Fox Run, Waveland, MS

Fox Run Neighborhood Overview

Neighborhood Overview

Fox Run is a premier residential enclave within the charming coastal city of Waveland, Mississippi. Strategically positioned just north of the bustling Beach Boulevard (Highway 90), the neighborhood offers a serene, family-oriented environment while maintaining convenient proximity to the Gulf Coast's beaches, marinas, and the vibrant downtown districts of Waveland and Bay St. Louis. The area is characterized by its mature hardwood and pine tree canopy, well-maintained lawns, and a strong sense of community privacy and pride.

Developed primarily in the late 1990s and early 2000s, Fox Run's history is intertwined with the broader recovery and renaissance of the Mississippi Gulf Coast. Many homes were built or substantially rebuilt following Hurricane Katrina in 2005, incorporating modern building codes and elevated standards for storm resilience. This has resulted in a neighborhood that feels both established and renewed, appealing to those seeking a modern home in a settled setting.

The location is a key asset; residents enjoy quick, easy access to the Waveland Beachfront and the Saint Stanislaus College campus, yet are buffered from the seasonal tourist traffic. This creates an ideal balance of coastal living and quiet suburban retreat, making Fox Run one of Waveland's most sought-after addresses for professionals, executives, and families.

Housing & Real Estate

The housing stock in Fox Run is predominantly composed of single-family detached homes, showcasing a mix of traditional Southern, Lowcountry, and modern Craftsman architectural styles. Homes typically sit on generous, landscaped lots ranging from a quarter-acre to over half an acre, providing ample space and privacy. The neighborhood features a high degree of uniformity in quality and upkeep, with homes generally ranging from 2,000 to 3,500+ square feet, often with three to five bedrooms and dedicated living spaces such as formal dining rooms, studies, and screened porches.

With a median home value of $276,500, Fox Run represents a premium segment of the Waveland market. Price points typically range from the mid-$200,000s for well-maintained, smaller footprint homes to the low $400,000s for larger, custom-built properties with premium finishes and amenities like in-ground pools. The market is overwhelmingly owner-occupied, with a rental presence estimated to be below 15%, contributing to the neighborhood's stability and consistent curb appeal. Recent trends show steady, above-average appreciation, driven by high demand and limited inventory of homes in this quality tier.

Lifestyle & Amenities

Residents of Fox Run enjoy a lifestyle centered on convenience, recreation, and coastal leisure. While the neighborhood itself is primarily residential, its prime location places a wealth of amenities within a five to ten-minute drive. The Waveland Beachfront, with its pier, picnic pavilions, and boat launch, is a major draw for fishing, sunset strolls, and community events. For dining and shopping, the eclectic offerings of downtown Bay St. Louis—award-winning restaurants, art galleries, and boutique shops—are just a short trip across the Bay Bridge.

Local favorites near Fox Run include popular seafood establishments, casual cafes, and the renowned French Potager for upscale dining. Daily needs are met at nearby supermarkets and shopping centers in Bay St. Louis. The neighborhood is car-dependent, with low walkability scores for errands, but offers excellent internal sidewalks and quiet streets ideal for walking, jogging, and cycling. For entertainment, the Hollywood Casino Gulf Coast and the Silver Slipper Casino are nearby, and New Orleans' cultural attractions are approximately a 60-minute drive away.

Schools & Education

Fox Run is served by the Bay-Waveland School District, which is consistently ranked among the top-performing public school districts in the state of Mississippi. Families are zoned for North Bay Elementary School, Bay-Waveland Middle School, and Bay High School. The district is known for its strong academic programs, dedicated teaching staff, and a wide array of extracurricular activities, including competitive athletics, band, and marine biology programs that leverage the coastal environment.

In addition to the excellent public schools, the area offers notable private educational options. Saint Stanislaus College, an all-male boarding and day school with a storied history, is located just minutes from Fox Run. Our Lady Academy, an all-female Catholic school, is also nearby in Bay St. Louis. For higher education, the neighborhood is within commuting distance of several community colleges and the University of Southern Mississippi's Gulf Park campus in Long Beach, providing lifelong learning opportunities for residents.

Community & Demographics

Fox Run is characterized by an affluent, stable, and predominantly family-oriented demographic profile. The median household income of $99,753 significantly outpaces both the Waveland city and Hancock County averages, indicating a concentration of professionals, small business owners, and managerial/executive workers, many of whom commute to roles in nearby Gulfport, New Orleans, or at the Stennis Space Center. The community is largely comprised of married couples with school-aged or older children, contributing to a quiet, orderly atmosphere.

The age distribution is likely bimodal, with a strong presence of families in the 35-55 age range and a segment of empty-nesters or pre-retirees who appreciate the low-maintenance, high-quality homes and coastal proximity. The neighborhood exhibits low population turnover, fostering a strong sense of community where residents know their neighbors. This is often reflected in neighborhood watch programs and informal social gatherings, creating a secure and welcoming environment that is highly attractive to potential buyers.

Real Estate Market Insights

Fox Run represents a critical segment of the Waveland real estate market, acting as a bellwether for high-end demand in the area. Its investment potential is strong, underpinned by the district's top-rated schools, resilient and modern housing stock, and the enduring appeal of coastal living. Properties here have demonstrated robust value retention and appreciation, even during broader market fluctuations, due to the consistent demand and limited supply of comparable homes. For investors, the low rental stock suggests potential for high-quality, long-term rental properties, though the market is primarily driven by owner-occupants.

Current market trends indicate a competitive seller's market within Fox Run, with homes receiving multiple offers and selling quickly, often at or above asking price. The average days on market is typically lower than the regional average. Buyer demand is fueled by relocation professionals, local move-up buyers, and those seeking a primary residence with vacation-like amenities. For real estate professionals, Fox Run is a neighborhood that demands expertise; listings here attract serious

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