$2.5 Million Gulf-Front Tower in Ocean Springs, Mississippi – An Extraordinary 5-Bedroom Waterfront Estate With Over 4,600 Square Feet of Terraces

Discover an Extraordinary Gulf-Front Property in Ocean Springs, Mississippi

Located at 5301 E Belle Fontaine Road, Ocean Springs, MS 39564, this remarkable waterfront property offers a rare combination of architectural ambition, coastal scenery, substantial outdoor living space, and the opportunity to complete a truly distinctive Gulf-front residence.

Listed for $2,500,000, the property is unlike a conventional luxury home. Its unusual tower-inspired design, concrete-and-steel construction, expansive terraces, and direct waterfront setting distinguish it from traditional residential properties along the Mississippi Gulf Coast.

The residence features approximately 4,402 square feet of interior space, five planned bedrooms, five full bathrooms, and two half bathrooms.

Beyond the interior, the structure includes more than 4,600 square feet of open-air terraces, creating extensive possibilities for outdoor living, entertaining, and enjoying panoramic views of the Gulf.

Situated on approximately 0.83 acres, the property offers roughly 126 feet of waterfront frontage.

Its elevated design was conceived to capture coastal views, including sunrise and sunset.

The residence also includes an elevator, multiple levels, wraparound terraces, balconies, and covered parking.

Constructed using insulated concrete forms and supported by a substantial piling system, the building reflects an ambitious approach to waterfront residential architecture.

However, prospective buyers should understand one particularly important detail: the residence remains unfinished and requires additional investment, including roof repairs.

This is not a completed, move-in-ready luxury home.

Instead, it represents a substantial construction and renovation project intended for buyers with the resources, experience, and professional support necessary to evaluate and complete a complex coastal property.

The seller suggests several possible future concepts, including a private Gulf-front estate, multigenerational residence, boutique retreat, short-term rental, or intimate event property.

However, none of these alternative uses should be assumed to be approved.

Any commercial activity, rental operation, renovation, or redevelopment would require appropriate due diligence and compliance with applicable zoning, building, permitting, and other governmental requirements.

For buyers seeking an unusual architectural property with extensive waterfront views and opportunities for customization, this Ocean Springs residence offers a distinctive subject for consideration.

This detailed guide explores the property’s design, construction, interior layout, outdoor terraces, waterfront setting, renovation requirements, financial considerations, and potential future uses.

Property Overview – 5301 E Belle Fontaine Road

The property is classified as a single-family residence and occupies a waterfront parcel along the Gulf of Mexico.

Its large terrace areas and vertical design are among its most recognizable characteristics.

Key Property Details

Property Feature	Listing Information
Asking Price	$2,500,000
Address	5301 E Belle Fontaine Rd, Ocean Springs, MS 39564
Property Type	Single-Family Residence
Construction Year Reported	2013
Completion Status	Unfinished
Interior Living Area	Approximately 4,402 Sq. Ft.
Open-Air Terraces	More Than 4,600 Sq. Ft.
Bedrooms	5 Planned
Bathrooms	7 Total
Full Bathrooms	5
Half Bathrooms	2
Stories	3 Reported
Lot Size	Approximately 0.83 Acres
Waterfront Frontage	Approximately 126 Feet
Waterfront Type	Gulf Front
Construction	Concrete and Insulated Concrete Forms
Foundation	Piling System
Elevator	Included in Design
Outdoor Features	Terraces and Balconies
Parking	4 Covered Spaces Reported
Roof	Repairs Required
Public Sewer	Reported
HOA	None Reported
Annual Property Taxes	Approximately $2,259
MLS Number	4162190

The property is unfinished, and the proposed bedroom and bathroom arrangements should be verified against the existing construction and approved plans.

Understanding the $2,500,000 Asking Price

The property is advertised for $2.5 million.

This figure reflects the seller’s asking price for the existing waterfront parcel and unfinished structure.

However, buyers should not interpret it as the total cost of obtaining a completed luxury residence.

Additional construction expenses may be substantial.

The building requires further investment, including roof repairs.

Other work may involve mechanical systems, interior finishes, waterproofing, utilities, safety systems, and final inspections.

The listing does not provide a complete construction budget.

