. The house was remodeled three years ago and has a very coastal style and is like being on vacation. New kitchen cabinets and countertops were installed, large walk in pantry, the master bathroom was redone featuring hand painted tiles by Chris Stebly, grandson of Walter Anderson in the walk in shower. There is a large walk in closet in the master bedroom off of the bathroom. Electrical, water heater and the septic tank were also replaced. The brick floors in the living room and around the fireplace came from the old Gulfport Courthouse. The barn wood in the office/game room was salvaged from the old Deer Ranch which was a popular tourist attraction in Gulfport. There is a screened in in-ground pool. Perfect for entertaining!!! You really have to see it to appreciate how amazing this home is.

https://www.rockethomes.com/homes/9833-pointe-aux-chenes-rd-ocean-springs-ms-39564

I’ll take it.

I survive off bird dog fees

These places go in a flash.
The first one has been listed about a week, the second one with the pool has been posted for 2 days.

Have cash in hand and be quick.

I lived in Ocean Springs in the early 90's. Worked at Ingalls for several years.
In '91 I could have bought a 3/2 on the water looking out over the barrier islands for $145K. I thought it was all the money in the world back then. Of course I would have rebuilt it at least twice by now.

More affordable the further west you go past Gulfport.

Gautier is just on the other side of Ocean Springs - probably affordable because Pascagoula drags it down.

Personally, I have no desire to ever go back.

We went to camp Shelby back in 2019 for Army trying. From what I saw Mississippi is a nice state. At the end of our training we had to take all our vehicles to fort Polk Louisiana. So we saw Mississippi from Hattiesburg clear to the Mississippi river. Folks sitting outside their homes as military convoys driving by waiving at us saluting us. Only two problems snakes and humidity woo lord the humidity. But come October it was super nice..

Prices drop like a rock a wee bit further east into Alabama.
Lots more bang for your buck.
8020 Coden Belt Rd S,
Coden, AL, 36523





Exceptional Water Front home on Portersville Bay! 131 foot of water frontage on over an acre and a half! Enjoy the sunrises and sunsets from the screened front porch that extends all the way across the front of the house. Every inch of this property is thoughtfully planned, from the downstairs bathroom to the built-in coffee pot, custom cabinets, and Jenn-Air range in the kitchen. Storm grade sliding doors installed by Blue Water Lumber, have electric blinds that reveal the stunning bay views with the click of a button. There is also an elevator at the back entrance for hauling groceries and your beach gear. and an outdoor shower. The pier has a boat lift and has electricity and water. Fish, kayak, crab, or sip a cocktail while taking in the spectacular bay views. This property is truly a little slice of heaven. Call your favorite realtor for a showing! All measurements are the responsibility of the buyer to verify.

https://www.rockethomes.com/homes/8020-coden-belt-rd-s-coden-al-36523

Maybe buy an RV lot in a nice park real close to what you want and another place on cheap higher ground to retreat to?

I live on the coast but have high and dry rentals inland.

Lived in one of my rentals for about 2 months after hurricane Hermine in September of 2016 caused a tidal surge that got the home I was living in wet.

It was convenient.

Listen to Paul. Might wanna rethink things and if you don’t care for some of the people you are escaping from you might not like some of the folk around there. I’d move north of I-20 if I were considering Mississippi though I have a house in Brandon, I think further north would be better.

A good friend who lives in Michigan has a beautiful place on Lake Michigan.

He and his wife have a 36’ 5th wheel Montana trailer that they leave year round in Pass Christian. Their arrangement there is by having a 99 year lease. It’s nice.

Mid October Jerry and Sandy head on down to the Mississippi Gulf Coast and go back to Michigan in late April.

It’s a good arrangement for them and Jerry uses the VA Hospital for needs when they’re down for the winter.

Lots to consider!

Originally a native of Louisiana and now live in Mississippi - NOT on the coast.

Paul Barnard had the right of it on what he described. I had a lot of folks I worked with who had camps (read really nice homes) destroyed due to hurricanes.
Storm surge is usually the problem. I’ve lived in the above two states all of my life and there’s no way I’d have my primary residence along the coast of either of these two states. Simply too much damage for too many years in rapid succession. If you do decide to make that move go in eyes wide open on what may happen. Retirement years are probably not the best time to be dealing with major storm damage…

I see what you did there

I've had homes along the coast in Florida pretty much all my life.

