Finding a place to call your own is more than a transaction; it is about setting down an anchor in a location that resonates with your personal vision for life. For many, that vision involves clear turquoise waters, soft white sand, and a community that moves at the gentle pace of the tides. If this describes the life you are seeking, then exploring Exuma real estate for sale is your next logical step. The Exumas, a chain of 365 islands and cays stretching through the central Bahamas, offer a unique proposition: the opportunity to own a piece of a world-renowned, yet remarkably accessible, island destination.
This is not a fleeting vacation fantasy but a tangible reality for those who choose to invest here. Owning property in Exuma means more than just having a house; it means embracing a lifestyle centered on the water, nature, and a strong sense of community. Whether you envision a sprawling waterfront estate with a private dock for your boat, a cozy cottage tucked into a quiet neighborhood, or a vacant plot of land to serve as a blank canvas for your architectural dreams, the options are as varied as the islands themselves. This guide will walk you through the landscape of Exuma real estate, providing a factual and practical overview to help you navigate your journey toward securing your dream island property.
Before you begin looking at specific listings, it is essential to understand the geography and character of the Exumas. This is not a single, monolithic destination but a diverse archipelago, where each area offers a distinct experience. Think of the Exumas as a long, beautiful tapestry woven with different threads of sand, rock, and vegetation, each section contributing to the overall masterpiece. Your ideal property will be located in the section that best suits your lifestyle and goals.
The Lay of the Land: Great Exuma, Little Exuma, and the Cays
The Exumas are broadly divided into three main areas. Great Exuma is the largest island and the commercial and social hub of the chain. It is home to the international airport in George Town (GGT), which receives direct flights from several major cities in the US, Canada, and Nassau. Here you will find the most extensive infrastructure, including grocery stores, banks, medical clinics, restaurants, and marinas. The majority of the residential communities and real estate opportunities are located on Great Exuma.
Connected to Great Exuma by a small bridge is Little Exuma. It offers a quieter, more rural atmosphere. Life here is slower, and the landscape is dotted with quaint settlements and stunning, often secluded, beaches like the famous Tropic of Cancer Beach. Real estate on Little Exuma appeals to those seeking greater privacy and a deeper connection to the island’s natural, undeveloped beauty.
Finally, there are the Exuma Cays. This long chain of smaller islands stretches north from Great Exuma and is the very image of exclusive island living. Many cays are privately owned, while others host ultra-luxury resorts and high-end residential developments. Access is primarily by boat or private plane. Real estate in the cays represents the pinnacle of the market, offering unparalleled privacy, pristine environments, and direct access to world-famous attractions like the Exuma Cays Land and Sea Park and the swimming pigs at Big Major Cay.
A Lifestyle Defined by Water
No matter where you choose to buy in the Exumas, life is intrinsically linked to the water. The sea here is not just a backdrop; it is the main highway, the playground, and the source of sustenance and recreation. Boating is not a hobby for the few but a central part of the culture. A property’s value and desirability are often directly tied to its water access, whether that means being directly on the beach, fronting a protected canal with a boat slip, or having deeded access to a community dock. For anyone considering a purchase, thinking about how you will interact with the water is a fundamental part of the decision-making process.
Accessibility and Infrastructure
While the Exumas feel a world away, they are surprisingly accessible. The direct flights into George Town make travel relatively straightforward. On the main islands of Great and Little Exuma, a network of roads connects the various settlements, although having a vehicle is a necessity for getting around. Internet and cellular services have improved significantly over the years, allowing for remote work and staying connected. While you won’t find large shopping malls or sprawling commercial centers, the essential services are in place to support a comfortable, modern lifestyle, all while retaining the charm of a small island community.
The Spectrum of Exuma Real Estate
The property market in Exuma is diverse, catering to a wide range of budgets and preferences. Your search will uncover everything from undeveloped land to turn-key luxury homes. Understanding the different categories of property available will help you focus your search and identify what truly aligns with your vision.
Luxurious Waterfront Estates
At the high end of the market are the expansive waterfront and beachfront estates. These properties are designed to maximize the connection to the stunning natural surroundings. Features often include private beach frontage, infinity-edge pools overlooking the ocean, deep-water docks for large vessels, and extensive outdoor living areas. These homes are found in premier locations on Great Exuma, such as Ocean Ridge or February Point, as well as on private or semi-private cays. They offer the highest degree of luxury, privacy, and, consequently, a significant investment.
