How to Find the Right Real Estate Agent in The Bahamas
The Bahamas has no public MLS, no Zillow, and no centralized closed sale database. The only way to access accurate pricing, off-market inventory, and comparable sales data is through a BREA-licensed, MLS-member agent. Not all agents are equal. This guide covers what to look for, what to ask, and what to avoid — then introduces the agent international buyers call first.
BREA Licensed #1247
Bahamas MLS MemberWhy It Matters
Do You Need a Real Estate Agent to Buy in The Bahamas?
What you lose without an agent: access to closed sale prices (the only real measure of value), off-market properties that never hit portals, HOA document analysis for rental restrictions, comparable market analysis for negotiation, attorney coordination, International Persons Landholding Act registration, and EPR filing if applicable. The seller pays the buyer's agent commission — so the cost to you is typically $0.
Contacting a listing agent directly thinking you'll get a "better deal." In The Bahamas, the listing agent represents the seller. Without your own buyer's agent, no one is negotiating on your behalf — and the full commission stays with the seller's side.
Agent Responsibilities
What Does a Real Estate Agent in The Bahamas Actually Do?
Property Search
MLS listings plus off-market inventory not available on portals. Curated shortlists based on your goals.
Comparable Market Analysis
Closed sale prices, $/sqft, days-on-market — the data that drives accurate pricing and negotiation.
Offer & Negotiation
Written offers, deposit management, VAT on conveyance splits, price negotiation using actual closed data.
HOA & Rental Analysis
Review HOA documents for rental restrictions, pet policies, assessment history. Critical before you buy.
Attorney Coordination
Title search, conveyance, Landholding Act registration, and closing logistics managed on your behalf.
EPR Filing ($1M+)
Economic Permanent Residency application for investments over $1M. Not all agents are authorized consultants.
Rental Projections
Property-specific pro-formas: nightly rates, seasonal occupancy, management fees, net yield.
Insurance Coordination
Hurricane coverage, property insurance, replacement cost valuations. Critical in The Bahamas market.
Closing Management
Wire transfers, document execution, key handover, utility transfers, and post-closing support.
"Most agents hand you off to a lawyer at step 3 and disappear. I stay involved through closing and beyond — including EPR filing, property management setup, and rental optimization. One relationship replaces three separate firms."
Looking for a Bahamas Agent You Can Trust?
BREA #1247, Bahamas MLS, 24+ years. Glenn handles everything from search to closing to residency.
Licensing & Regulation
What Is BREA Licensing and Why Does It Matter?
BREA license vs. MLS membership: these are separate credentials. A BREA license authorizes you to practice real estate. MLS membership gives you access to the closed sale database. The strongest agents hold both. An agent with a BREA license but no MLS membership may not have access to the comparable data you need for accurate pricing.
Residency consultant authorization is a third credential. Not all BREA agents can file EPR applications. If you're targeting the $1M+ residency pathway, confirm your agent holds this authorization. Glenn Ferguson holds all three: BREA #1247, active MLS membership, and residency consultant authorization.
Working with an unlicensed "property consultant" or offshore referral service. In The Bahamas, only BREA-licensed agents can legally represent buyers and sellers. Unlicensed operators have no insurance, no regulatory oversight, and no MLS access.
Due Diligence
7 Questions to Ask Before Hiring a Bahamas Real Estate Agent
What is your BREA license number?
Verifiable at breabahamas.com. No license = no legal authority to represent you.
Are you an active Bahamas MLS member?
MLS membership = access to closed sale data. Without it, they're working from asking prices only.
Can you provide closed sale comparables?
The litmus test. If they can't show you actual closed prices, they can't accurately value properties.
Do you handle EPR / residency filing?
If you're investing $1M+, you want search-to-residency under one roof. Not all agents are authorized.
Do you work across multiple islands?
Some agents only know Nassau. If you're comparing Exuma, Eleuthera, or Abaco, multi-island experience matters.
Can you review HOA rental restrictions?
Buildings with vs. without short-term rental rights can differ 20-40% in value. This analysis prevents costly surprises.
How do you access off-market properties?
Many luxury properties sell before listing. Agents with deep market relationships surface opportunities portals never see.
"I answer all seven before a buyer even asks. BREA #1247 — verify it. Active MLS with closed data access. Authorized residency consultant. 6 islands. Off-market through 24 years of relationships. If an agent can't answer these upfront, keep looking."