Therefore, buyers should obtain professional estimates before evaluating the total project cost.

A comprehensive financial analysis should include acquisition expenses, construction, insurance, permits, taxes, professional fees, and contingency reserves.

A Distinctive Tower-Inspired Architectural Design

One of the property’s most unusual features is its tower-inspired appearance.

Rather than spreading the entire residence across a conventional horizontal floor plan, the design emphasizes vertical living spaces and elevated outdoor areas.

This architectural approach creates opportunities for expansive views.

The listing describes the structure as an architectural statement along the Gulf.

Its appearance differs from many traditional coastal houses.

However, the home’s final character will depend partly on how the unfinished areas are completed.

Buyers should review the existing architectural plans and structural documentation.

Any proposed modifications should be evaluated by qualified design professionals.

Concrete-and-Steel Construction

The property was conceived using concrete and steel as major structural components.

According to the seller, the home was built using insulated concrete forms and supported by concrete-and-steel pilings.

These materials reflect a substantial construction approach.

However, material selection alone does not guarantee resistance to coastal hazards.

Structural performance depends on design, engineering, construction quality, maintenance, and exposure conditions.

Buyers should request available engineering records.

A qualified structural engineer should evaluate the building’s present condition.

This is especially important because the residence remains unfinished.

Insulated Concrete Forms

The listing identifies insulated concrete forms, commonly called ICFs, among the construction materials.

ICF construction generally involves concrete placed within insulating form systems.

This approach can provide structural and thermal characteristics that differ from conventional wood framing.

However, actual performance depends on the specific design and installation.

Buyers should review construction records and inspect the building.

Any unfinished sections, penetrations, or exposed materials should be evaluated.

An engineer familiar with ICF construction may be helpful.

Elevated Foundation and Piling System

The property uses a piling foundation system.

Elevated construction is an important consideration for coastal properties.

However, buyers should not assume that the building is protected from every type of flooding or storm damage.

The foundation’s condition should be inspected.

Relevant factors include piling integrity, connections, corrosion, settlement, and exposure to coastal conditions.

The listing does not provide a current engineering report.

A professional evaluation is recommended before purchasing.

Approximately 4,402 Square Feet of Interior Space

The residence offers approximately 4,402 square feet of reported interior living area.

This is a substantial amount of space for a private home.

However, because the property remains unfinished, buyers should distinguish between planned rooms and completed, habitable areas.

The listing does not provide a detailed completion schedule.

It also does not establish that every area currently meets occupancy requirements.

A building professional should review the existing construction.

The usable interior area should be verified against approved plans and current conditions.

Five Planned Bedrooms

The listing identifies five bedrooms.

The seller describes a design concept featuring private bedroom suites with elevated Gulf views.

This arrangement could provide separation between sleeping areas.

However, the actual condition and completion status of each bedroom should be verified.

Buyers should inspect room dimensions, windows, ventilation, and planned finishes.

The final configuration may depend on the remaining construction work.

Five Full Bathrooms and Two Half Bathrooms

The property is advertised with seven bathrooms in total.

These include five full bathrooms and two half bathrooms.

The seller’s vision includes private bedroom suites with their own bathrooms.

However, the listing does not establish that every bathroom is fully finished or operational.

Buyers should verify plumbing installations, waterproofing, fixtures, and remaining work.

Bathroom completion can represent a significant construction expense.

The final budget should account for both materials and labor.

Primary Suite at the Highest Level

The seller describes a primary suite positioned at the highest level of the residence.

This elevated location is intended to take advantage of the surrounding Gulf views.

A high-level primary suite could offer a distinctive residential experience.

However, the listing does not provide detailed room measurements or finish specifications.

Buyers should review the architectural plans.

They should also evaluate elevator access, emergency exits, and any applicable building requirements.

Elevator Access

An elevator is included among the property’s features.

In a vertically organized residence, elevator access may provide practical convenience.

However, the listing does not specify whether the elevator is fully installed, operational, or approved for use.

Buyers should request documentation.

A qualified elevator contractor should evaluate the equipment.

Installation, certification, and maintenance costs may be significant.

Elevator operation should not be assumed until confirmed.

