Bahamas Real Estate Buyer's Toolkit
Ten interactive calculators and AI tools, comprehensive guides, step-by-step checklist, and every property comparison you need to buy in The Bahamas — all free, all verified, all in one place.
Your Complete Buying Resource — Free and Verified
This toolkit brings together every resource Glenn Ferguson has built for Bahamas property buyers — interactive calculators, comprehensive guides, area comparisons, building-specific pages, and a step-by-step buying checklist. Every number is verified against official 2026 sources. No gated content, no email required, no fluff.
Interactive Calculators and Tools — 10 Free Resources
Run the real numbers for your specific situation. Every calculator uses verified 2026 tax rates, mortgage terms, and fee structures. No other Bahamas real estate site offers this many interactive tools in one place.
Closing Cost Calculator
Enter your purchase price and see exact buyer-side costs: VAT (5%), legal fees (2.5–3.5% + VAT), title insurance (0.5–1%), and BIA registration. Covers both foreign and Bahamian buyers.
Calculate Closing CostsProperty Tax Calculator
See your annual property tax at any value — owner-occupied vs non-owner rates per the RPT Act 2023. Includes the $150K cap for owner-occupied and the 2% tier for non-owner properties above $500K.
Calculate Property TaxMortgage Prequalification Calculator
Three calculators in one — monthly payment estimator, affordability calculator, and total closing cost projection. Bahamas-specific rates from FirstCaribbean, RBC, and Bank of The Bahamas (5–9%, 30–50% down, 15–25 year terms).
Calculate MortgageProperty ROI Calculator
Estimate gross rental income and cash-on-cash return on a Bahamas investment property. Enter purchase price, equity invested, nightly rate, occupancy, and operating expense ratio to see your projected return.
Calculate ROIInvestment Property Finder AI
AI-powered property matching across 5 Bahamas islands. Enter your budget, investment goal, preferred island, and bedrooms — get matched to the best communities with estimated rental yield, appreciation potential, and residency eligibility.
Find Investment PropertiesRelocation Cost Calculator
Complete first-year cost projection for moving to The Bahamas — household shipping, ~45% import duty on goods, vehicle import, flights, schooling, healthcare, and monthly lifestyle expenses.
Calculate Relocation CostsResidency Calculator
Enter your property value and see which residency pathway you qualify for — HORC, standard EPR ($1M+), or accelerated EPR ($1.5M+). Includes total costs, annual fees, property tax impact, and timeline estimates.
Calculate Residency CostsResidency Qualifier Quiz
Answer 6 questions to find out which Bahamas residency pathway fits your situation — EPR standard, EPR accelerated, HORC, or not yet qualifying. Personalised results with next steps. The only interactive residency quiz on the internet.
Take the QuizResidency Eligibility Checker
Updated with January 2025 thresholds — instantly check whether your property investment qualifies for HORC, standard EPR ($1M+), or accelerated EPR ($1.5M+). See fees, hold period, and presence requirements.
Check EligibilityTax Comparison Tool
Compare Bahamas vs Cayman Islands vs Turks and Caicos vs BVI vs Florida across income tax, capital gains, inheritance, purchase transfer tax, and annual property tax. Side-by-side jurisdiction analysis.
Compare Tax JurisdictionsComprehensive Buyer Guides
Deep-dive guides covering every aspect of Bahamas property ownership — from tax framework to residency pathways to the honest pros and cons.
Real Estate Taxes (2026)
Every tax on Bahamas property — annual rates, VAT on conveyance, professional service fees, rental implications, selling costs, and jurisdiction comparison. 9 data tables, 15 FAQs.
Read Tax GuideResidency by Investment
HORC ($500/yr, any value), standard EPR ($1M+), and accelerated EPR ($1.5M+). Requirements, fees, timelines, family coverage, and citizenship pathway. Updated with January 2025 threshold increase.
Read Residency GuidePros and Cons of Ownership
Honest assessment — tax advantages, hurricane risk, closing costs, rental income potential, insurance costs, utility costs, maintenance, and financing. 6 data tables, 14 FAQs.
Read Pros and ConsCan a Foreigner Buy?
IPLA 1993, freehold ownership rights, 5-acre limit, BIA registration, Central Bank Exchange Control, title options (personal, IBC, trust), and the complete legal framework.
