Exuma Real Estate: A Buyer’s Guide to Homes, Prices, and Private Islands
Where to buy, what homes and private islands cost, how foreign buyers purchase, and how to start your search in one of the Bahamas’ most sought-after island markets.
Exuma is a luxury, waterfront, and private-island market with a character unlike any other in the Bahamas. The 365 cays that stretch south from Great Exuma offer some of the most extraordinary water in the Atlantic, and the property market reflects that scarcity: home inventory is limited, pricing is firmly in the luxury tier, and land offers considerably more choice for buyers who want to build to their own specification.
This guide is written for overseas buyers who want a clear, practical read on the market before they shortlist properties or book a viewing trip. It covers where to buy across Exuma’s distinct submarkets, what each property type realistically costs, how the foreign-buyer purchase process works, and how to move from research to a live search with confidence.
Exuma at a Glance
- Best-fit buyers: Second-home owners, boaters and sailing enthusiasts, privacy-focused luxury buyers, private-island and waterfront estate buyers, long-term investors
- Key areas: Great Exuma / George Town, Little Exuma, Emerald Bay, February Point, the Exuma Cays
- Property categories: Beachfront homes, canal and marina homes, condos and resort residences, vacant land, private cays and islands
- Broad price bands: Land from ~$50,000; homes from ~$250,000; waterfront estates from ~$750,000; private islands from ~$2M
- Airport access: Exuma International Airport (GGT), with direct and connecting regional services from the US and Nassau
Why Buyers Choose Exuma
Exuma occupies a distinct position in the Bahamas property market. It is not a mass-market destination. It draws buyers who are specifically seeking privacy, open water, and a lower-density luxury environment that Nassau and Paradise Island cannot offer.
“Exuma is a location for off-grid seclusion and private island potential, appealing to high-net-worth families.” — Knight Frank Bahamas Luxury Market Digest 2025/26
Who buys in Exuma
The market draws a consistent set of buyer profiles, each with a distinct motivation:
- Second-home and lifestyle buyers who want a private retreat within a short flight of the US eastern seaboard, with world-class snorkeling, fishing, and sailing on their doorstep
- Boating and sailing enthusiasts drawn to the Exuma Cays Land and Sea Park, the protected anchorages, and the ability to explore hundreds of uninhabited cays by water
- Privacy-focused luxury buyers who find Nassau too developed and want a property where they are genuinely away from crowds
- Private-island and waterfront estate buyers seeking a prestige asset with genuine scarcity value
- Long-term investors who recognize that Exuma’s constrained inventory, firm pricing, and growing international profile support medium-to-long-term capital appreciation
The investment case, stated honestly
The overall Bahamas luxury market is projected to grow at 6 to 8 percent annually, with the broader market at 4 to 6 percent. Exuma’s average home sales price reached $2.8 million in Q1 2026, a 5.7 percent year-over-year increase, in a market where US and Canadian buyers account for approximately 85 percent of transactions. Inventory has declined roughly 22 percent since 2022, which keeps supply constrained and pricing firm.
That said, Exuma is a thinly traded luxury market. A handful of high-end sales can move averages significantly. Buyers should evaluate individual properties on their own merits rather than relying on market-wide averages as a guarantee of appreciation.
Where to Buy in Exuma
Exuma is not one market. It is a chain of distinct submarkets, each with a different character, access profile, and buyer fit. Choosing the right area matters as much as choosing the right property type.
| Area | Best for | Access | Character |
|---|---|---|---|
| Great Exuma / George Town | Practical buyers, first-time Exuma purchasers, investors | Direct flights via GGT | Most services, broadest inventory, established community |
| Little Exuma | Privacy seekers, dramatic beachfront buyers | Short drive from GGT | Quieter, more secluded, limited services |
| Emerald Bay | Resort-lifestyle buyers, marina access | GGT + short transfer | Luxury resort community, managed amenities |
| February Point | Marina and boating buyers, gated-community buyers | GGT + short transfer | Gated marina community, waterfront lots and homes |
| Exuma Cays | Private-island buyers, serious boaters, ultra-high-net-worth buyers | Private boat or charter flight | Maximum seclusion, extraordinary natural beauty, complex logistics |
Great Exuma and George Town
George Town is Exuma’s main settlement and the practical hub of the island. It offers the broadest range of services, the most accessible inventory, and the most direct path from airport arrival to property viewing. For buyers who want a genuine island lifestyle without sacrificing basic conveniences, Great Exuma is the natural starting point. It is also where most of the land inventory sits, making it the most accessible entry point for buyers planning a custom build.
