Bahamas Real Estate Appraisals & Valuations (2026)
Closed Sale Comps — Not Asking Prices

Bahamas Real Estate Appraisals & Valuations

Find out what a Bahamas property is actually worth — based on MLS closed sale data, $/sqft trends, and 24+ years of market intelligence. Free CMA for buyer and seller clients.

Glenn Ferguson
Glenn Ferguson — Licensed Bahamas Real Estate Agent, BREA #1247, Bahamas MLS Member & Residency Consultant · 24+ years
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BREA — Glenn Ferguson #1247 Bahamas MLS

What Is a Bahamas Comparable Market Analysis?

A Comparable Market Analysis (CMA) is a property valuation based on actual closed sale prices of similar properties in the same area — not asking prices from listing portals. In The Bahamas, closed sale data is not publicly available like Zillow or Redfin in the US. CMA data is only accessible through MLS membership and direct market relationships, making a BREA-licensed, MLS-member agent essential for accurate valuations.

Glenn's CMA includes: 3-5 comparable recently sold properties in the same area, $/sqft analysis for the specific neighborhood (not island-wide averages), days-on-market trends showing how quickly properties sell, current active competition (what you are competing against), price adjustments for condition, features, waterfront access, and lot size, and a recommended price range based on all factors.

CMA vs formal appraisal: A CMA is the market intelligence used for pricing decisions, negotiation, and investment analysis — provided by Glenn at no cost. A formal appraisal by a certified Bahamas appraiser is a separate, licensed process required for mortgage-backed purchases, typically costing $1,500-$5,000+. Glenn coordinates with certified appraisers when formal appraisals are required.
Mistake to avoid: Using asking prices from listing portals as "market value." In The Bahamas, asking prices often differ significantly from closed sale prices. Many portal listings are outdated or already sold. Only closed MLS data — which Glenn has — shows what properties actually sell for.

Six Situations Where a Valuation Matters

Buying

Ensure you are not overpaying. Glenn's CMA shows what similar properties actually sold for.

Selling

Price correctly from day one. Overpricing kills momentum and adds months on market.

EPR / Residency

$1M minimum (Jan 2025). The government may require value documentation. Glenn provides CMA for EPR applications.

Estate Planning

Accurate valuation for wills, trusts, and succession. No Bahamas inheritance tax, but documentation protects heirs.

Refinancing

Banks require appraisal. Glenn's CMA supports your case. He coordinates with certified appraisers for formal docs.

Insurance

Replacement cost valuation for hurricane insurance. Critical in The Bahamas where coverage costs 1-3% of value.

Glenn's CMA Process — Three Steps

1

Property and Purpose

Tell Glenn the property address (or criteria), your purpose (buying, selling, EPR, estate), and any specific concerns. He starts with MLS data and on-the-ground knowledge.

2

Research and Analysis

Glenn pulls 3-5 closed comparables from MLS, calculates $/sqft by neighborhood, reviews days-on-market, identifies active competition, and adjusts for condition, features, and location.

3

CMA Report and Guidance

Glenn delivers a CMA with recommended price range, market context, and specific guidance — whether that is a negotiation target, listing price, or EPR threshold confirmation. Typically delivered within 24-48 hours.

Bahamas Property Values by Island (2026)

Values vary dramatically by island, neighborhood, and property type. These are market-level ranges — Glenn's CMA provides neighborhood-specific data that these averages cannot capture.

Island / AreaTypical Range$/SqFt RangeDays on Market
Nassau & Paradise Island$200K–$40M+$250–$1,800+90-180
Cable Beach / Baha Mar$300K–$6M+$450–$1,500+60-120
Exuma$400K–$100M+$350–$2,000+120-240
Eleuthera & Harbour Island$300K–$15M+$300–$1,800+90-180
Abaco$250K–$10M+$200–$1,200+120-200
Grand Bahama$150K–$3M+$150–$600+150-270

Ranges are approximate. $/sqft varies significantly by neighborhood within each island. A Cable Beach condo and an Ocean Club estate are both "Nassau" but have zero pricing overlap. Glenn provides street-level data. Source: Bahamas MLS, Glenn Ferguson 24+ years market data.

AI Property Finder Open Toolkit (10 Tools)

10 Factors That Affect Bahamas Property Value

Bahamas values are driven by factors that do not exist in North American markets — hurricane resilience, water access, HOA rental rules, and proximity to new resort development. Glenn evaluates all 10 in every CMA.