More Than 4,600 Square Feet of Open-Air Terraces

One of the property’s most impressive characteristics is its extensive terrace space.

The seller reports more than 4,600 square feet of open-air terraces.

This outdoor area exceeds the reported interior living space.

Such a design creates substantial opportunities for outdoor enjoyment.

However, the terraces’ current condition and completion status should be inspected.

Structural loading, drainage, waterproofing, railings, and surface materials are important considerations.

The actual usable terrace area should be verified.

Wraparound Terraces and Coastal Views

The listing identifies wraparound terraces.

These outdoor spaces may provide views in multiple directions.

Their elevated positions can create a visual relationship with the Gulf and surrounding coastline.

However, buyers should inspect the terrace surfaces and protective railings.

Coastal exposure can affect construction materials over time.

Maintenance planning is particularly important for elevated outdoor structures.

Rooftop Lounge Possibilities

The seller suggests rooftop lounges as a possible future feature.

A rooftop lounge could provide a setting for outdoor relaxation.

However, the listing does not establish that a finished rooftop lounge currently exists.

Any proposed installation would require appropriate structural and regulatory review.

Furniture, shade structures, lighting, and other additions can affect load requirements.

A qualified engineer should evaluate the feasibility of any major terrace improvements.

Outdoor Kitchen Concepts

Outdoor kitchens are another possibility mentioned by the seller.

These spaces could be incorporated into a future terrace design.

However, the listing does not confirm that outdoor kitchens are currently installed.

Adding cooking equipment may require electrical, plumbing, ventilation, and fire safety planning.

Coastal weather exposure should also be considered.

Buyers should obtain professional estimates before including these improvements in a construction budget.

Private Seating Areas and Outdoor Dining

The extensive terraces may offer opportunities for separate seating and dining areas.

Different levels could potentially support different outdoor activities.

However, practical arrangements depend on the completed layout.

Buyers should consider wind exposure, shade, access, and safety.

Outdoor furniture and materials should be appropriate for the coastal environment.

Any permanent installations should comply with applicable requirements.

Fire Features and Entertainment Spaces

The seller suggests fire features and event spaces as possible uses for the terraces.

However, these are concepts rather than confirmed completed amenities.

Open flames and outdoor cooking equipment may be subject to safety restrictions.

Buyers should investigate applicable regulations.

The property’s suitability for large gatherings also depends on occupancy limits, access, parking, and other requirements.

No event venue approval is established by the listing.

Gulf-Front Location in Ocean Springs

The property sits directly along the Gulf in Ocean Springs, Mississippi.

Waterfront location is one of its defining characteristics.

The seller describes sweeping coastal views and opportunities to enjoy sunrise and sunset.

However, actual views depend on the property’s orientation, surrounding conditions, and specific viewing areas.

Buyers should visit the property to evaluate the setting.

They should also investigate coastal hazards and insurance requirements.

Approximately 126 Feet of Waterfront

The listing reports roughly 126 feet of waterfront frontage.

This provides a direct relationship between the property and the Gulf.

However, buyers should verify the frontage through a survey.

Waterfront boundaries can involve additional legal and environmental considerations.

The listing does not establish private beach ownership or unrestricted shoreline rights.

A title review and appropriate professional guidance may be useful.

Seawall and Shoreline Features

The listing identifies a seawall among the waterfront features.

However, its condition is not described.

Seawalls can require maintenance and repairs.

Buyers should investigate structural integrity, erosion, and permitting requirements.

Coastal engineering professionals may be able to assess the shoreline.

The presence of a seawall does not eliminate the risk of flooding, storm surge, or erosion.

Approximately 0.83 Acres of Land

The property occupies approximately 0.83 acres.

This equals roughly 36,155 square feet.

The lot is described as cleared, with a front yard and coastal views.

However, buyers should verify the exact boundaries.

The relationship between the building, waterfront, access areas, and required setbacks should be evaluated.

Any proposed outdoor improvements may require permits.

Covered Parking for Four Vehicles

The listing identifies four covered parking spaces.

These are described as carport spaces.

However, buyers should verify their current condition and dimensions.

Parking access may be especially important for a multilevel residence.

The listing does not identify an enclosed garage.