I've had one I was living in and one I used as a rental get wet.
They were just wet, not lost. That's 60 years of coastal living.

Hurricanes you know ahead of time are coming, it's easy to prepare and secure precious items.
Especially since you do it time and time again, it's actually rather easy, you just go into hurricane mode and run through the paces.

The odds of a direct hit are rather slim, I have much more concern of loosing one of my Montana properties to forest fire.

I'd rather have a home to dry out than have one burned to the ground.

It's probably never a good idea to put all your eggs in on basket though.

While you’re checking, check the Orange Beach AL area as well as Pensacola/Navarre. Especially if you want real beach. I lived in Alabama the first 49 years of life and traveled the AL/FL coast a lot. Not that I don’t like MS, it’s a fine state. But further east is a different shore for shore.

The Gulf Stream makes its turn at about Dolphin Island and back easterly. Typically with clearer blue waters.

Blue waters, at least away from bay drainage, and the whitest beaches ever seen. Not to mention Apalachicola oysters.

Keep in mind that fishing quality is key.

I’m used to pretty good fishing.




Crabbing, too.

Well…….sammon runs don’t make it quite to the Gulf of Mexico. Plenty of blue crab though. But lots of stuff to catch and good deer hunting.

Buddy of mine’s in laws have a family camp in Bay St. Louis.

Not on the beach, but it has water access.

They love it down there.

They don’t fish, but stay on the water with pontoons, skiing and jet skis.

It doesn't really matter what type Place you buy, because you're going to rebuild it every 3-4 years because of a hurricane.

Ocean Springs will be close to some of the same nuts you have in Oregon. Plenty of liberals there to tell you what to do. They lost their minds over someone killing a damn rooster walking around town recently. I have lived in MS all my life. Grew up in Long Beach about 2 blocks from the Gulf. Been through ever hurricane since Camille in 1969. I would recommend Pass Christian on the scenic drive above hwy 90 if you want to live on the Gulf.

Apalachicola oysters have no character. The best oysters anywhere come from the Mississippi Sound.

Except for that's not the Gulf that lies across the street. It's the Mississippi Sound. That area is very nice, has good elevation and the price reflects it.

Thanks!

salmon = sea lion food

pfffftt

If you aren’t dead set in the immediate coast….

Hattiesburg ain’t a bad place to live.

Specifically the Oak grove / sumrall side.

Decent size town. College town, but not buck wild.

Hour or so from the gulf.

Now days crime is everywhere, but less so in that area.

I lived in Biloxi for most of my life till a few years after high school.

It's true that sometimes hurricanes come thru and do a urban renewal on the coast but it is a nice place.

There are places like other towns that crime is present but most folks are good people.

My Mother's house did not get flooded during 1969 or every storm since.

It is located 1 block from the beach/sound.

The fishing both fresh water and salt water is not bad,last time i went home we went out south of cat island and made a day of catching reds and speckled sea trout.

Hunting is not far from the coast and there are hunting clubs that lease property as well as public.

Tags are pretty liberal.

Wished i was there now.

But those mullet over there are much better.

Bay St Louis and Ocean Springs are the nicest towns on the MS Gulf Coast, Pass Christian is an honorable mention. Don’t overlook Alabama, it’s got a nice coast. Dauphin Island, Fairhope, Point Clear, Gulf Shores & Orange Beach depending upon what you want. I think AL taxes 401k distributions unlike MS though. Both MS and AL have great fishing. Yeah, we get hurricanes. Pretty much anywhere I’d want to live has them.

When someone says HURRICANE.......carry your ass.....then....don't wait!!

Pass Christian

Well, I’m working on flexibility of thought and I’m open to other ideas.

We originally considered Texas but property taxes are through the roof.

I need to be close to salt water fishing and my wife wants to live on water. Not just a water view but like a dock or a pier on the water.

Any more ideas?

Second home in East Cape Baja Mexico half of the year.

Or rent a home down there

Ignore the clam, Ribka. LMAO

I live in Central MS, but have family and another good friend in Pensacola, FL. I believe if I were going to move near the ocean again it would be there. Great fishing for sure. You can catch inshore snapper and grouper in Pensacola bay. My buddy fishes offshore and inshore there all the time and you name it he catches it regularly.

I’m from there.

I currently live in Baldwin County, Alabama. The demographics are much better, the taxes are lower, and what you are searching for can be found near The Eastern Shore of Mobile Bay. If you want fresh water, Would be worth looking into. No way I’d move to the Ms Gulf Coast for retirement or any other reason. Schools in Baldwin County along with current demographics keep the property values higher.

