Glenn Ferguson BREA #1247 · Bahamas MLS Member · Residency Consultant · 24+ Years
Search Bahamas MLS Active Listings
The listings below are pulled live from the Bahamas Multiple Listing Service (MLS). Filter by price, location, property type, and bedrooms. Every listing can be toured virtually or in person with Glenn. See something you like? Contact Glenn directly — he knows the history and comparable sales for every property in the system.
See a property you like? Glenn knows the history, comparable sales, and negotiation leverage for every listing below. Call or WhatsApp for pricing insight before you enquire.
Listings courtesy of the Bahamas Multiple Listing Service (MLS) via Glenn Ferguson (BREA #1247). Data updated in real time.
Found Something Interesting?
Glenn provides comparable sales data, actual closed prices, and days-on-market history for any listing above. He also has off-market properties that never appear on the MLS.
What’s available
What Types of Property Are for Sale in The Bahamas?
The Bahamas MLS includes every property type — from $300K entry-level condos in Nassau to $100M+ private islands in the Exuma Cays. Glenn works across every segment and helps buyers identify the right property type for their goals: personal use, rental income, residency qualification, or portfolio diversification.
Luxury Homes
Single-family estates and villas in gated communities. Ocean Club, Lyford Cay, Albany, Old Fort Bay.
Browse HomesCondominiums
Branded residences, resort condos, marina units. Strong rental returns, lower maintenance.
Browse CondosBeachfront
Direct oceanfront homes and villas across Nassau, Eleuthera, Exuma, and the Out Islands.
Browse BeachfrontLand & Islands
Vacant land for custom builds, beachfront parcels, and private islands from Exuma to the Berry Islands.
Browse LandWhere Should You Buy Property in The Bahamas?
Nassau and Paradise Island offer the deepest inventory and strongest resale liquidity. The Family Islands deliver higher yields and faster appreciation. Glenn works across every island and knows which streets appreciate fastest, which HOAs are best-managed, and which properties are about to list.
Bahamas Real Estate Market 2026 Snapshot
The Bahamas luxury market entered 2026 on strong fundamentals. Tourism hit an all-time record in 2024, GDP growth continues, and prime residential values outpace the global average. Here are the numbers that matter for buyers right now.
What this means for buyers: Prime residential price growth of 5.1% in 2024 (Knight Frank) exceeded the global average of 3.6%. Inventory is approximately 20% lower than prior-year levels, meaning competition for the best properties is intense. Family Islands — Exuma, Eleuthera, Abaco — are the fastest-growing segments, with new infrastructure (airport expansions, marina developments) driving appreciation.
Major developments shaping demand: Four Seasons/Ocean Club Residences (Paradise Island, completion 2027), Rosewood Residences at Baha Mar, Goldwynn branded residences (Cable Beach), $55M North Eleuthera Airport expansion, and new Exuma international airport.
Sources: Knight Frank Wealth Report 2025, Global Property Guide 2025, IMF World Economic Outlook, Bahamas Ministry of Tourism, Graham Real Estate H1 2025. Read Glenn’s full 2026 Market Report for detailed analysis.
Tax advantagesWhy Buy Property in The Bahamas?
Tax advantages at a glance: No income tax (personal or corporate). No capital gains tax — sell for any profit, pay nothing to The Bahamas. No inheritance tax — property passes to heirs tax-free. No wealth or net worth tax. Annual property tax on owner-occupied homes is 0–1%, capped at $150,000/year. Rental income is not taxed by the Bahamian government.
Caribbean Tax Comparison
| Jurisdiction | Transfer Tax | Income Tax | CGT | Property Tax | Residency via Property |
|---|---|---|---|---|---|
| Bahamas | 10% VAT | 0% | 0% | 0–1% | $1M+ EPR |
| Turks & Caicos | 12.5% | 0% | 0% | None | $300K+ PRC |
| Cayman Islands | 7.5% | 0% | 0% | None | $2.4M+ |
| BVI | 12% | 0% | 0% | None | No programme |
| Bermuda | Up to 25% | 0% | 0% | Land tax | $2.5M+ (via licence) |
| Barbados | 2.5% | Up to 28.5% | 0% | 0.1–0.75% | $300K+ via SHWP |
The Bahamas’s 10% VAT on conveyance is the primary transfer cost — but unlike Turks & Caicos (12.5%) or BVI (12%), the VAT is commonly split between buyer and seller, effectively reducing the buyer’s share to 5%. Combined with zero ongoing taxation of income, gains, and inheritance, The Bahamas offers the most comprehensive tax advantage for property investors in the Caribbean.
Additional advantages: English-speaking with common-law legal system based on English law. Bahamian dollar pegged 1:1 to US dollar — no currency risk for American buyers. 55 miles from Miami (30-minute flight). Stable parliamentary democracy since 1973 independence. Privy Council (London) as final court of appeal. Freehold ownership — not leasehold.