Little Exuma
Connected to Great Exuma by a short bridge, Little Exuma offers a markedly quieter experience. Beachfront settings here tend to be more dramatic and more secluded, and the buyer profile skews toward those who prioritize privacy over proximity to services.
Emerald Bay and February Point
These two communities represent Exuma’s managed luxury segment. Emerald Bay, home to the Sandals Emerald Bay resort, offers a polished resort environment with beach access and on-site amenities. February Point is a gated marina community particularly well suited to boating buyers who want secure dockage alongside their residence.
The Exuma Cays
The Exuma Cays are in a category of their own. Stretching north from Great Exuma toward Nassau, the Cays include Staniel Cay, the Exuma Cays Land and Sea Park, and dozens of privately held or available cays. Access requires a private boat or charter flight, and ownership involves a significantly more complex due-diligence process than a standard residential purchase. For the right buyer, however, the Cays represent one of the most extraordinary private-property opportunities in the Atlantic.
Types of Exuma Property
Exuma’s inventory spans five distinct property categories. Each carries a different set of trade-offs around price, maintenance, access, and lifestyle fit.
| Property Type | Price Range | Best For | Key Consideration |
|---|---|---|---|
| Beachfront home | $750,000 to $2.5M+ | Lifestyle buyers, second-home owners | Weather exposure, insurance, maintenance costs |
| Canal or marina home | $500,000 to $1.5M+ | Boating buyers, marina-access buyers | Boat access priority over open-beach setting |
| Condo / resort residence | $250,000 to $750,000 | Lower-maintenance buyers, vacation-rental investors | HOA fees, rental program rules, shared amenities |
| Vacant land | $50,000 to $500,000+ | Custom-build buyers, land-bank investors | Build timeline, utility connections, permitting |
| Private cay or island | $2M to $50M+ | Ultra-high-net-worth buyers, maximum-privacy seekers | Access, staffing, utilities, carrying costs, title complexity |
Beachfront and waterfront homes
Beachfront homes carry the highest prestige and the highest price premium in Exuma. Open-water or direct-beach positioning commands a material uplift over comparable canal or interior properties. Buyers should factor in hurricane-rated construction standards, elevated insurance premiums, and ongoing maintenance costs that are higher than in less exposed settings.
Canal and marina homes trade the open-beach setting for direct boat access, often at a lower entry price. For buyers whose primary use case is boating, this is frequently the more practical choice.
Condos and resort residences
Condominiums and resort residences offer the most accessible price points in Exuma and the lowest individual maintenance burden. Some resort-affiliated units participate in managed rental programs, which can generate income during periods when the owner is not in residence. Buyers should review HOA fees, rental program terms, and any restrictions on personal use before proceeding.
Vacant land and private cays
Land is where Exuma’s market offers the most flexibility today. With 137 active land listings recorded in Q1 2026 compared to 62 residential listings, buyers planning a custom build have considerably more choice than those seeking a turnkey home. Interior lots start well below $150,000; waterfront parcels command a significant premium.
Private cays and islands sit in an entirely separate category. They require specialist legal counsel, detailed title and survey work, independent assessments of utility infrastructure, and a clear-eyed understanding of ongoing staffing and access costs before any offer is made.
What Exuma Property Costs
Exuma property prices vary sharply by waterfront position, privacy, boating access, level of improvements, and proximity to George Town or established resort communities. The figures below reflect current inventory patterns rather than invented per-property estimates.
| Category | Indicative Range | Notes |
|---|---|---|
| Interior land | $50,000 to $150,000 | Broadest availability; furthest from waterfront |
| Waterfront lot | $150,000 to $500,000+ | Price driven by frontage, elevation, and access |
| Mid-range home | $250,000 to $750,000 | Limited availability; often older stock or condos |
| Waterfront estate | $750,000 to $2.5M | Core luxury segment; most active for serious buyers |
| Private cay or island | $2M to $50M+ | Highly variable; specialist due diligence required |
What the Q1 2026 data actually tells you
The average home sales price in Q1 2026 was $2.8 million, matching the median exactly, which reflects a market with very few transactions rather than a broad statistical base. New home listings fell 15.4 percent year-over-year and 71.1 percent quarter-over-quarter, meaning supply is genuinely constrained rather than simply slow.
