Finding a place to put down roots, even temporary ones, is often a search for more than just land and walls. It is a search for a certain feeling, a different pace of life, and a connection to a unique environment. For many, that search leads them to the brilliant turquoise waters and powdery white sands of the Exumas in The Bahamas. Deciding to purchase property here is like dropping anchor in a new reality, one where the rhythm of the tides, not the clock, dictates the day. This is a journey that requires a clear map and an understanding of the territory. If you are considering making a part of this remarkable archipelago your own, understanding the landscape—both literally and figuratively—is the first and most crucial step.
Before you can find your ideal property, it is important to understand what makes the Exumas distinct. This is not a monolithic destination but a dynamic chain of islands, each with its own character and appeal. Grasping this geography is fundamental to making a choice that aligns with your lifestyle goals.
The Geography of the Cays
The Exumas are an archipelago of 365 islands and cays, a chain stretching over 130 miles. Think of it as a string of pearls scattered across some of the most luminous water in the world. This chain is broadly divided into three main areas: Great Exuma, Little Exuma, and the Exuma Cays. Great Exuma is the largest island and the hub of activity, home to the main international airport in George Town (GGT), as well as most of the shops, banks, and restaurants. Little Exuma is connected to Great Exuma by a small bridge and offers a quieter, more rural atmosphere. The Exuma Cays are the most famous part of the chain, a collection of smaller, often privately owned islands that are a boater’s playground, known for their exclusivity and stunning natural beauty.
The Exuma Lifestyle: More Than Just a Vacation
The decision to buy property here is a decision to embrace a particular way of living. Life in the Exumas is intrinsically linked to the water. Boating is not just a hobby; for many, it is the primary mode of transportation and recreation. The pace is deliberately slower. The community is a mix of local Bahamians, long-term expatriates, and seasonal residents, creating a culture that is both welcoming and self-reliant. It is a place where your neighbors are as likely to ask for help fixing a boat engine as they are to borrow a cup of sugar. This lifestyle is not for everyone. It requires a degree of patience and adaptability, but for those who connect with it, the rewards are a profound sense of peace and community.
What Makes Exuma Different from Other Bahamian Islands?
Compared to the bustling tourism centers of Nassau or Freeport, the Exumas offer a more understated and nature-focused experience. The development is more controlled, with an emphasis on preserving the natural environment that is the area’s main draw. While you will find luxury resorts and amenities, the overall feeling is less commercial. The focus is on outdoor activities: fishing, diving, sailing, and simply exploring the endless beaches and hidden coves. If your vision of island life involves large casinos, extensive shopping malls, and a vibrant nightlife scene, other Bahamian islands might be a better fit. If your vision involves tranquility, natural beauty, and a deep connection to the sea, the Exumas are a compelling choice.
Navigating the Real Estate Landscape
The property market in the Exumas is as varied as its geography. Your ideal property will depend on your budget, your lifestyle preferences, and your long-term goals, whether that means a vacation getaway, a rental investment, or a permanent residence.
Types of Properties Available
The spectrum of real estate in the Exumas is broad. You will find condominiums, often located within resort communities like Grand Isle or February Point, which offer a turnkey solution with managed amenities like pools, restaurants, and maintenance services. These are excellent options for those seeking a low-maintenance lifestyle and potential rental income. Single-family homes range from modest Bahamian cottages in local settlements to sprawling luxury villas on private beachfronts. These offer more privacy and the freedom to create a personalized space. For the ultimate visionary, vacant land is a popular option. This allows you to design and build a home from scratch, perfectly tailored to your specifications. At the highest end of the market are private and semi-private cays, offering an unparalleled level of seclusion and exclusivity for those with the resources to develop and maintain them.
Key Locations to Consider
Where you choose to buy is as important as what you choose to buy. In Great Exuma, areas around George Town offer convenience and access to services. Communities along the Queen’s Highway provide a mix of beachfront and inland properties, many with stunning ocean views. The area around Hoopers Bay is known for its calm, protected waters, while the southern part of the island, heading towards Little Exuma, becomes more sparsely populated and serene. In Little Exuma, you will find a more “out island” feel, with large, secluded lots and a strong sense of getting away from it all. The Exuma Cays, such as Staniel Cay or islands within the Highbourne Cay and Norman’s Cay areas, represent the pinnacle of the market. Property here is often accessible only by boat or private plane and caters to a clientele seeking privacy and direct access to the world-class boating of the Exuma Land and Sea Park.
