Mustang Island stretches 18 miles along the Texas Gulf Coast, offering some of the most desirable beachfront real estate in the state. From the active waters near Port Aransas to the pristine shores of Mustang Island State Park, this barrier island delivers the quintessential Texas beach experience.
Island Overview
Mustang Island encompasses the entire barrier island on which Port Aransas sits, but “Mustang Island” as a real estate designation typically refers to the less developed areas south of the main town, extending toward Mustang Island State Park and beyond.
This area offers a mix of established beachfront homes, newer construction, and vacant lots with Gulf views. The feel is more relaxed and natural than the town center, with wider spaces between properties and easier beach access.
Beach Access
Mustang Island offers exceptional beach access with numerous public access points and the ability to drive on most of the beach. Many properties feature private beach walkovers or direct beachfront locations.
Property Types
Beachfront Homes
The most coveted properties sit directly on the Gulf, offering unobstructed sunrise views and the sound of waves from your porch. These homes command premium prices but deliver an unmatched coastal living experience. Most are elevated on pilings with large decks oriented toward the water.
Second-Row & Inland Properties
Properties across from the beach or slightly inland offer significant value while maintaining easy beach access. Many second-row homes have rooftop decks with Gulf views at a fraction of beachfront prices.
New Construction
Several developments offer new construction opportunities with modern coastal architecture, elevated designs, and premium finishes. These homes meet current building codes and typically have lower insurance costs than older properties.
Mustang Island State Park
The 3,954-acre Mustang Island State Park occupies the southern portion of the island, offering residents and visitors access to five miles of pristine Gulf beach, paddling trails, camping, and nature observation. The park is a major draw for nature enthusiasts and provides protected natural space that enhances the appeal of nearby real estate.
Properties near the state park enjoy the benefits of permanent open space and undeveloped coastline—an increasingly rare commodity on the Texas coast.
Mustang Island Lifestyle
Living on Mustang Island means embracing a slower pace centered on nature and outdoor recreation. Mornings might bring a beach walk or surf session, afternoons feature fishing from the shore or kayaking in the bay, and evenings deliver spectacular Gulf sunsets.
The location provides privacy and natural beauty while remaining convenient to Port Aransas's restaurants, shops, and services— typically a short drive or golf cart ride away.
Buying Considerations
- Elevation — Critical for flood insurance; newer elevated homes have advantages
- Beach Erosion — Some areas experience erosion; research shoreline history
- Insurance — Beachfront properties require substantial windstorm and flood coverage
- Maintenance — Salt air and wind demand regular upkeep
- Access — Some areas are more remote; consider distance to services
Real Estate Pricing
Mustang Island offers a broad range of price points depending on location, size, and proximity to the Gulf:
Current Market Snapshot
- Gulf-Front Homes: $1,200,000 - $3,000,000+
- Second-Row/Beach Access: $600,000 - $1,200,000
- Inland Properties: $400,000 - $700,000
- Vacant Lots: $200,000 - $800,000+ (location dependent)