When you picture an island home, your mind likely conjures images of crystalline turquoise water, powdery white sand, and a sun-drenched tranquility that feels worlds away from the hustle of modern life. For many, this vision is synonymous with the Exumas, a breathtaking archipelago in The Bahamas. Owning property here is more than an investment in real estate; it is an investment in a different way of life. The chain of islands, stretching like a string of pearls over 120 miles, offers a diverse range of opportunities for those looking to make this dream a tangible reality. Whether you seek a convenient condominium, a private beachfront villa, or a blank canvas of land on which to build, the Exumas present a compelling case for your consideration.
This guide will walk you through the landscape of Exuma real estate, from the types of properties available to the practical steps of purchasing and the unique character of its different communities. The journey to finding your island home begins with understanding what this remarkable destination has to offer.
Before diving into property listings, it is essential to grasp the unique geography and culture of the Exumas. This is not a single, monolithic island but a dynamic collection of over 365 cays and islands, each with its own character. This diversity is the very source of its appeal, allowing you to find the specific setting that aligns with your vision of island living.
The Geography: A Chain of Islands
The Exumas are broadly divided into three main areas: Great Exuma, Little Exuma, and the Exuma Cays. Great Exuma is the largest island and serves as the commercial and administrative hub. It is home to the international airport in George Town (GGT), making it the most accessible part of the chain. Connected by a small bridge, Little Exuma lies to the south, offering a quieter, more rustic atmosphere. The Exuma Cays are the myriad of smaller islands that scatter north from Great Exuma, many of which are privately owned or home to exclusive, boutique resorts. This geographical spread means that your property search can range from a home with easy access to shops and restaurants to a secluded retreat accessible only by boat.
The Lifestyle: Slow-Paced and Sea-Focused
Life in the Exumas operates on what locals affectionately call “island time.” The rhythm is dictated not by clocks and schedules, but by the tides, the weather, and the sun. The sea is the central character in the story of Exuma. Boating is not just a hobby; for many, it is a primary mode of transportation and recreation. Days are often spent exploring hidden coves, fishing for grouper or snapper, or simply anchoring in a secluded bay to enjoy the profound quiet. The community is a mix of native Bahamians, whose families have lived here for generations, and a welcoming contingent of international expatriates. This creates a culture that is both deeply rooted in tradition and open to newcomers who appreciate its peaceful, nature-centric way of life.
Access and Infrastructure
Understanding the practicalities of access and infrastructure is key to making an informed decision. As mentioned, Exuma International Airport (GGT) in George Town offers direct flights from several major hubs in the United States and Canada, as well as connections through Nassau. On Great Exuma, you will find essential services, including well-stocked grocery stores, banks, medical clinics, and increasingly reliable high-speed internet. As you move into the more remote cays, however, self-sufficiency becomes more important. Supplies are often brought in by boat or private plane, and life is more “off-the-grid.” This is a crucial consideration: you must decide whether your dream home includes the convenience of a nearby town or the serene isolation of a distant cay.
A Spectrum of Real Estate Opportunities
The property market in the Exumas is as varied as its geography. Your search can lead you to a wide range of options that cater to different budgets, lifestyles, and long-term goals. From turn-key residences to undeveloped land, the possibilities are extensive.
Condominiums and Townhomes: Community Living
For those seeking a low-maintenance way to enjoy the Exuma lifestyle, a condominium or townhome can be an ideal choice. Developments, particularly around the George Town area and in exclusive resort communities, offer high-quality residences with shared amenities. Imagine owning a property where the pool, landscaping, and exterior upkeep are all managed for you. This “lock-and-leave” model is perfect for part-time residents or those who want to spend their time on the water, not on property maintenance. These communities often feature private marinas, beach clubs, fitness centers, and restaurants, providing a built-in social environment and a host of conveniences right at your doorstep.
Single-Family Homes: Your Personal Retreat
The quintessential dream for many is a single-family home, and the Exumas offer a stunning portfolio of these properties. They come in many forms. Beachfront homes provide direct access to the iconic sand and sea, allowing you to step from your patio onto the shore. Canal-front properties are a boater’s paradise, often featuring a private dock where your vessel is moored just feet from your back door. Hillside homes can offer breathtaking panoramic views of the turquoise waters and surrounding cays. These homes provide the privacy and space to create your personal sanctuary, with options ranging from charming Bahamian-style cottages to expansive, modern architectural estates.