Read the complete Guide to Buying Property in The Bahamas for full tax analysis, closing cost breakdown, and legal framework.
Rental income & ROIInvestment Returns & Rental Income Potential
The Bahamas welcomed 11.22 million visitors in 2024 — up 16.2% from 2023 and the highest on record. This tourism engine drives strong short-term rental demand across every island. Glenn provides property-specific pro-formas with seasonal occupancy adjustments, not generic island averages.
Short-Term Rental Rates by Area
| Location | Nightly Rate (Peak) | Notes |
|---|---|---|
| Cable Beach / Baha Mar branded | $400–$1,200 | Hotel-managed programmes, highest occupancy |
| Exuma | ~$750 | Scarcity pricing, Swimming Pigs tourism |
| Eleuthera / Harbour Island | $450–$800 | Boutique luxury, 30% tourism growth 2025 |
| Ocean Club / Paradise Island | $800–$2,500+ | Four Seasons brand premium |
| Nassau condos | $150–$400 | Year-round demand, lower entry price |
Investment considerations: Rental income is not taxed by the Bahamian government. Property management fees run 20–30% of gross rental income for vacation rentals. Business licence required for rental property ($100–$1,250 annually). HOA rules in some gated communities restrict or prohibit short-term rentals — Glenn identifies which properties allow rentals before you buy.
Capital appreciation: Prime residential values grew 5.1% in 2024 (Knight Frank). Properties in Family Islands are appreciating faster as new infrastructure comes online. When you sell, The Bahamas charges zero capital gains tax — and the Central Bank of The Bahamas allows full repatriation of sale proceeds (including appreciation) if you registered the purchase with Exchange Control at closing.
Ready to See What’s Available?
Glenn sends personalised shortlists matched to your goals — including off-market properties and pre-construction opportunities.
The Buying Process — 7 Steps to Closing
Typical timeline: 60–90 days from accepted offer to freehold title transfer. Glenn handles every step — from property search through closing and EPR filing. Here’s the process at a glance:
Step 1: Engage Glenn as your agent. One call starts everything. Glenn defines your criteria, budget, and goals (personal use, rental income, residency). No retainer, no upfront fee — the seller pays agent commissions in The Bahamas.
Step 2: Tour properties. In-person viewings, virtual tours, or video walkthroughs for international buyers. Glenn provides comparable sales data and price-per-square-foot analysis for every property you view.
Step 3: Make an offer. Written offer with 10% deposit (held in attorney’s escrow). Glenn negotiates price, VAT on conveyance split, fixtures, closing timeline, and any conditions.
Step 4: Hire a Bahamian attorney. Required for conveyancing. Fees run 2.5–3.5% of purchase price. The Bahamas Bar Association raised the minimum to 3.5% for registered land in January 2026. Glenn works with trusted attorneys across every price range.
Step 5: Due diligence. Attorney conducts title search, confirms clear title, reviews encumbrances. Survey and property inspection coordinated as needed.
Step 6: BIA registration + VAT invoice. Your attorney registers the purchase with the Bahamas Investment Authority and obtains the VAT invoice from the Comptroller of Customs. Since the Conveyancing and Law of Property (Amendment) Act 2025, the VAT invoice must be obtained before deed execution.
Step 7: Close and transfer title. Funds transfer, deed execution, title registration at the Registrar General’s office. Glenn files your EPR application simultaneously if applicable — no separate immigration firm needed.
Total buyer-side closing costs: approximately 10–14% of the purchase price for foreign buyers. The largest component is VAT on conveyance (10% for non-Bahamian purchases over $100,000, commonly split with the seller). Read the full closing cost breakdown.
Why Buy Through Glenn Ferguson?
Glenn isn’t a listing portal. He’s a 24-year veteran of the Bahamas luxury market who handles everything from property search to closing to residency. Full MLS access plus off-market inventory, comparable sales data, and the ability to file your EPR application without a separate firm.
Bahamas MLS Member · Residency Consultant · 24+ Years
Off-market access. Many luxury properties in The Bahamas sell before they ever hit the MLS. Glenn has relationships across Lyford Cay, Ocean Club, Albany, Old Fort Bay, and the Family Islands that surface these opportunities first.
Comparable sales data. Online listings show asking prices. Glenn provides actual closed sale prices, price-per-square-foot trends, and days-on-market data that lets you negotiate from a position of knowledge.
Full-service from search to residency. Glenn finds the property, negotiates your purchase, coordinates with Bahamian attorneys, and files your EPR application if applicable. One relationship replaces what typically requires three separate firms.
Rental income projections. For investment buyers, Glenn provides property-specific pro-formas factoring in actual nightly rates, seasonal occupancy, management fees, and operating costs — not generic island averages.