Read Foreign Buyer Guide10 Steps to Buying
Step-by-step walkthrough from goal-setting through closing and post-purchase. Timeline expectations, deposit structure, due diligence checklist, and government registration.
Read 10 StepsBahamas Market Report 2026
Market data — median prices, inventory trends, tourism statistics, GDP growth, construction pipeline, and legislative changes affecting real estate.
Read Market ReportRelocation Cost Guide
Moving to The Bahamas? Full first-year projection — shipping, import duty (~45%), vehicle costs, flights, schooling, healthcare, monthly living expenses, and residency fees.
Calculate RelocationProperty and Area Pages
Building-specific guides and area comparisons — each with pricing, amenities, HOA details, rental rules, and closing cost projections.
Cable Beach
Paradise Island
Nassau and Beyond
Buyer's Checklist — 7 Steps
| Step | Action | Timeline | Key Tool |
|---|---|---|---|
| 1 | Define your goals — lifestyle, rental income, or both | 1 call with Glenn | Ask Glenn |
| 2 | Search — Glenn sends curated shortlist from MLS + off-market, or use AI Property Finder | 1–2 weeks | AI Property Finder |
| 3 | View and offer — tours, negotiation, sales agreement + 10% deposit | 1–2 weeks | Mortgage Calculator |
| 4 | Attorney + title search — conveyance documents, Opinion on Title | 1–3 weeks | Legal Guide |
| 5 | Due diligence — inspection, HOA review, insurance quotes | 2–4 weeks | Tax Calculator |
| 6 | Closing — balance payment, title transfer, BIA + Central Bank registration | 1–2 weeks | Tax Guide |
| 7 | Post-closing — utilities, insurance, residency application if applicable | Ongoing | Residency Calculator |
Cash purchases: 30–60 days total. Mortgage: 60–120 days. Pre-construction: developer milestone schedule. Glenn coordinates every step.
Quick Reference — Key Numbers for 2026
Tax Environment
| Tax | Rate |
|---|---|
| Income tax (rental, wages, dividends) | 0% |
| Capital gains tax | 0% |
| Inheritance / estate tax | 0% |
| Wealth tax | 0% |
| VAT on conveyance (foreign buyer total) | 10% (split 50/50) |
| VAT on professional services | 10% |
| Property tax — owner-occupied (above $500K) | 1% (capped $150K/yr) |
| Property tax — non-owner (above $500K) | 2% (no cap) |
Closing Costs at a Glance
| Purchase Price | Buyer-Side Total |
|---|---|
| $500,000 | $41,500–$49,500 |
| $1,000,000 | $82,750–$98,750 |
| $2,000,000 | $165,250–$197,250 |
| $5,000,000 | $412,750–$492,750 |
Residency Thresholds
| Path | Min. Investment | Annual Fee | Processing |
|---|---|---|---|
| HORC (Annual Card) | Any property value | $500 + $25/dep | Standard |
| Standard EPR | $1,000,000 USD | $20,000 app + $300 | Months |
| Accelerated EPR | $1,500,000+ USD | $20,000 app + $300 | ~3 weeks |
EPR threshold increased to $1M effective January 1, 2025. 10-year hold, 90 days/yr presence. Neither HORC nor EPR grants work rights.
Annual Ownership Costs (Typical $1M Condo)
| Cost | Owner-Occupied | Non-Owner / Rental |
|---|---|---|
| Property tax | $6,250 | $15,000 |
| Insurance | $10,000–$20,000 | $10,000–$20,000 |
| HOA / maintenance | $10,000–$20,000 | $10,000–$20,000 |
| Utilities | $6,000–$10,000 | $6,000–$10,000 |
| Total annual | $32,250–$56,250 | $41,000–$65,000 |
Ready to Start? Talk to Glenn
Tell Glenn your budget, goals, and timeline. He'll point you to the right tools and — when you're ready — send a curated property shortlist.
WhatsApp is typically answered within minutes.
Frequently Asked Questions
What tools do I need to buy property in The Bahamas?