The practical implication: buyers who find a well-positioned, fairly priced home in Exuma are operating in a market where comparable alternatives are limited. Waiting for more choice to emerge has historically not been rewarded.
On the land side, the picture is different. The average land sales price was $338,417 with a median of $296,250, across a much larger pool of 137 active listings. Land is where buyers have genuine negotiating room and a broader set of options to evaluate.
Why averages can mislead
Exuma is, as market analysts have noted, “a luxury, thinly traded market where a handful of high-end sales can move averages dramatically.” A single private-island transaction can shift the reported average for an entire quarter. Buyers should focus on the specific submarket and property type relevant to their search rather than treating island-wide averages as a reliable benchmark.
Browse current Exuma real estate listings to see live inventory and pricing across all categories.
Buying in Exuma as a Foreign Buyer
Yes, foreigners can generally buy property in Exuma. The Bahamas actively welcomes overseas investment in real estate, and the purchase process for most residential properties is straightforward by international standards.
How the process works
- Engage a Bahamian attorney. A locally licensed attorney is required to handle conveyancing and title review. This is not optional, and selecting experienced legal counsel early protects against title defects and ensures proper registration.
- Conduct title and survey due diligence. Your attorney will search the title chain and commission a survey. For cay and island purchases, this step is considerably more involved and may require specialist surveyors.
- Sign heads of agreement and pay deposit. Once terms are agreed, a heads of agreement is executed and a deposit is typically held in escrow.
- Satisfy any permit or registration requirements. See below.
- Complete the conveyance and pay applicable taxes. Closing involves the formal transfer of title and payment of all government fees.
- Register exchange control. An Exchange Control Registration is completed at closing to protect the buyer’s ability to repatriate sale proceeds in the future.
Permit and registration requirements
Under the International Persons Landholding Act, the rules differ depending on property type and size:
- Single-family dwellings and condominiums generally do not require a permit, but the buyer must register the acquisition with the Investments Board after closing and payment of taxes.
- Undeveloped land of 5 or more contiguous acres requires a permit before purchase. Buyers should factor permit processing time into their acquisition timeline.
- As the Bahamas Real Estate Association confirms, registration with the Investments Board is the standard post-closing step for qualifying residential acquisitions.
Legal checklist for foreign buyers:
- Retain a Bahamian attorney before making any offer
- Confirm permit vs. registration requirement for your specific property
- Budget for conveyance VAT, legal fees, and annual real property tax (verify current rates at the Bahamas Department of Inland Revenue)
- Complete Exchange Control Registration at closing
- For cay and island purchases, allow additional time for title search, survey, and any utility or access assessments
For a detailed, step-by-step walkthrough of the full foreign-buyer process, including closing costs and residency by investment options, refer to our complete guide to buying property in the Bahamas as a foreign buyer.
Getting to Exuma and Practical Ownership Realities
Exuma International Airport (GGT) is the main gateway for buyers visiting the island. It receives direct regional services from several US cities and connecting flights via Nassau, making Great Exuma accessible for viewing trips and regular visits alike. Access is a practical consideration that varies considerably across Exuma’s submarkets.
Access by area
- Great Exuma and George Town: Direct GGT access; most practical for regular visits
- Little Exuma: Short drive from GGT; no additional logistics required
- Emerald Bay and February Point: Short transfer from GGT; private transfers available
- Exuma Cays: Requires a private or charter boat, or a charter flight to a smaller strip; access planning is a meaningful part of ownership
Ownership practicalities to factor in
- Utilities: Electricity is supplied by Bahamas Power and Light; water supply and quality vary by location and should be assessed during due diligence
- Insurance: Hurricane and windstorm coverage is essential; premiums are materially higher for beachfront and exposed waterfront properties
- Property management: Most overseas owners retain a local property manager; for cay and island properties, on-site staffing is typically necessary
- Ferries and inter-island transport: Regular mail-boat and ferry services connect Great Exuma to Nassau and other islands, though schedules are limited
- Healthcare and services: George Town has basic medical facilities; serious medical needs require travel to Nassau or the US
The further from George Town a property sits, the more ownership logistics matter. Buyers evaluating remote waterfront or cay properties should assess access, utility reliability, and service availability as carefully as they assess the property itself.