Agent vs. Portal
What a Bahamas Real Estate Agent Gives You That a Portal Cannot
| Capability | BREA Agent | Listing Portal |
|---|---|---|
| Closed sale prices | ✓ | ✗ |
| Off-market inventory | ✓ | ✗ |
| $/SqFt by neighborhood | ✓ | ✗ |
| HOA rental restriction review | ✓ | ✗ |
| Negotiation with comps | ✓ | ✗ |
| Attorney coordination | ✓ | ✗ |
| EPR / residency filing | ✓ | ✗ |
| Rental projections | ✓ | ✗ |
| Browse listings | ✓ | ✓ |
| Cost to buyer | $0* | $0 |
*Buyer's agent commission is typically paid by the seller.
"I'm not anti-portal — use them to explore. But when it's time to make a decision worth hundreds of thousands of dollars, you need closed data, not asking prices. That's what I provide."
What to Watch For
Red Flags When Choosing a Bahamas Real Estate Agent
No BREA License Number
If they won't provide it upfront or it can't be verified at breabahamas.com, they're not legally authorized to represent you.
No MLS Membership
Without MLS, they rely on portal data and word-of-mouth. They cannot provide closed sale comps for accurate pricing.
Pressure to Skip Attorney
Any agent who suggests you can "save money" by skipping an independent attorney is a major red flag. Title search is non-negotiable.
Can't Explain Closing Costs
If they can't give you a detailed cost estimate before you make an offer, they'll surprise you at closing.
Outdated EPR Information
If they cite $750K for residency, their information is pre-2025. The current threshold is $1M (since January 1, 2025).
Only Works One Island
The Bahamas has 6+ major markets. An agent limited to Nassau can't objectively advise whether Exuma or Eleuthera better fits your goals.
Glenn Passes All 7 Questions. Zero Red Flags.
BREA #1247 · MLS member · Residency consultant · 24+ years · 6 islands · Off-market access.
The Agent International Buyers Call First
Why Glenn Ferguson Is the Right Bahamas Real Estate Agent for You
Off-market access. Many luxury properties sell before hitting the MLS. Glenn surfaces opportunities across Lyford Cay, Ocean Club, Albany, Old Fort Bay, and the Family Islands through 24 years of market relationships.
Closed sale intelligence. Glenn provides CMA with actual closed prices, $/sqft trends, and days-on-market — the data portals don't have and that drives smart negotiation. Appraisals guide.
Search-to-residency under one roof. Property search, HOA analysis, attorney coordination, closing management, and EPR filing — no handoff to separate firms. Residency guide.
Rental income projections. Property-specific pro-formas with nightly rates, seasonal occupancy, management fees, and net yield — not generic island averages.
Multi-island expertise. Glenn works Nassau, Paradise Island, Cable Beach, Exuma, Eleuthera, Abaco, and Grand Bahama. He'll tell you which island fits your goals — even if it's not what you expected. 2026 Market Report.
Work with Glenn
Get a Curated List of Bahamas Properties
Tell Glenn what you're looking for — island, budget, goals — and receive a personalized shortlist with off-market properties and closed sale data.
Related Guides
Bahamas Real Estate Guides by Glenn
Meet Glenn Ferguson
Full agent profile — services, islands, process, credentials.
Meet GlennCan Foreigners Buy?
Ownership rights, legal process, costs, and best areas for foreign buyers.
Read the Guide7 Things to Know
HOA traps, real costs, island selection — facts that prevent costly mistakes.
Read the GuideComplete Buying Guide
Step-by-step process from search to closing with cost breakdowns.
Read the GuideAppraisals & CMA
What a CMA includes, island values, and 10 factors affecting value.
Read the GuideResidency by Investment
$1M EPR threshold, 10-year hold, 90-day presence, tax advantages.
Read the GuideFrequently Asked Questions
Bahamas Real Estate Agent FAQ
Do I need a real estate agent to buy in The Bahamas?
How do I find a licensed agent in The Bahamas?
What does a Bahamas agent do for buyers?
What is BREA licensing?
How much does a Bahamas real estate agent cost?
Can a Bahamas agent help with residency?
What questions should I ask a Bahamas agent?
What's the difference between an agent and a portal?
Who is the best real estate agent in The Bahamas?
The Right Agent Makes the Difference
BREA #1247. Bahamas MLS. Residency consultant. 24+ years. One call starts everything — from search to closing to residency.
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