Vacant Land: The Blank Canvas
For the truly ambitious buyer with a specific vision, purchasing vacant land offers the ultimate freedom. This path allows you to become the architect of your own island dream, designing a home that is perfectly tailored to your tastes and needs. The Exumas have a significant inventory of available lots, from beachfront parcels to larger acreage tracts. This option is a journey in itself, requiring you to navigate the processes of design, permitting, and construction. It is a more involved undertaking, but the reward is a home that is uniquely yours in every detail, built from the ground up on your chosen piece of this island chain.
Private Islands: The Ultimate Statement
At the highest end of the market lies the opportunity to acquire something truly extraordinary: your own private island. The Exuma Cays are world-renowned for their stunning private island estates. This is a venture that offers an unparalleled level of privacy, security, and exclusivity. Ownership of a private island is a significant undertaking, requiring investment in independent infrastructure such as power generation, water desalination, and staffing. For the select few who can pursue this path, it represents the absolute pinnacle of island living—a personal kingdom in the heart of one of the most beautiful marine environments on Earth.
The Practicalities of Buying Property in The Bahamas
Purchasing real estate in a foreign country can seem daunting, but The Bahamas has a long and stable history of welcoming international buyers. The legal system is based on English Common Law, providing a familiar framework for many investors. Understanding the process and associated costs is a critical step in your journey.
Legal Framework for Foreign Buyers
The Bahamian government encourages foreign investment in real estate. Under the International Persons Landholding Act, non-Bahamians can purchase freehold property throughout the country. Freehold ownership means you own the property and the land it sits on outright, in perpetuity. This is a significant advantage, as it provides the same property rights as a Bahamian citizen. For purchases over two acres or for properties intended for commercial development, a permit from the government is typically required. However, for most residential purchases, the process is straightforward and simply requires registration with the Bahamas Investment Authority.
The Purchasing Process: Key Steps
The process of buying property in the Exumas follows a clear and established path. It begins with making an offer to the seller. Once the offer is accepted, a sales agreement is drafted by a lawyer, and the buyer typically pays a deposit, which is held in escrow. This begins the due diligence period, during which your Bahamian attorney will conduct a title search to ensure there are no liens or claims against the property. Once the title is confirmed to be clear, the closing documents are prepared. At closing, the final payment is made, and the property conveyance documents are signed. The deed is then recorded at the Registry of Records, and the property is officially yours. Engaging a reputable local attorney early in the process is crucial to ensure a smooth and secure transaction.
Understanding the Costs
Beyond the purchase price, buyers should be aware of the associated closing costs. The primary cost is the Value Added Tax (VAT) levied on the property transaction. The rate is tiered based on the value of the property. In addition to VAT, you will have legal fees for your attorney, which are typically a percentage of the purchase price. There are also nominal recording fees. After the purchase, you will be responsible for an annual Real Property Tax. The rates for this tax are progressive and include a significant exemption for owner-occupied properties, making it quite favorable for those who plan to live in their home.
Choosing Your Location Within the Exumas
| Location | Distance from main attractions | Availability of amenities | Cost of accommodation |
|---|---|---|---|
| Great Exuma | Close to beaches and water activities | Good availability of restaurants and shops | Varies depending on the type of accommodation |
| Staniel Cay | Proximity to the famous swimming pigs and Thunderball Grotto | Limited amenities but charming local atmosphere | Can be expensive due to its popularity |
| Little Exuma | Quiet and secluded beaches | Limited amenities, more suitable for a peaceful retreat | Accommodation options range from budget to luxury |
With a better understanding of the properties and the process, the next step is to decide where in this beautiful chain of islands you want to be. Each area offers a distinct experience, and the right choice depends entirely on your personal preferences and lifestyle.
Great Exuma and George Town: The Hub of Activity
If convenience and community are high on your list, Great Exuma is likely the place for you. George Town is the heartbeat of the community, offering the widest selection of amenities. Here you will find grocery stores, hardware stores, marine supply shops, government offices, and a variety of restaurants and bars. Properties in and around George Town provide easy access to the airport and these essential services. The large, protected Elizabeth Harbour is a world-famous anchorage for sailors, fostering a vibrant and social boating community. Living here means you are connected and have everything you need within a short drive.