There's probably good reasons so many choose Florida as a residence to retire at.

It seems half the retirees in Florida have a summer home somewhere in the Appalachian Mountains.

Great place to spend those blistering hot days of Hurricane season, they come home after the Fall color change in the mountains.

480 miles from my place on the Gulf in Florida to my favorite mountain trout stream outside of Ellijay Ga.

You sure do live well Jeff.

you figured it out

and OH by the way, I'll sell you my 1 BR 2 BA condo ~700 sq ft beachside in OB for $425k

Thing is, the exploratory journey Pharmseller is embarking on in search of retirement country has been completed and conquered a million times over.

All he has to do is observe what others have done, research why they did it and when the little light bulb goes off he can make his move.

But I think Pharmseller is having a hard time parting with his sweet homestead in Oregon.
Every few years he makes a post claiming he's gonna sell in a few years...I don't think he's going nowhere, don't tell him I said that.

Your secret is safe with us.

I try, took a long time to get here.

I've spent the last 30 summers in Montana and Alaska.
Got chased out of the Flathead last year due to forest fire smoke and ended up working my azz off for free east of the divide for some ungrateful, miserable bastereds.

Been hesitant to reenact that this year so I'm thinking of sticking to the southeast. I've frequented the Appalachians a bit but not a lot, might get to know the area better over the next few months.

Personal pier? Might be tough. WILL be expensive. Little Lagoon in Gulf Shores, Perdido Bay around Orange Beach, bay & lagoon stuff around Pensacola/Gulf Breeze. Not up on your first choice of Mississippi but lots of good feedback from others.

Make no mistake, it’ll be tough to leave, but the place is too big and too much work.



And I’d love to be someplace I could fish more, instead of being at the mercy of the conditions. This weekend out of Newport NOAA is showing a small craft advisory with 26 kt winds and 15 feet combined seas. Not uncommon for this time of year.





P

FLA doesn’t tax retirement income either.

Hmmm…

I don't believe it.

Lots to like there.

Port St. Joe area for me.

Sure looks nice but Zillow shows high dollar.

And no inheritance tax.

Florida does not have a separate state inheritance tax. Even further, heirs and beneficiaries in Florida do not pay income tax on any monies received from an estate because inherited property does not count as income for Federal income tax purposes (and Florida does not have a separate income tax).

This one had been on the market for 2 days when I posted it here, they landed a contract on it inside of 1 week.

We moved to Florida a little over two years ago; and it seems like just in time. The price of properties has nearly doubled in that time, and they sell real quick. We landed at very high elevation (125 feet) 10 minutes inland. Came from 8250 feet in Colorado, where forest fires were getting to be an everyday occurrence. I can fish anytime I want, even in bad weather, but the open ocean is a long ride out and I stick to inshore among the islands. I enjoy the Rebel Influence around these parts, and don't miss the woke-ass granola crunchers that ruined Colorado.

Yeah. I have a neighbor that listed his $500K house for $935K a couple months ago. He managed to get a contract signed last week for $899K.
Waterfront is always sought after and brings a premium.


Where you at along the 'Nature Coast' Plumdog?

Good luck...

Be advised...

The humidity and heat will rip the hide off of you in that zone... if you are not familiar... you might want to spend a few weeks late August/September.

I keep a 10 acre farm in SW Georgia... and Georgia is mild by comparison to MS or LA.

Like Cashking said be prepared for hot summers and plenty of humidity (sweat sitting in the shade). I moved out of Louisiana in 1994 lived most of that time in Kansas and Colorado. Moved back to Louisiana in 2018 and hate the summers to damn hot and humid but like the fall, winter and early spring weather.

So a lot has been covered in this thread but no one's inquired about insurance.

What's it cost for hurricane insurance on a exspensive home setting on the edge of the gulf?

Is liability insurance more exspensive with those houses up on stilts? Does insuring a home with a dock cost additional on a liability policy?

Inquiring minds need to know.

On Page 1.

Once you get that far South , a lot of states will make you sweat in the shade. Wear your swim trunks and crocs, but watch out for the gators and cotton mouths.

Impact from hurricanes worse there than in FL. Plus, it's not like FL in that it might hit here, or it might hit there. If it's coming up the gulf going north, MS is gonna get a kick in the teeth.

