Here is a comprehensive career guide for Real Estate Agents considering Biloxi, Mississippi.

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The Biloxi Real Estate Career Guide: A Local's Perspective

If you're considering a move to the Gulf Coast and a career in real estate, Biloxi offers a unique blend of historic charm, military stability, and coastal living. As someone who's watched this market evolve from post-Katrina rebuilding to today's diversified economy, I can tell you this isn't just another Southern city. It's a place where tourism, gaming, and military employment create a steady, if sometimes seasonal, demand for housing. This guide cuts through the brochure language to give you the hard numbers and local insights you need to make an informed decision.

The Salary Picture: Where Biloxi Stands

Let's get straight to the numbers. According to the Bureau of Labor Statistics (BLS) and state labor market data, the financial reality for a Real Estate Agent in Biloxi is defined by the median salary of $59,506/year. This breaks down to an hourly rate of $28.61/hour. It's crucial to understand that this is a median figure, meaning half of all agents earn more and half earn less. The national average for the occupation is $61,480/year, so Biloxi sits slightly below the national norm, but the lower cost of living significantly offsets this difference.

The job market itself is tight. There are only 98 jobs in the metro area for real estate agents and brokers. The 10-year job growth is a modest 3%, which indicates a stable but not rapidly expanding market. This isn't a place where you'll find dozens of new agencies opening every year; it's a market where you establish yourself within existing, well-known firms.

Experience-Level Breakdown

Your earning potential in Biloxi is heavily tied to your experience, network, and ability to navigate the local market. Here’s a realistic breakdown:

Experience Level	Typical Annual Income Range	Key Characteristics & Responsibilities
Entry-Level (0-2 Years)	$35,000 - $55,000	Focus on learning the market, building an initial network, and completing smaller transactions (condos, starter homes). Often works under a mentor.
Mid-Level (3-7 Years)	$55,000 - $85,000	Established client base, comfortable with a variety of property types (including waterfront), and likely handling a steady stream of referrals.
Senior Level (8-15 Years)	$85,000 - $120,000+	Specialized expertise (e.g., historic homes, luxury condos), strong referral network, and often mentoring junior agents. Handles high-value properties.
Expert/Top Producer (15+ Years)	$120,000 - $250,000+	Dominant market share in a niche, often a team leader or broker-owner. Deep ties with local developers, attorneys, and the gaming/hospitality industry.

Comparison to Other Mississippi Cities

To understand Biloxi's position, it helps to see how it stacks up against other major Mississippi markets.

City	Median Salary	Cost of Living Index (US Avg=100)	Job Market Context
Biloxi	$59,506	89.3	Tourism, Gaming, Military
Jackson	$60,255	85.1	State Government, Healthcare
Gulfport	$58,100	88.5	Port, Shipping, Tourism
Hattiesburg	$54,800	83.2	Education (USM), Military

While Jackson and Gulfport are close in salary, Biloxi's unique economy offers different opportunities. The key takeaway is that all Mississippi markets pay below the national average, but the low cost of living makes them potentially lucrative for skilled agents.

The Real Take-Home: After Taxes and Rent

Let's translate the $59,506 median salary into a practical monthly budget. For this example, we'll assume a single filer with the standard deduction in 2023.

• Gross Monthly Income: $59,506 / 12 = $4,958
• Estimated Taxes (Fed + State + FICA): ~22% = $1,091
• Net Monthly Income: $3,867

With a net income of $3,867, let's look at a sample monthly budget for a typical agent living in Biloxi.