Buyers should inspect the parking area and its relationship to the building’s entrances.

Unfinished Construction – An Essential Consideration

The property’s unfinished status is one of the most important facts in the listing.

The seller emphasizes that additional investment is required.

This means the residence should not be evaluated as a completed luxury home.

Buyers should request detailed information about completed work.

They should also identify which permits remain open and which inspections are outstanding.

A construction professional can help establish the scope of remaining work.

Roof Repairs Required

The listing specifically identifies roof repair as a necessary improvement.

This is a significant concern for any coastal property.

Roof problems can affect waterproofing and interior construction.

Buyers should obtain a professional roof inspection.

The extent of repairs is not disclosed.

A qualified contractor should provide a written assessment and estimate.

Any underlying water damage should also be investigated.

Evaluating the Remaining Construction Work

The listing does not provide a complete schedule of unfinished items.

Therefore, buyers should investigate all major building systems.

These may include electrical installations, plumbing, HVAC equipment, interior finishes, waterproofing, and safety systems.

However, no specific defect should be assumed without inspection.

A detailed construction assessment can help identify what remains to be completed.

The findings should inform the purchase decision.

Construction Permits and Approvals

An unfinished building may have outstanding permit requirements.

Buyers should review the property’s permit history.

They should determine whether previous approvals remain valid.

Any proposed changes to the design may require additional permits.

Local authorities can provide information about applicable requirements.

A qualified architect or contractor may help coordinate the review.

Coastal Building Standards

Waterfront construction can involve specialized design requirements.

Wind exposure, flood risk, storm surge, and corrosion may influence building standards.

The listing does not provide current engineering certifications.

Buyers should consult professionals familiar with Mississippi Gulf Coast construction.

They should also verify applicable floodplain regulations.

The building’s substantial concrete construction should not be interpreted as a guarantee against coastal damage.

Flood Risk and Insurance

Flood risk is a major consideration for Gulf-front real estate.

Buyers should obtain the property’s current flood zone information.

They should also investigate flood insurance availability and cost.

Standard homeowners insurance may not cover all flood-related losses.

Windstorm coverage may involve separate requirements.

The listing does not provide insurance quotations.

Buyers should obtain estimates before calculating the property’s annual ownership expenses.

Maintenance in a Coastal Environment

Salt air, humidity, wind, and storms can affect coastal buildings.

Metal components, exposed surfaces, windows, and outdoor fixtures may require regular maintenance.

The property’s extensive terraces could increase exterior maintenance responsibilities.

Buyers should inspect waterproofing, drainage, railings, and structural connections.

Long-term maintenance should be considered in the ownership budget.

Public Sewer Service

The listing identifies public sewer service.

However, buyers should verify the connection and its current condition.

The property’s unfinished status may affect whether all plumbing systems are operational.

A professional inspection can help establish the condition of the sewer and internal drainage systems.

Any remaining work should be included in the construction budget.

Water and Utility Connections

The listing does not provide complete details about water and other utilities.

Some entries are marked for further clarification.

Buyers should verify which services are connected and operational.

They should also determine whether utility installations have passed required inspections.

The presence of infrastructure does not necessarily establish that the home is ready for occupancy.

Potential as a Private Gulf-Front Estate

The seller’s primary concept is a distinctive private waterfront residence.

The planned five-bedroom configuration and expansive terraces could support a spacious household arrangement.

However, the final result depends on completing the building.

Buyers should determine whether the existing plans suit their needs.

Any desired modifications should be evaluated before purchase.

Multigenerational Living Possibilities

The property’s multiple levels and planned bedroom suites may interest buyers considering multigenerational living.

However, practical suitability depends on the final floor plan.

Elevator operation, accessibility, privacy, and shared spaces should be considered.

The listing does not establish separate legal dwelling units.

Buyers should verify any intended occupancy arrangement.

Boutique Coastal Retreat Concept

The seller suggests that the property might be suitable for a boutique coastal retreat.

However, this is an exploratory concept.

The listing does not establish commercial lodging approval.

Buyers should investigate zoning, licensing, insurance, and operational requirements.

Additional safety and accessibility standards may apply.

Financial projections should not be prepared without confirming legal feasibility.