How to Start Your Exuma Property Search
The most effective Exuma searches follow a clear sequence rather than jumping straight to listings.
- Identify your area fit using the submarket comparison above
- Narrow your property type based on lifestyle priorities and budget
- Align your budget against current inventory ranges
- Review live inventory to understand what is actually available now
From there, three resources will carry you forward:
- Exuma real estate listings and community overview: Start here to understand the market in context and view current Exuma inventory
- Full Bahamas properties catalog: Browse the complete MBR portfolio across all islands and property types
- Talk to Martina Reichardt directly: Martina brings over 15 years of Bahamas real estate experience, a finance background, and an exclusive network of high-net-worth buyers and banking partners. For on-the-ground guidance, current off-market opportunities, and a candid read on where Exuma’s market sits today, contact Martina and the team directly.
Frequently Asked Questions
Q. Can foreigners buy real estate in Exuma?
A. Yes, foreigners can buy real estate in Exuma, and the Bahamas government actively encourages overseas investment in property. Most residential purchases, including single-family homes and condominiums, do not require a permit; the buyer registers the acquisition with the Investments Board after closing. The main exception under the International Persons Landholding Act is undeveloped land of five or more contiguous acres, which requires a government permit before purchase.
There is no restriction on foreign ownership of improved residential property, and the Bahamas has no capital gains tax, inheritance tax, or income tax on rental income. The purchase process mirrors what buyers encounter in other common-law jurisdictions: a local attorney handles conveyancing, a title search is conducted, and closing taxes are paid at completion.
Q. What taxes and fees apply when buying property in Exuma?
A. The primary government charge on a Bahamas property purchase is Value Added Tax on the conveyance, currently applied to the purchase price. Legal fees typically run at approximately 2.5 percent of the purchase price plus VAT. Annual real property tax applies thereafter, with an owner-occupied exemption available for qualifying buyers. Buyers should verify current rates directly with the Bahamas Department of Inland Revenue before relying on any figure, as rates are subject to legislative change.
Beyond government taxes, buyers should budget for attorney fees, survey costs, and any applicable stamp duty. For cay and island acquisitions, additional costs include specialist surveys, environmental assessments, and extended title searches. An Exchange Control Registration fee is also payable at closing.
Q. Is Exuma a good place to invest in real estate?
A. Exuma has demonstrated strong medium-to-long-term investment characteristics, supported by constrained supply, firm luxury pricing, and growing international buyer demand. The average home sales price rose 5.7 percent year-over-year in Q1 2026, and the luxury segment of the broader Bahamas market is projected to grow at 6 to 8 percent annually.
The honest qualification is that Exuma is a thinly traded market. Liquidity is lower than in more active markets, and resale timelines can be longer. Buyers who purchase a well-positioned, quality asset and hold it over a meaningful period have historically been rewarded. Buyers seeking a quick flip or guaranteed short-term appreciation should approach with caution. Vacation-rental income is possible, particularly through resort-affiliated programs, but income projections should be stress-tested rather than taken at face value.
Q. Can you buy a private island in the Exumas?
A. Yes, private islands and private cays are available for purchase in the Exuma Cays, and this is one of the few places in the world where such acquisitions remain genuinely accessible to qualified buyers. Prices range from approximately $2 million for smaller, undeveloped cays to $50 million or more for larger, improved private-island estates.
The purchase process for a private cay is considerably more involved than a standard residential transaction. Buyers should expect an extended due-diligence period covering title history, survey, environmental conditions, utility feasibility, and access infrastructure. Legal counsel with specific experience in Bahamian cay transactions is essential. Ongoing carrying costs, including staffing, maintenance, insurance, and access logistics, should be fully modeled before any offer is made.