Expense Category	Estimated Monthly Cost	Notes & Local Insights
Rent (1BR)	$923	This is the city-wide average. In desirable neighborhoods, this can climb to $1,100 - $1,300.
Utilities	$180	High humidity in summer can spike AC bills. Gulf Power is the main provider.
Car Payment/Insurance	$450	Crucial: Biloxi has limited public transit. A reliable car is non-negotiable for showings.
Gas & Maintenance	$250	Distances between neighborhoods and showings can add up.
Food & Groceries	$400	Lower cost than national average, but fresh seafood can be a splurge.
Health Insurance	$300	Varies widely; many agents are independent contractors and must purchase their own.
Miscellaneous	$500	Includes licensing fees, MLS dues, marketing, and leisure.
TOTAL	$3,003
Remaining/Savings	$864

Can they afford to buy a home? With $864 left over after expenses, buying a home is challenging but possible with discipline. The median home price in Biloxi is around $215,000. A 20% down payment is $43,000, which would take over 4 years to save at this rate. However, many agents use VA loans (common due to military presence) or FHA loans with lower down payments. The key is building a financial cushion for the first 6-12 months, as income can be irregular, especially in the beginning.

Where the Jobs Are: Biloxi's Major Employers

While most agents are independent contractors, the health of the local economy directly impacts housing demand. Biloxi's job market is anchored by a few key sectors. Understanding these employers helps you target your marketing and networking.

1. Keesler Air Force Base: This is the city's economic engine. With over 10,000 military personnel and civilians, it creates a constant churn of housing needs—both on-base (limited) and off-base rentals and purchases. Insider Tip: Specializing in VA loans and understanding military relocation processes (PCS moves) is a huge advantage.
2. Gaming & Hospitality (Multiple Employers): While not a single employer, the collective impact of casinos like Beau Rivage, Hard Rock, and Harrah's is massive. They employ thousands in high-paying service and management roles. This creates demand for housing from both entry-level workers (apartments) and executives (luxury condos and homes).
3. Gulf Coast Regional Medical Center: The largest hospital in the area employs over 1,500 healthcare professionals. This is a stable, year-round employer that attracts professionals seeking a good work-life balance.
4. Harrison County School District: One of the largest employers in the county, providing stable jobs for teachers, administrators, and support staff. This drives demand for family homes in specific school zones.
5. The Port of Gulfport: A major economic driver, the port employs hundreds in logistics, operations, and administration. Its growth potential influences long-term housing demand in nearby areas like Gulfport.
6. Mississippi Power: The local utility company is a significant employer and a stable source of well-paying jobs, contributing to a reliable middle-class housing market.

Hiring Trends: The market is not "hiring" in the traditional sense. Success comes from joining an established brokerage (like Coldwell Banker, RE/MAX, or local firms like Ward Realty) as an independent contractor. The trend is toward agents specializing—either by property type (waterfront, historic) or client type (military, retirees).

Getting Licensed in MS

The process is straightforward but requires commitment. All information is governed by the Mississippi Real Estate Commission (MREC).

1. Education: You must complete 60 hours of approved pre-licensing education from a recognized school (e.g., Superior School of Real Estate, The CE Shop). This can be done online or in person.
2. Cost: The course typically costs between $300 and $500.
3. Exam: After completing the course, you must pass the Mississippi Real Estate Salesperson Exam, administered by Pearson VUE. The exam fee is $75.
4. Fingerprints & Background Check: Required, with a state and FBI check. Cost is approximately $50.
5. Application: Submit your application to MREC with proof of education, exam pass, and background check. The application fee is $150.
6. Sponsorship: You must be sponsored by a licensed broker to activate your license.

Timeline: From starting your course to receiving your active license, expect 2 to 4 months, depending on your study pace and exam scheduling.