Short-Term Rental Possibilities

Another concept mentioned is short-term rental use.

However, the listing does not confirm that such activity is permitted.

Buyers should investigate local rental regulations and licensing requirements.

Insurance and management expenses should also be considered.

No rental income history is provided.

The property’s unusual design does not guarantee demand or profitability.

Bed-and-Breakfast Potential

The seller also mentions a bed-and-breakfast concept.

However, operating a lodging business may require specific approvals.

These could include zoning, licensing, health, safety, and occupancy requirements.

The property is currently classified as a single-family residence.

Buyers should not assume that commercial lodging is automatically permitted.

Wedding and Event Venue Possibilities

The extensive terraces and waterfront setting may inspire ideas for small events.

However, the listing does not establish that the property is approved as an event venue.

Commercial gatherings can involve parking, noise, occupancy, fire safety, accessibility, and insurance requirements.

Buyers should consult local authorities before planning any event business.

The available parking and access arrangements should also be evaluated.

Living in Ocean Springs, Mississippi

Ocean Springs is a coastal community along Mississippi’s Gulf Coast.

The city is known for its waterfront setting and connection to the surrounding coastal region.

However, the property’s specific location should be evaluated in relation to everyday services.

Buyers should research shopping, healthcare, transportation, and other needs.

Coastal living also involves weather-related responsibilities.

The property’s waterfront position may be appealing, but ownership requires careful planning.

Understanding the $568 Price Per Square Foot

The listing reports approximately $568 per square foot.

This figure is calculated using the $2.5 million asking price and the reported 4,402 square feet of interior living area.

However, it does not account separately for the extensive terraces.

More importantly, it does not include the cost of completing the home.

Buyers should not compare the figure directly with finished luxury properties without considering condition and remaining construction expenses.

Zestimate of Approximately $2.32 Million

The listing identifies a Zestimate of approximately $2,322,600.

However, a Zestimate is an automated estimate.

It is not a professional appraisal or a guaranteed sale price.

An unfinished, architecturally unusual waterfront property may be especially difficult to value using standard comparisons.

Buyers should consider obtaining an independent appraisal.

A professional evaluation may provide additional context about the existing structure and land.

Reported Property Taxes

The listing reports annual property taxes of approximately $2,259.

However, this amount should be verified with the appropriate tax authority.

The tax-assessed value is reported as $114,280.

This figure is substantially lower than the asking price.

Buyers should not assume that the reported taxes will remain unchanged after completion, sale, or reassessment.

Future taxes may be materially different.

No Homeowners Association Reported

The listing states that there is no homeowners association.

This may mean that regular HOA dues do not apply.

However, waterfront ownership can involve other regulations and responsibilities.

Buyers should investigate deed restrictions, coastal requirements, easements, and local ordinances.

The absence of an HOA does not eliminate permitting or maintenance obligations.

Financing an Unfinished Luxury Property

Financing an unfinished residence may differ from obtaining a conventional mortgage on a completed home.

Lenders may require inspections, appraisals, construction plans, and detailed budgets.

The listing does not identify approved financing arrangements.

Buyers should consult lenders familiar with construction and renovation financing.

Financing availability should be established before making a purchase commitment.

Illustrative Construction Completion Scenarios

Because the home is unfinished, total costs are uncertain.

The following examples demonstrate how additional construction expenses could affect the overall project.

These are hypothetical calculations, not contractor estimates.

Hypothetical Completion Budget	Asking Price Plus Completion
$250,000	$2,750,000
$500,000	$3,000,000
$750,000	$3,250,000
$1,000,000	$3,500,000
$1,500,000	$4,000,000

These examples exclude other potential expenses.

Actual costs may be higher or lower.

A qualified construction team should prepare a detailed estimate based on the property’s current condition.

Important Questions to Ask Before Purchasing

Before purchasing 5301 E Belle Fontaine Road, buyers should investigate the following questions:

1. What construction work has been completed?
2. What work remains unfinished?
3. What is the exact condition of the roof?
4. Are there signs of water intrusion?
5. Are structural engineering reports available?
6. What is the condition of the piling foundation?
7. Are the terraces structurally certified?
8. Is the elevator operational and approved?
9. Are all five bedrooms completed?
10. Are all seven bathrooms functional?
11. Which utilities are connected?
12. Are there outstanding building permits?
13. What inspections remain necessary?
14. What is the current flood zone designation?
15. What are the estimated flood and wind insurance costs?
16. What is the condition of the seawall?
17. What is the estimated cost to complete construction?
18. Are short-term rentals permitted?
19. Could commercial lodging or event uses be approved?
20. What are the expected property taxes after completion?