Q. Do I need a lawyer to buy property in Exuma?
A. Yes, a Bahamian attorney is required for all property purchases in the Bahamas, including Exuma. The attorney handles the conveyancing process, conducts the title search, prepares the sale and purchase agreement and conveyance deed, manages the payment of government taxes, and completes the Exchange Control Registration at closing.
Buyers should retain their own independent legal counsel rather than relying on the seller’s attorney. For overseas buyers unfamiliar with Bahamian property law, selecting an attorney with experience in foreign-buyer transactions is particularly important. The Legal 500 Bahamas Real Estate guide provides a useful overview of the legal framework.
Q. How long does it take to buy property in Exuma?
A. A straightforward residential purchase in Exuma typically takes between 60 and 120 days from accepted offer to closing, assuming no complications with title, financing, or permitting. The timeline depends on the complexity of the transaction, the speed of the title search, and whether any government approvals are required.
Land purchases requiring a permit under the International Persons Landholding Act will take longer, as permit processing adds time to the pre-contract phase. Private cay and island transactions routinely take six months or more given the extended due-diligence requirements. Buyers with firm timelines, such as those coordinating a purchase with a lease expiry or tax-year consideration, should discuss realistic expectations with their attorney before signing a heads of agreement.
Q. Can I get financing to buy property in Exuma as a foreign buyer?
A. Foreign buyers can obtain financing in the Bahamas, though the options are more limited than in most buyers’ home markets. Local Bahamian banks offer mortgage products to overseas buyers, typically requiring a larger deposit than domestic buyers and at rates that reflect the local lending environment. Some buyers arrange financing through their home-country lenders using other assets as collateral rather than the Bahamian property itself.
Cash purchases are significantly more common in Exuma’s luxury segment, particularly for waterfront estates and private cays where local bank financing is rarely the primary funding mechanism. Buyers who require financing should confirm lender appetite and terms early in the process, as financing contingencies can affect the competitiveness of an offer in a thin, seller-aware market. MBR’s financing options page provides an overview of available pathways.
Q. What should I check during due diligence on an Exuma property?
A. Due diligence on an Exuma property should cover title clarity, survey accuracy, utility connections, building permit history, and insurance availability as a minimum. For waterfront properties, buyers should also assess coastal erosion risk, hurricane exposure, and the condition of any sea walls or dock structures.
For cay and island properties, due diligence expands significantly to include: independent verification of the title chain (which can be complex for older cay holdings), a professional survey of boundaries and elevations, assessment of freshwater availability, evaluation of existing utility infrastructure or the cost of establishing it, and confirmation of legal access rights. Environmental conditions and any protected-area designations should also be reviewed before an offer is submitted.
Q. Is Exuma a good place to live or retire?
A. Exuma offers a genuinely exceptional quality of life for buyers who value natural beauty, a relaxed pace, and a close-knit community, but it requires a realistic assessment of what island life entails. George Town has basic medical facilities, a small selection of restaurants and shops, and a friendly expatriate community. For serious medical needs, travel to Nassau or the US is necessary.
The Bahamas offers a Permanent Residency by Investment pathway for buyers who meet the qualifying investment threshold, which can be attractive for retirees seeking a stable, low-tax base with no income tax, capital gains tax, or inheritance tax. Buyers considering full or part-time relocation should spend extended time in Exuma across different seasons before committing, as the pace and infrastructure realities of island life are meaningfully different from what a short vacation visit suggests.
Q. How is Exuma different from Nassau or other Bahamas islands for buyers?
A. Exuma offers a fundamentally different ownership experience from Nassau and New Providence, and that distinction is the primary reason buyers choose it. Nassau is the Bahamas’ commercial and financial hub, with a far larger population, more urban infrastructure, and a wider range of property types at every price point. Exuma is quieter, less developed, and more oriented toward lifestyle, boating, and natural beauty.
Compared to Eleuthera or Abaco, Exuma’s private-island and cay market is unmatched in scale and accessibility. Its boating infrastructure, particularly in the Cays, is among the finest in the Caribbean. The trade-off is that Exuma’s home inventory is thinner and its services more limited than on larger or more developed islands. Buyers who prioritize convenience and urban amenities are generally better served by Nassau. Buyers who prioritize privacy, water access, and a prestige natural setting are consistently drawn to Exuma.