Charming Cottages and Villas
A significant portion of the market consists of single-family homes, villas, and cottages. These properties can be found in a variety of settings, from established residential neighborhoods to more secluded, off-the-beaten-path locations. You can find modern, newly-built homes as well as traditional Bahamian-style cottages full of character. These properties are ideal for families, retirees, or those looking for a second home that offers comfort and community without the scale of a grand estate. Many are located within walking distance of a beach or have access to community amenities.
Vacant Land: Your Blank Canvas
For those with a specific vision, purchasing vacant land offers the ultimate freedom. It is your chance to act as the artist, with the land as your blank canvas. Opportunities range from smaller residential lots in planned communities to large, multi-acre tracts of undeveloped land with ocean or creek frontage. Building your own home allows you to control every detail, from the architectural style to the final finishes. However, this path requires a greater investment of time and effort. You will need to navigate the building permit process, manage contractors, and oversee the logistics of shipping materials to the island. For many, the reward of a truly custom-built home is well worth the challenge.
Condominiums and Resort Residences
If you prefer a low-maintenance lifestyle with built-in amenities, a condominium or a residence within a resort community could be the perfect fit. These properties offer a “lock-and-leave” convenience that is highly appealing for second-home owners. Maintenance of the grounds, pools, and common areas is handled by a homeowners’ association. Furthermore, many of these developments, like Grand Isle Resort & Residences, offer professionally managed rental programs. This allows you to generate income from your property when you are not using it, which can help offset the costs of ownership.
Navigating the Buying Process in The Bahamas
Purchasing real estate in The Bahamas as a non-Bahamian is a well-established and secure process, but it involves specific steps and regulations that you need to understand. The Bahamian government welcomes foreign investment in real estate, and the legal framework is based on English Common Law, providing a familiar foundation for many international buyers.
Legal and Financial Considerations
The first and most important step is to engage a reputable Bahamian attorney who specializes in real estate transactions. Your lawyer will be your guide through the entire process, conducting a title search to ensure the property is free of any liens or encumbrances, reviewing the sales agreement, and handling the transfer of funds and registration of the deed. The process is transparent and designed to protect both the buyer and the seller. All real estate agents are required to be licensed by the Bahamas Real Estate Association (BREA), which enforces a code of ethics and professional standards.
Understanding Costs Beyond the Purchase Price
When budgeting for your property purchase, it is crucial to account for the closing costs, which are in addition to the agreed-upon sale price. These costs are typically shared between the buyer and the seller, but the primary expenses for the buyer include:
- Value Added Tax (VAT): On real estate transactions over $100,000, there is a 10% VAT, which is typically split 50/50 between the buyer and the seller. So, you should budget for 5% of the purchase price.
- Legal Fees: Your attorney’s fees will typically be a percentage of the purchase price, often around 2.5%.
- Other Fees: Smaller fees for permits and recordings will also apply.
After the purchase, you will also be responsible for annual property taxes. The rates are reasonable, especially when compared to many other jurisdictions. For owner-occupied properties, the first $300,000 of the property value is tax-exempt, with progressive rates applied to the value above that threshold.
Working with a Local Real Estate Agent
Partnering with a knowledgeable local real estate agent is invaluable. They are your eyes and ears on the ground. A good agent will not only show you properties that match your criteria but will also provide crucial context about different neighborhoods, the nuances of island construction, and the realities of living in each specific area. They understand the market dynamics and can provide insights that you simply cannot get from browsing listings online. Their network of contacts—from lawyers to surveyors to builders—can be an indispensable resource throughout your buying journey and beyond.
Life in Exuma: Beyond the Beach
| Aspect | Metrics |
|---|---|
| Population | 7,314 (2010 census) |
| Land Area | 176 square miles |
| Climate | Tropical savanna climate |
| Language | English |
| Employment | Tourism, fishing, agriculture |
Owning a property is one thing; building a life is another. The appeal of Exuma extends far beyond its physical beauty. It is the quality of life, the rhythm of the days, and the warmth of the community that truly transforms a property owner into a resident.
The Community and Social Fabric
The social landscape of Exuma is a welcoming blend of native Bahamians, whose families have lived on the islands for generations, and a diverse international community of expatriates. This creates a rich and friendly social fabric. There is a genuine sense of community here, where neighbors know each other and people still take the time to stop and chat at the grocery store. From local fish fries and annual regattas to charity events and informal beach gatherings, there are ample opportunities to connect with others and become part of the island’s social life.