Little Exuma: Quiet and Unspoiled
For those who want to be a step further removed from the activity, Little Exuma offers a more serene alternative. Connected to Great Exuma by “The Ferry” bridge, it feels like a journey back in time. The landscape is dotted with small, historic settlements and long stretches of undeveloped coastline, including the famous Tropic of Cancer Beach. The pace of life here is even slower, and the atmosphere is one of peaceful seclusion. Real estate on Little Exuma appeals to those who value quiet, natural beauty and a strong sense of getting away from it all, while still being within a reasonable drive of the amenities on Great Exuma.
The Exuma Cays: Exclusive and Remote
Life in the Exuma Cays is a different proposition altogether. This is the Exuma of postcards, with secluded sandbars, swimming pigs, and waters of impossible clarity. Cays like Staniel Cay and Black Point have small, established communities with their own airstrips and basic services. Other properties are located on more isolated cays, accessible only by private boat. This is the ultimate choice for the dedicated boater, the pilot, or the individual seeking true solitude. Ownership here requires a greater degree of self-reliance but offers a profound connection to the raw, unspoiled beauty of the ocean environment.
Living the Exuma Dream: Beyond the Purchase
Acquiring your property is just the beginning. The real reward is embracing the lifestyle that comes with it. Integrating into the community, enjoying your home, and understanding the rhythm of the islands are all part of the long-term experience.
Integrating into the Community
The people of the Exumas are known for their warmth and friendliness. Integrating into the community is as simple as being a good neighbor. Participate in local events like the annual Family Island Regatta, support local businesses, and take the time to chat with people you meet. Whether you are at the fish fry, the yacht club, or the local grocery store, a friendly attitude will be returned in kind. The community is a blend of generations-old Bahamian families and expats from around the globe, all united by a shared love for the islands.
Rental Income Potential
For many buyers, particularly those who will not be residing in the Exumas full-time, the potential for rental income is an important consideration. The Exumas are a highly sought-after vacation destination, and there is strong demand for high-quality rental properties. A well-maintained home in a desirable location—whether beachfront or on a canal—can generate significant revenue to help offset the costs of ownership. Success in the rental market requires good management, whether you handle it yourself or engage one of the professional property management companies on the island.
The Long-Term Commitment
Finally, it is important to view ownership in the Exumas as a long-term commitment. Island life is not a permanent vacation; it has its own unique set of challenges. You will learn to adapt to “island time,” where things may not happen with the urgency you are used to. You will learn to plan for occasional supply chain disruptions and to be prepared during hurricane season. But these challenges are part of what makes life here so rewarding. It forces you to slow down, to be more resourceful, and to appreciate the simple, profound beauty of your surroundings. Your home in the Exumas is more than just a structure; it is your anchor in one of the most remarkable places on Earth. Your dream island home is waiting.
If you are interested in properties for sale in Exuma, you may also want to check out Sarles Realty’s list of favorite properties at https://sarlesrealty.com/favorite-properties/. This curated selection may include some hidden gems that could be perfect for your needs. Additionally, if you are considering investing in real estate in a bustling city like New York, Sarles Realty also offers apartments in New York at https://sarlesrealty.com/apartments-in-new-york/. Whether you are looking for a beachfront property in Exuma or a chic apartment in the Big Apple, Sarles Realty has a diverse range of options to suit your preferences.
FAQs
What types of properties are available for sale in Exuma?
There are various types of properties available for sale in Exuma, including beachfront homes, waterfront lots, condos, and private islands.
What are the average prices for properties for sale in Exuma?
The average prices for properties for sale in Exuma vary depending on the type, location, and size of the property. Beachfront homes can range from $500,000 to several million dollars, while waterfront lots and condos can range from $100,000 to $500,000.
Are there any restrictions for foreigners purchasing properties in Exuma?
Foreigners are allowed to purchase properties in Exuma, but they must obtain a permit from the Bahamian government. The process is relatively straightforward, and permits are typically granted for properties valued at $500,000 or more.
What are the popular areas in Exuma for property investment?
Popular areas in Exuma for property investment include Great Exuma, Little Exuma, and the Exuma Cays. Great Exuma is the main island with a range of amenities, while Little Exuma offers a more secluded and tranquil environment. The Exuma Cays are known for their pristine beaches and exclusive private islands.
What are the key factors to consider when purchasing a property in Exuma?
Key factors to consider when purchasing a property in Exuma include the location, proximity to amenities, access to utilities and infrastructure, property size and condition, and any potential rental or investment opportunities. It is also important to work with a reputable real estate agent familiar with the local market.