These questions can help buyers evaluate the property’s financial, legal, and construction requirements.

Who Might Be Interested in This Gulf-Front Property?

This listing may appeal to buyers seeking an architecturally distinctive waterfront residence.

It may also interest individuals with experience managing large construction projects.

Buyers interested in creating a customized coastal estate may appreciate the unfinished structure.

However, the property is unlikely to suit purchasers who require immediate occupancy.

The remaining work may require substantial financial resources and specialized professional assistance.

The seller’s alternative-use concepts should be investigated rather than assumed to be feasible.

Final Thoughts – An Extraordinary Unfinished Waterfront Estate in Ocean Springs

Located at 5301 E Belle Fontaine Road in Ocean Springs, Mississippi, this $2.5 million property combines an unusual tower-inspired design with approximately 4,402 square feet of interior space and more than 4,600 square feet of open-air terraces.

The residence occupies approximately 0.83 acres and offers roughly 126 feet of Gulf-front waterfront.

Its planned five-bedroom, seven-bathroom configuration, elevator, expansive terraces, and elevated coastal views contribute to its distinctive character.

The structure’s concrete-and-steel construction reflects the ambitious nature of the original design.

However, the property remains unfinished and requires additional investment, including roof repairs.

Buyers should evaluate the building’s condition, construction requirements, flood exposure, insurance costs, and permit status.

Potential uses beyond a private residence remain subject to legal and regulatory approval.

For purchasers with the resources and expertise necessary to complete a complex waterfront project, this Ocean Springs property offers an unusual opportunity to shape the final chapter of a distinctive coastal residence.

The most important consideration is not simply the asking price or architectural appearance.

It is the total cost, feasibility, and responsibility involved in transforming the existing structure into a completed and legally usable property.

Listing Information and Real Estate Contact

Property Address: 5301 E Belle Fontaine Rd, Ocean Springs, MS 39564

Asking Price: $2,500,000

Property Type: Residential / Single-Family Residence

Reported Construction Year: 2013

Completion Status: Unfinished

Interior Living Area: 4,402 Square Feet

Open-Air Terraces: More Than 4,600 Square Feet

Bedrooms: 5 Planned

Bathrooms: 7 Total

Full Bathrooms: 5

Half Bathrooms: 2

Stories: 3 Reported

Lot Size: Approximately 0.83 Acres

Waterfront Frontage: Approximately 126 Feet

Waterfront Type: Gulf Front

Architectural Design: Distinctive Tower-Inspired Structure

Construction Materials: Concrete and Insulated Concrete Forms

Foundation: Piling System

Elevator: Reported

Outdoor Features: Wraparound Terraces and Balconies

Parking: 4 Covered Spaces Reported

Roof: Repairs Required

Waterfront Features: Seawall, Gulf Access, Gulf Frontage

Sewer: Public Sewer

HOA: None Reported

Reported Annual Property Taxes: $2,259

Reported Tax-Assessed Value: $114,280

Reported Zestimate: $2,322,600

Parcel Number: 06067002.000

Original Listing Date: September 11, 2026

Listing Agent: Rachel Allen

Agent Phone: 228-265-3886

Brokerage: Coastal Realty Group

Brokerage Phone: 228-280-8026

MLS Number: 4162190

All information is based on the supplied real estate listing and is provided for general informational purposes. The property is unfinished and requires additional construction investment, including roof repairs. Buyers should independently verify the condition of the building, structural systems, waterfront boundaries, utilities, permits, insurance requirements, flood risks, taxes, and costs necessary to complete the residence. Any proposed short-term rental, lodging, event, or commercial use is subject to applicable zoning, licensing, permitting, and governmental approvals. No particular development approval, rental income, investment return, or future property value is guaranteed.

 

 

Listed on Zillow