FactorImpact
Island and neighborhood$/sqft varies 5x+ within Nassau alone
Waterfront accessBeachfront, canal, harbour view: 50-200% premium over inland
Hurricane resilienceImpact windows, CBS construction, elevation, generator = higher value + lower insurance
HOA rental rulesSTR-allowed buildings can be worth 20-40% more than long-term-only
Resort proximityBaha Mar, Atlantis, Four Seasons adjacency drives rental demand + value
Construction quality + ageCBS (concrete block) standard. Post-2019 codes significantly enhanced. Newer = lower insurance
Gated communityLyford Cay, Ocean Club, Albany, Old Fort Bay command significant premiums
EPR qualification ($1M+)Properties at threshold attract specific buyer pool willing to pay premium
Lot size and elevationWaterfront footage matters more than total acreage on Family Islands
Title clarityClear conveyance title (not generation title) is prerequisite for accurate valuation
Glenn Ferguson
Glenn Ferguson — Expert Quote: The biggest pricing mistake I see — and I've seen it for 24 years — is international buyers using Zillow-style thinking in The Bahamas. There is no Zillow here. Closed sale data is private and only accessible through MLS membership. When I provide a CMA, I'm giving you data that is not available anywhere online. I've also seen two identical-looking condos in the same building have a $200,000 value difference because one allowed Airbnb and the other did not. HOA rental rules are the single most overlooked factor in Bahamas valuations. I check HOA documents before I price any property.

Glenn Ferguson — BREA Licensed Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands

Find Out What It Is Actually Worth

Glenn's CMA uses MLS closed sale data — not portal asking prices. Complimentary for buyer and seller clients.

Request CMA on WhatsApp Call 1-242-395-8495 Use Form Below

Tell Glenn the property address and your purpose — buying, selling, EPR, or estate planning.

BREA Licensed #1247 Bahamas MLS Member 24+ Years Experience $0 CMA for Clients
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Frequently Asked Questions

How much is my Bahamas property worth?

Glenn provides a CMA with MLS closed sale comps — not asking prices. Includes 3-5 comps, $/sqft, days-on-market, competition. Free for clients. Request CMA.

What is a CMA?

Valuation based on recent closed sales of similar properties. Bahamas has no Zillow — closed data is only through MLS membership. Glenn's CMA includes comps, $/sqft, market context, and recommended range.

Do I need an appraisal to buy?

Formal appraisal required for mortgage. Cash buyers: CMA recommended. Glenn provides free CMA; coordinates certified appraisers ($1,500-$5,000+) when needed. Buying Guide.

How is Bahamas valuation different from the US?

No Zillow, no public MLS. Hurricane resilience, HOA rental rules, waterfront access, and gated community all affect value. BREA-licensed MLS agent essential.

What factors affect value?

10 key factors: island, waterfront, hurricane resilience, HOA rental rules, resort proximity, construction, gated community, EPR threshold ($1M+), lot size, title clarity. See all 10.

Is appraisal required for residency?

EPR requires $1M+ (Jan 2025). Government may request value docs. Glenn provides CMA for EPR and coordinates purchase + residency together. EPR Guide.

How much does an appraisal cost?

Glenn's CMA: $0 for clients. Formal certified appraisal: $1,500-$5,000+. Glenn coordinates certified appraisers when formal documentation is required.

What is the average Nassau property value?

Median ~$495K but ranges $200K to $40M+. Cable Beach $300K-$6M+. Island averages are misleading — Glenn provides neighborhood-specific data. Tax Calculator.

Who should I call?

Call Glenn Ferguson at +1-242-395-8495. BREA #1247, MLS member, 24+ years. Free CMA with closed sale data across all islands.

Sources

  1. Bahamas Multiple Listing Service (MLS) — closed sale data, days-on-market, active inventory
  2. Real Property Tax Act, as amended 2023 — owner-occupied and non-owner tiers, $150K cap
  3. VAT (Amendment) Act, 2022 — 10% VAT on conveyance
  4. Bahamas Immigration Department — EPR requirements ($1M+ threshold, Jan 2025)
  5. BREA (breabahamas.com) — agent licensing, commission standards
  6. Department of Inland Revenue (inlandrevenue.finance.gov.bs) — RPT rates
  7. Glenn Ferguson — 24+ years transaction history across all Bahamas islands

Find Out What It Is Actually Worth

In The Bahamas, the difference between asking price and actual value can be $100,000+. Glenn's CMA uses MLS closed data — the only data source that matters — to ensure you pay the right price when buying, receive the right price when selling, and meet the right threshold for EPR.

Disclaimer: Glenn Ferguson's Comparable Market Analysis (CMA) provides market intelligence for pricing and investment decisions based on MLS closed sale data. For formal, certified appraisals required by lenders or government agencies, Glenn coordinates with licensed Bahamas appraisers. This page does not constitute a formal appraisal, legal advice, or investment advice. Glenn Ferguson is a licensed Bahamas Real Estate Agent (BREA #1247) and Residency Consultant — not an appraiser, lawyer, or accountant.

© 2026 HomesForSaleInNassauBahamas.com · Glenn Ferguson BREA #1247 · Nassau & The Bahamas