Glenn's toolkit includes 10 interactive tools: closing cost calculator, property tax calculator, mortgage prequalification calculator (3-in-1), property ROI calculator, Investment Property Finder AI (matches you across 5 islands), relocation cost calculator (first-year projection), residency calculator, residency qualifier quiz (6-question personalised results), residency eligibility checker, and tax comparison tool (5 jurisdictions). Plus 6 comprehensive guides and a 7-step buying checklist. All free above.
How much are closing costs for foreign buyers?
8–11%: VAT 5% (buyer share), legal 2.5–3.5% + VAT, title 0.5–1%. On $1M = ~$83K–$99K. Closing Cost Calculator.
What is the annual property tax?
Owner-occ: first $300K exempt, 0.625% to $500K, 1% above ($150K cap). Non-owner: 1% first $500K, 2% above. $1M owner-occ = ~$6,250/yr. Property Tax Calculator.
Can a foreigner buy property?
Yes — freehold under IPLA 1993, no permits for residential up to 5 acres. Register with BIA and Central Bank. Foreign Buyer Guide.
Does buying qualify me for residency?
Any owner: HORC $500/yr. $1M+: EPR (permanent, 10-year hold, 90 days/yr). $1.5M+: accelerated ~3 weeks. EPR threshold increased Jan 2025. Residency Guide.
What are the steps to buying?
7 steps: define goals, property search, view and offer, attorney + title, due diligence, closing, post-closing. Cash: 30–60 days. 10 Steps Guide.
What taxes does The Bahamas not charge?
0% income tax, 0% capital gains, 0% inheritance/estate, 0% wealth tax. Home-country obligations remain. Full Tax Guide.
Which areas are best for buying?
Cable Beach: widest selection, strongest rentals. Paradise Island: premium, resort adjacency. Nassau: best services. Harbour Island/Eleuthera/Exuma: destination markets. Area Comparison.
How does Bahamas compare to other Caribbean jurisdictions?
No income/gains/inheritance tax + capped property tax = one of the most favourable total environments. Cayman: no annual tax but 7.5% stamp duty. TCI: no annual tax but 6.5–10% stamp duty. Full Comparison.
What insurance do I need?
1–3% of value/yr. Hurricane deductibles 2–5%. CBS construction gets lower rates. Post-2019 buildings cost 30–50% less to insure. Glenn provides estimates for every property.
Can I rent out my property?
Yes — business license required, tax reclassifies to non-owner rate, 0% Bahamas tax on income but home-country obligations apply. Building rules may restrict short-term. Glenn confirms rules.
Is financing available?
Local banks: 30–50% down, 15–25 years, 5–9%. Cash most common at luxury level. Developer financing on some pre-construction. Glenn introduces lenders.
What is the total cost of ownership?
$1M owner-occ condo: ~$32K–$56K/yr (tax, insurance, HOA, utilities). Non-owner: ~$41K–$65K/yr. Glenn projects costs for every property. Pros and Cons Guide.
How long does it take to buy?
Cash: 30–60 days. Mortgage: 60–120 days. Pre-construction: 12–36 months. Glenn coordinates every step from first call to closing.
Who should I call to start?
Call Glenn Ferguson at +1-242-395-8495. BREA #1247, MLS member, 24+ years. Full MLS + off-market, attorney coordination, tax projections, residency applications — single point of contact.
View Glenn's credentials →Sources
- International Persons Landholding Act, 1993
- Real Property Tax Act, as amended 2023 — DIR, Bahamas
- VAT (Amendment) Act, 2022 — 10% flat rate for foreign buyers
- Bahamas Immigration Department — HORC and EPR
- Fragomen Advisory, January 2025 — EPR threshold $1M
- Bahamas Investment Authority (BIA)
- Central Bank of The Bahamas — Exchange Control, BSD:USD peg
- Department of Inland Revenue (inlandrevenue.finance.gov.bs)
Use the Tools, Then Call Glenn
Run your numbers with the calculators. Read the guides that match your situation. Then call Glenn Ferguson when you're ready to look at specific properties. That's the order that produces the best decisions — informed buyers who know their budget, understand the costs, and are ready to move when the right property appears.
Start Your Bahamas Property Search
WhatsApp Glenn with your budget, bedroom count, and goals. He'll reply with a curated shortlist and point you to the right toolkit resources.
© HomesForSaleInNassauBahamas.com · Glenn Ferguson · Nassau, Cable Beach & The Bahamas
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