Activities and Recreation
Life in Exuma encourages an active, outdoor lifestyle. Boating is paramount, offering endless opportunities to explore deserted cays, find your own private sandbar, or visit neighboring islands for lunch. The fishing is world-class, with options for deep-sea sport fishing, bonefishing on the shallow flats, and reef fishing. The clear waters are perfect for diving and snorkeling, with vibrant coral reefs and underwater caves to explore. On land, you can enjoy golfing, tennis, or simply exploring the historic settlements and natural trails that crisscross the islands.
The Pace of Life: “Island Time”
One of the most significant adjustments—and for many, the greatest rewards—of living in Exuma is adapting to “island time.” This is more than just a cliché; it is a fundamental shift in perspective. Here, life is not dictated by the frantic pace of a packed schedule. Instead, you are encouraged to slow down, be present, and appreciate the moment. It means trading a stopwatch for a sundial. While this can sometimes mean that services move a little slower than you might be used to, it also fosters a less stressful, more mindful way of living that many people find incredibly restorative.
Making a Sound Investment
While the lifestyle is a primary driver, a real estate purchase is also a significant financial decision. The Exuma market has shown resilience and steady appreciation over the years, making it a sound choice for those looking to invest in a tangible asset.
The Exuma Market Trends
The global demand for safe, beautiful, and accessible island destinations has kept the Exuma real estate market strong. The limited supply of islands and waterfront property creates a natural floor for prices. Unlike a sprawling mainland city that can expand indefinitely, there is a finite amount of coastline in the Exumas. This scarcity, combined with growing international recognition, has led to consistent long-term value appreciation. Properties that are well-located and well-maintained have historically proven to be excellent stores of value.
Rental Income Potential
For those who do not plan to live in Exuma year-round, the robust vacation rental market presents a significant opportunity. The Exumas are a highly sought-after destination for tourists, and there is strong demand for private homes, villas, and condos. By placing your property on the short-term rental market through platforms like VRBO and Airbnb, or through a professional management company, you can generate substantial income. This rental revenue can be used to cover your property’s carrying costs—such as taxes, insurance, and maintenance—and can often provide a positive return on your investment.
A Legacy for the Future
Ultimately, buying property in Exuma is an investment in more than just bricks and mortar. It is an investment in a lifestyle, in future memories with family and friends, and in a legacy that can be passed down through generations. It is a personal compass point, a place you can always return to for peace, adventure, and connection. The journey to owning your dream island property begins with exploration and research, and in the Exumas, you will find a destination that is worthy of that journey. Your personal piece of this island chain awaits.
If you are interested in exploring real estate opportunities in the Bahamas, you may want to consider looking into properties for sale in Grand Bahama. Sarles Realty offers a variety of listings on this beautiful island, where you can experience a laid-back lifestyle surrounded by stunning natural beauty. For more information on life on Grand Bahama, check out this article highlighting the unique features and attractions of the island.
FAQs
What types of real estate are available for sale in Exuma?
There are various types of real estate available for sale in Exuma, including beachfront homes, waterfront properties, vacant land, condos, and private islands.
What is the average price range for real estate in Exuma?
The average price range for real estate in Exuma varies depending on the type of property and its location. Beachfront homes and private islands tend to be at the higher end of the price range, while condos and vacant land may be more affordable.
Are there any restrictions for foreigners purchasing real estate in Exuma?
Foreigners are allowed to purchase real estate in Exuma, but it is important to be aware of any restrictions or regulations that may apply. It is recommended to work with a local real estate agent or attorney who can provide guidance on the purchasing process for foreigners.
What are the popular areas for real estate investment in Exuma?
Popular areas for real estate investment in Exuma include Great Exuma, Little Exuma, and the surrounding cays. Each area offers its own unique attractions and amenities, making it important to consider the specific location when investing in real estate.
What are the steps involved in purchasing real estate in Exuma?
The steps involved in purchasing real estate in Exuma typically include finding a property, making an offer, conducting due diligence, obtaining financing (if necessary), and completing the legal and administrative requirements for the transfer of ownership. It is important to work with a qualified real estate agent and attorney to ensure a smooth and successful transaction.