Vacant Land: Building Your Vision from the Ground Up
Purchasing undeveloped land is a common path in the Exumas. It presents the opportunity to build a home that captures the exact views and incorporates the features you desire. However, it is a path that requires careful planning. When considering a piece of land, you must investigate access to utilities. Will you need to connect to the grid, or will you be off-grid with a generator and solar power? Water is another critical factor; most homes rely on rainwater collection into a cistern, so the land must be suitable for this. You will also need to engage with local architects, engineers, and builders who understand the specific challenges of island construction, from sourcing materials to building structures that can withstand hurricanes. While more complex, the reward is a home that is truly your own creation.
The Practicalities of a Bahamian Purchase
Buying property in another country involves a distinct process and set of costs. The Bahamas has a well-established legal framework for foreign property ownership, which is a major reason for its popularity with international buyers.
Navigating the Legal Process
The Bahamian government welcomes foreign investment in real estate. The process is straightforward but requires professional guidance. The first step, after finding a property, is to make an offer. Once your offer is accepted, it is essential to retain a qualified Bahamian attorney. Your lawyer will be your compass, guiding you through the process. They will conduct a title search to ensure the seller has a clear and legal right to sell the property, and they will review the sales agreement to protect your interests. They will also handle the registration of the property with the Bahamian government and ensure all necessary permits are obtained. This legal oversight is not just a recommendation; it is a critical part of a secure transaction.
Understanding Costs and Taxes
Beyond the purchase price, there are several other costs to factor into your budget. The two most significant are Value Added Tax (VAT) and Stamp Tax, which are government taxes on the property transfer. The total tax is typically split between the buyer and the seller. The rate is tiered based on the value of the property.
- For properties valued up to $100,000, the tax rate is 2.5%.
- For properties valued over $100,000, the tax is 10%.
For example, on a $500,000 property, the 10% tax would amount to $50,000, usually shared equally ($25,000 each) between buyer and seller, though this can be a point of negotiation. Additionally, you will have legal fees, which are typically a percentage of the purchase price. Finally, annual real property taxes are payable each year. The rates are favorable for owner-occupied properties, and the first $300,000 of the assessed value is currently tax-exempt.
Residency and a Path to Staying
Owning property in The Bahamas gives you the right to apply for different forms of residency. An Annual Homeowner’s Residence Card allows you and your immediate family to reside in The Bahamas for the duration of the permit, and it is renewable annually. For those making a more substantial investment, purchasing a property valued at $750,000 or more makes you eligible to apply for Permanent Residency. This can be a significant advantage for those looking to spend extended periods in the country, as it can expedite travel and business processes. This policy is a clear signal that The Bahamas encourages and values long-term investment from the international community.
Living in Exuma: Beyond the Property Lines
| Aspect | Details |
|---|---|
| Population | 7,314 (2010 census) |
| Cost of Living Index | 82.5 (Exuma) vs 100 (US average) |
| Crime Rate | Low |
| Healthcare Facilities | 1 hospital, several clinics |
| Education | Primary and secondary schools available |
| Employment Opportunities | Tourism, hospitality, and marine industries |
Your property is your private sanctuary, but your life will extend into the wider community and environment. Understanding the daily realities of island life is key to a smooth transition and a fulfilling experience.
Getting Around: Transportation by Land and Sea
While on Great and Little Exuma, a car is essential for getting to the grocery store, restaurants, and airport. Roads are generally well-maintained, but driving is on the left-hand side. However, the true soul of Exuma is accessed by water. For many residents, a boat is not a luxury but a necessity—a second family car for exploring neighboring cays, finding secluded beaches, or going fishing for dinner. Regular flights connect George Town to Nassau and several cities in the United States, particularly in Florida, making access relatively straightforward. For those in the more remote cays, travel often involves a combination of private or charter flights and boat transfers.