Read more: About Glenn Ferguson · Complete Buying Guide · 2026 Market Report · Residency Guide
Country-specific guides: American Buyers · British Buyers · Canadian Buyers · Indian Buyers
Frequently asked questions
Bahamas Real Estate FAQ
Yes. Listings embedded on this page pull directly from the Bahamas Multiple Listing Service and update in real time. For the most current status on any specific property — especially luxury listings that move quickly — contact Glenn directly. He confirms availability, provides actual closed sale prices for comparable properties, and shares off-market alternatives.
MLS listings are publicly marketed through the Bahamas Multiple Listing Service. Off-market properties are sold privately — often in Lyford Cay, Ocean Club, Albany, and Old Fort Bay where sellers prefer discretion. Glenn has relationships across every gated community that surface these opportunities before they reach any public portal. Request your off-market shortlist.
Key terms: “Fee Simple” means freehold ownership (full title). “Leasehold” means a long-term lease, not ownership. “Gross Internal Area” is the floor space measurement standard used in The Bahamas. “Under Contract” means an accepted offer with contingencies pending. Glenn explains every listing detail and provides context that portals cannot — including seller motivation, days on market, and price reductions.
Glenn prepares a written offer with your proposed price, deposit amount (typically 10%), contingencies (inspection, financing, condo documents), and proposed closing timeline. The offer is presented to the seller’s agent. Negotiations typically take 3–7 days. Once accepted, the deposit is held in the vendor’s attorney’s escrow account. See the full buying process.
Standard deposit is 10% of the agreed purchase price, paid upon execution of the sale agreement. The deposit is held in the vendor’s attorney’s escrow account — not released to the seller until closing. If the sale falls through due to a valid contingency (failed inspection, denied financing), the deposit is returned. Glenn negotiates deposit terms as part of every offer.
There is often a significant gap between listing price and actual closed sale price in The Bahamas. Unlike many markets, Bahamian closed sale prices are not publicly available. Glenn provides actual comparable sale data from MLS records — price-per-square-foot, days-on-market, and price reductions — so you negotiate from knowledge, not guesswork.
Cable Beach / Baha Mar branded residences lead with $400–$1,200/night rates. Paradise Island commands $300–$1,500/night near Four Seasons. Nassau condos generate consistent volume at $150–$400/night. Exuma averages approximately $750/night for luxury villas. The average daily rate for entire-place rentals reached $510.80 — up 11.8% year-on-year (AirDNA/CBOB August 2025). Rental income guide.
Yes. The Bahamas has more private islands for sale than any Caribbean nation — from $500K undeveloped cays to $100M+ turnkey estates in the Exuma Cays. Glenn has access to both MLS-listed and off-market island opportunities. Foreign buyers need BIA approval for islands over 2 acres. Browse private islands.
Four Seasons Ocean Club Residences (Paradise Island, completion 2027), Rosewood Residences at Baha Mar, Goldwynn branded residences (Cable Beach), Aqualina (Nassau), North Eleuthera Airport expansion, and the new Exuma international airport. Pre-construction pricing often offers 10–20% below projected completion values. Glenn provides early access to pre-construction inventory.
Well-priced luxury properties ($3M+) in prime communities typically sell within 60–120 days. Overpriced listings can sit for 12+ months. Inventory is approximately 20% below prior-year levels, creating competitive conditions in the $2M–$10M range. Off-market transactions in Lyford Cay and Ocean Club Estates often close within 30–45 days.
Yes. Glenn provides live video walkthroughs, drone footage, and detailed photo packages for any listing on this page. He walks you through the property in real time via WhatsApp video or Zoom, showing details that static photos miss — views, noise levels, condition of finishes, and proximity to neighbours. Request a virtual tour on WhatsApp.
It means a sale agreement has been executed and the conveyancing process is underway — title search, BIA registration, VAT invoicing, and deed preparation. The property is not yet formally closed. In some cases, deals fall through during due diligence, so Glenn can place you as a backup buyer if you’re interested in a pending property.
Tell Glenn your budget, preferred islands, property type, and goals. He sets up a personalised MLS alert that emails you new matches as they hit the market — plus he manually flags off-market opportunities that match your profile. This dual approach ensures you see every relevant property, not just what appears on public portals. Set up your alerts.
For every property you’re considering, Glenn provides: actual closed sale prices for similar properties in the same neighbourhood, price-per-square-foot trends over the past 12–24 months, average days on market, price reduction history, and a recommended offer range. This data is not available on any public website — it comes from Glenn’s MLS access and 24+ years of transaction experience.
Tell Glenn What You’re Looking For
Complete the form below and Glenn will send you a personalised list of properties matched to your goals — including off-market listings and pre-construction opportunities not available on the MLS.