Best Neighborhoods for Real Estate Agents

As an agent, you live where you work. Your neighborhood affects your commute, client perception, and lifestyle. Here are four key areas:

1. Downtown/Old Biloxi: The historic heart. Charming, walkable, but parking can be tricky. Close to the waterfront, casinos, and restaurants. Commute to most showings is under 15 minutes.
   • Rent Estimate (1BR): $1,000 - $1,250
2. North Biloxi (Near Keesler AFB): The most stable rental and sales market. Family-oriented, with newer subdivisions and good schools. Commute to base is under 10 minutes.
   • Rent Estimate (1BR): $900 - $1,100
3. West Biloxi/Woolmarket: More suburban, with larger lots and newer construction. Popular with families and military personnel seeking more space. A 15-20 minute commute to downtown.
   • Rent Estimate (1BR): $850 - $1,050
4. East Biloxi (Near Ocean Springs): Blends Biloxi's affordability with the artsy vibe of neighboring Ocean Springs. Popular with young professionals. Commute can be longer (20-25 mins) but offers a different lifestyle.
   • Rent Estimate (1BR): $950 - $1,200

The Long Game: Career Growth

The real estate market in Biloxi is mature, so growth comes from specialization and volume, not market expansion.

• Specialty Premiums: Agents who specialize can command higher commissions. For example, having expertise in historic home preservation (a big deal in Biloxi's Old Towne district) or condo-hotel units (common in the casino corridor) sets you apart. Military Relocation Professional (MRP) certification is highly valuable due to Keesler AFB.
• Advancement Paths: The primary path is from solo agent to team leader or broker-owner. Some agents leverage their expertise to become appraisers or property managers, diversifying their income.
• 10-Year Outlook: The 3% job growth indicates a slow but steady market. The biggest variables are hurricane recovery efforts and the potential expansion of the Port of Gulfport. For agents, the outlook is positive for those who build a strong referral network and adapt to digital marketing. The influx of retirees from colder climates remains a consistent driver.

The Verdict: Is Biloxi Right for You?

Pros	Cons
Low Cost of Living: Your $59,506 salary goes much further here.	Seasonal Market: Tourism and some hiring slow in the off-season (late fall).
Stable Demand Drivers: Military and healthcare provide year-round stability.	Limited Inventory: As a small market, finding the right property for clients can be challenging.
Unique Lifestyle: Coastal living with rich history and culture.	Lower National Profile: May be harder to attract out-of-state buyers without a strong online presence.
Tight-Knit Community: Easier to build a local network than in a huge metro.	Income Volatility: Commission-based income requires financial discipline, especially at first.

Final Recommendation: Biloxi is an excellent choice for a real estate agent who values a lower cost of living, a stable (if not booming) market, and a distinctive coastal lifestyle. It's not the place for someone seeking rapid, high-volume sales or a cutthroat major metro environment. Success here is built on relationships, local knowledge, and specialization. If you're willing to start slowly, build your network, and embrace the unique culture of the Gulf Coast, Biloxi offers a sustainable and rewarding career path.

FAQs

Q: Is the market dominated by large national brokerages?
A: No, it's a mix. You'll find national franchises (RE/MAX, Keller Williams) alongside strong local firms like Ward Realty and Coastal Real Estate. The local firms often have deep community ties.

Q: How important is it to know about flood zones and insurance?
A: Absolutely critical. After Katrina, flood insurance is a major concern for buyers and sellers. A knowledgeable agent who can explain FEMA maps, elevation certificates, and insurance costs is invaluable. This is a key area of expertise.

Q: Can I make a good living as a part-time agent?
A: It's challenging. The market is competitive, and part-timers often struggle to build the necessary network and respond quickly to leads. Full-time commitment is recommended for the first 2-3 years.

Q: What's the biggest mistake new agents make in Biloxi?
A: Underestimating the importance of the military community. Ignoring the Keesler AFB market means you're ignoring a huge segment of buyers and renters. Get your MRP certification early.

Q: Are there opportunities for commercial real estate?
A: Yes, but it's a smaller, more specialized niche. Commercial opportunities are tied to tourism (restaurants, retail near casinos), the port, and healthcare. It requires additional licensing and a different network.

Sources: Bureau of Labor Statistics (BLS), Mississippi Real Estate Commission (MREC), U.S. Census Bureau, Zillow Rental Market, local market analysis.