Utilities and Infrastructure
Living on an island requires a different mindset regarding utilities. While George Town and many developed areas have reliable electricity, power outages can occur, especially during storms. For this reason, many homeowners invest in a backup generator. Internet service has improved dramatically, with fiber optic options available in many areas, but it may not match the speeds you are used to in a major metropolitan area. As mentioned, most homes rely on rainwater cisterns for their fresh water, which is a sustainable but finite resource that requires management. Being mindful of your consumption of power and water is part of the island lifestyle.
Community and Activities
The social fabric of the Exumas is woven from community events and shared passions. The annual National Family Island Regatta in George Town is a major cultural event, drawing sailors and spectators from all over The Bahamas. Local fish fries are regular social gatherings where you can enjoy fresh seafood and connect with neighbors. The Exuma Foundation in George Town is a central part of the community, supporting education and local initiatives. For recreation, the options are nearly limitless. World-class bonefishing flats, deep-sea fishing, scuba diving on pristine reefs and wrecks, and kayaking through mangrove creeks are all at your doorstep.
Making Your Investment Work for You
For many, an Exuma property is not just a home but also a financial asset. With its strong tourism appeal, there are clear opportunities to generate income and see long-term appreciation in value.
The Vacation Rental Market
The Exumas are a highly sought-after vacation destination, and there is strong demand for quality rental properties. If you do not plan to live in your home year-round, placing it on the vacation rental market can be an effective way to cover your carrying costs and generate a return on investment. The success of a rental property depends on several factors: location, amenities, and marketing. Properties with direct beach access or a dock tend to command the highest rates. Platforms like VRBO and Airbnb have made it easy for individual owners to market their properties, but competition is strong, so professional photography and attentive management are crucial.
Property Management Considerations
If you plan to rent out your property or leave it vacant for extended periods, hiring a reliable property manager is essential. A good property manager is your on-the-ground representative. Their responsibilities can include:
- Marketing the property and managing bookings
- Handling guest check-ins and check-outs
- Coordinating cleaning and maintenance
- Performing regular inspections to ensure the property is secure
The peace of mind that comes from knowing your significant investment is being looked after by a professional is invaluable. Their local knowledge and network of contacts for repairs and services can save you countless headaches and protect the value of your asset.
Long-Term Value and Appreciation
The real estate market in the Exumas has historically been resilient. Its appeal is rooted in something that cannot be easily replicated: finite, pristine natural beauty. The limited supply of beachfront and waterfront property, combined with controlled development, helps to sustain property values. While no market is immune to global economic shifts, the enduring allure of the Exumas for a discerning international clientele provides a strong foundation for long-term value. Investing here is an investment in a unique and protected corner of the world, a place that will likely remain desirable for generations to come. Your dream Exuma property is more than an address; it is a foothold in a remarkable way of life.
If you are interested in learning more about Exuma property, you may want to check out Sarles Realty’s list layout feature at https://sarlesrealty.com/with-list-layout/. This tool can help you easily browse through available properties in Exuma and find the perfect one for you. Additionally, you can also explore their home properties slider at https://sarlesrealty.com/home-properties-slider/ to see a selection of stunning properties in Exuma. Whether you are looking to buy or rent, Sarles Realty has a wide range of options to choose from.
FAQs
What is Exuma property?
Exuma property refers to real estate, land, or housing located on the Exuma Islands in the Bahamas.
What types of properties are available in Exuma?
Properties in Exuma range from beachfront estates and luxury villas to condos, vacation homes, and undeveloped land for investment or development.
What are the benefits of owning property in Exuma?
Owning property in Exuma offers the opportunity for a tropical lifestyle, access to beautiful beaches, water activities, and potential for rental income from vacationers.
Are there any restrictions for foreigners purchasing property in Exuma?
Foreigners can purchase property in Exuma without restrictions, but it is recommended to work with a local real estate agent and lawyer to navigate the process.
What are the costs associated with purchasing property in Exuma?
Costs may include the purchase price, stamp duty, legal fees, and ongoing property taxes. It is important to budget for these expenses when considering a property purchase in Exuma.
What should I consider before purchasing property in Exuma?
Before purchasing property in Exuma, it is important to consider factors such as location, property condition, access to amenities, potential for rental income, and any legal or regulatory considerations. Consulting with a local real estate agent can provide valuable insights.