If you live anywhere along the Gulf Coast or Atlantic Coast below New England long enough you are going to be staying hundreds of miles inland at a hotel at some point waiting for the waters to recede and see if Servpro can salvage the bottom floor of your home. I absolutely love visiting the MS, AL and FL Gulf Coast. It is a beautiful place. No way I would live there though. I like living a few hours from the Gulf and a couple of hours from the Appalachians. It is easy to get to both while not having to live amongst the hoards of tourists.

JeffA 1

ol_mike 0

I was going to wait a couple-three weeks and see if houses were selling this well in this area.
I had a business partner who lived less than a quarter-mile of this property, she's retired now.

Hard to believe this house survived Katrina, business partner I just spoke of, her house on very strong Pilings, in-ground pool, were gone, completely gone. She said there wasn't even a road left to try and reference where her house was.
Every house I built [several] south of the bridge, all are gone, all brick homes or three walls brick, empty lots back when I looked on google earth.
Ocean Beach, area same thing houses gone.

Especially so if they go west of the Ms. Coast, hurricanes spin counter-clockwise, that brings in very high water to the east oftentimes causing more damage than where the eye of the hurricane passes over.

Exactly!

Hard to come up with comparable Wildfire/Hurricane data.
Most hurricane data out there is insurance related dollars of damage not homes 'lost'. Can't hardly count damaged shingles or trees falling on parked cars as homes lost.

Investments are a gamble most anywhere your at but I'd take a coastal hurricane over a Kansas tornado or a mountain state forest fire any day. I'd put a strong wager on there being more homes lost to wild fire than hurricanes. Can't let fear control you.




November 2020

Since 2005, more than 89,000 structures have been destroyed by wildfires resulting in an untold number of fatalities, evacuations, and personal losses. The number of structures destroyed, rather than the number of acres burned, is a more telling measure of the broad social, economic, and community impacts from wildfires.

https://headwaterseconomics.org/natural-hazards/structures-destroyed-by-wildfire/

Exactly why I posted the year built date on the homes I selected to post in this thread, it has meaning. The home in question states right in the property details that it sits at 25ft of elevation and had never flooded.

Katrina was a nasty one, also a rare one. The related storm surges which contributed to the balk of the damages broke records set in 1916, that's just how rare such a storm is. It's also why most all coastal homes are built elevated on stilts.

There is a lot of things that can be done for wind mitigation when building a home that are not included in 'code quality' construction.



STORM SURGE
Known for its storm surge, Katrina’s highest surge was found in a zone from just east of the eye near Bay St. Louis, MS east to the northern reaches of Mobile Bay. The Mobile State Docks measured the highest storm surge of 11.45 feet, while the lowest was 4.1 feet in the Santa Rosa Sound in northwest Florida. Storm surge was as high as 12-14 feet in Bayou La Batre, AL and likely close to 20 feet along the Mississippi-Alabama border.

Many homes were engulfed by Katrina’s surge in Bayou La Batre, AL.Major beach erosion occurred from Dauphin Island to east of Destin. The west end of Dauphin Island was completely under water with most of the homes on the west end washed away. The surge in Mobile Bay led to inundation of downtown Mobile causing the imposition of a dusk-to-dawn curfew. The Wallace Tunnel was closed due to high water from the surge. Most of the businesses on the Causeway over Mobile Bay were damaged or destroyed by the high water. An oil rig broke free and floated up Mobile Bay and became lodged underneath the Cochran-Africatown Bridge. The Mobile State Docks surge value of 11.45 feet was very close to being the highest value ever recorded. The previous record of 11.60 feet was set on July 5, 1916.

No lives were lost due to the storm surge across Mobile and Baldwin Counties in southern Alabama. Long lead warning times were given by the NWS Offices in Mobile, AL and New Orleans, LA as to how high the surge would be. As early as two days before landfall, the NWS Office in Mobile issued a Hurricane Local Statement (at 725pm) that foretold of the historic storm surge values of 8-12 feet well east of Katrina's center.

Well hell.

Maybe find a place close to the kids in Royse City, Texas, and just spend time near the ocean.

I hate the idea of losing my stuff to water.

Yeah
If you didn't know, Rockwall county and the surrounding
area is some of the highest priced land around
Last time I looked, $89000.00 to $175,000.00 an acre
depending on the area and road frontage and access
to utilities, etc.
Tax will also be shooting through the roof in the
next decade