Dunes & Demos examines how demographic trends—not policy—ultimately drive real estate demand along Baldwin County’s Gulf Coast, highlighting the distinct market dynamics of Gulf Shores, Orange Beach, and Fort Morgan. While all three markets have experienced significant population growth, that growth has been accompanied by an aging ownership base dominated by Baby Boomers, resulting in materially different risk profiles, demand drivers, and long-term absorption characteristics by submarket. The analysis underscores the importance of understanding demographic composition, ownership turnover, and future buyer depth as critical factors influencing valuation, pricing resilience, and investment performance along Alabama’s Gulf Coast.