Bimini Bahamas Real Estate for Sale
The closest Bahamas island to the US. 50 miles from Miami. Banyan Tree luxury residences from $3.5M, Bimini Bay condos from $250K, beachfront land, and world-class fishing. Zero income tax. Zero capital gains. Zero inheritance tax.
Why Buy Property in Bimini?
Bimini is the westernmost district of The Bahamas and the "Gateway to the Bahamas," sitting just 48 nautical miles east of Miami. Ernest Hemingway made it famous as his fishing retreat. Today, Bimini is experiencing a transformation driven by the Banyan Tree Bimini Resort and Residences (750 acres, 54 waterfront homes from $3.5M, designed by Oppenheim Architecture) and an $80 million redevelopment of South Bimini International Airport that will enable direct commercial flights from major US and European cities.
For South Florida families and boaters, Bimini is a 30-minute seaplane hop or 2-hour ferry ride, making it the easiest "second home in another country" in the Caribbean. Bimini Bay / Resorts World continues to anchor the mid-market with condos, a 220+ slip marina, and casino. The Bahamas welcomed a record 12.5 million visitors in 2025, and Bimini's expanding cruise role is driving additional visitor growth.
Where to Buy in Bimini
Banyan Tree Bimini (Rockwell Island) - from $3.5M
750 acres on North Bimini. 54 custom waterfront residences designed by Oppenheim Architecture, furnished by Artefacto. A 50-suite boutique hotel with Caribbean-first overwater bungalows. Bonito Beach Club, deepwater superyacht marina, and a planned 18-hole private golf course. Owners gain membership to The Sanctuary Club (Banyan Tree's global luxury network). Developed by Rockwell Island Development Group (RIDGE). First residences delivered early 2025. Full resort completion expected 2027. Westgate Resorts announced a strategic investment partnership in late 2025.
Bimini Bay / Resorts World - Condos from ~$250K
Master-planned resort community on North Bimini. Condos, townhomes, and single-family homes. Hilton hotel, casino, 220+ slip marina accommodating vessels up to 200+ feet, restaurants, and beach. The most established development in Bimini with an active resale market. Family-oriented with community amenities.
Alice Town (North Bimini) - Homes from ~$300K
Bimini's historic centre and commercial hub. The Bimini Museum, local restaurants, shops, and Hemingway's former haunts (the Compleat Angler, destroyed by fire in 2006, was his favourite bar). Waterfront homes and cottages at accessible prices. Authentic Bahamian community atmosphere.
South Bimini - Land from ~$200K
Home to South Bimini International Airport (undergoing $80M expansion). Quieter and less developed than North Bimini with larger beachfront parcels available. Connected to North Bimini by a short water taxi ride. Ideal for buyers seeking privacy or development opportunities. The Bimini Biological Field Station ("Sharklab," est. 1990) is located here.
Bimini Property Pricing Guide 2026
| Property Type | Price Range | Notes |
|---|---|---|
| Bimini Bay Condos | $250,000 - $750,000 | 1-3 bed, marina access, resort amenities |
| Alice Town Homes | $300,000 - $1,000,000 | Authentic island homes, some waterfront |
| Beachfront Homes | $500,000 - $2,000,000+ | Direct beach access, North or South Bimini |
| Vacant Beachfront Land | $200,000 - $1,000,000+ | Build-ready parcels, South Bimini has larger lots |
| Banyan Tree Residences | $3,500,000+ | 54 waterfront homes, private docks, Oppenheim |
Closing Costs for Foreign Buyers
Total buyer-side closing costs: approximately 8-11% of purchase price. VAT on conveyance 5% buyer share (10% total, typically split 50/50). Legal fees 2.5-3.5% plus 10% VAT on professional services. Title insurance 0.5-1% (optional). As of July 2025, a VAT invoice from the Department of Inland Revenue (DIR) is required before executing the conveyance. Use the Closing Cost Calculator.
Property Tax
Owner-occupied: first $300,000 exempt, 0.625% on $300K-$500K, 1% above $500K. Non-owner-occupied: 1% on first $500,000, 2% above $500K. Annual cap $150,000 (RPT Amendment Act No. 43 of 2025). Use the Property Tax Calculator.
Getting to Bimini
By air: Seaplane or private jet from Miami/Fort Lauderdale: under 30 minutes. Tropic Ocean Airways and other charter operators offer scheduled and on-demand service. South Bimini International Airport handles commercial and private flights; the $80M redevelopment will enable direct flights from major US and European cities.
By ferry: Balearia Bahamas Express operates fast ferry service from Fort Lauderdale (approximately 2 hours). Daily or near-daily departures.
By boat: 2-3 hours from Miami depending on vessel and conditions. Bimini Bay marina has 220+ slips accommodating vessels up to 200+ feet. Banyan Tree will add a deepwater superyacht marina.
Bimini Property and Bahamas Residency
Bimini properties at $1,000,000+ qualify for Economic Permanent Residency (EPR). Banyan Tree residences (from $3.5M) and select beachfront estates meet this threshold. Government fee: $20,000. Dependent endorsement: $300/person. Hold period: 10 years. Annual presence: 90 cumulative days in The Bahamas (any island counts). $1.5M+ receives accelerated processing (~3 weeks). EPR does not grant work rights.
For properties under $1M: Home Owner's Resident Card (HORC) costs $700 ($200 processing + $500 issuance), renewable annually.
See the full EPR guide for complete details.
Honest Risks of Buying in Bimini
Hurricane exposure. Bimini sits in the hurricane belt. Insurance runs 1.5-3% of insured value annually. Modern construction requires 140mph+ wind rating. A backup generator is essential.
Limited infrastructure. Bimini is small (approximately 9 square miles total). Medical facilities are basic; Miami is the nearest hospital for serious care (30 minutes by air). Power outages are more frequent than Nassau.
Thin resale market. Outside Bimini Bay and Banyan Tree, the resale market is thin. Properties can take 12+ months to sell.
Development timelines. Banyan Tree and the airport expansion are transformative, but timelines for major Bahamas developments can shift. Confirm completion status before committing.
Water and utilities. Freshwater relies on reverse osmosis and cisterns. Electricity from BPL with frequent outages. Internet speeds vary.
Free Bahamas Buyer Tools
Run your own numbers before your first call with Glenn.
Closing Cost Calculator Property Tax Calculator EPR Cost Calculator Residency Checker AI Property Finder Caribbean Tax Comparison Residency Quiz Relocation Cost
Bimini Real Estate FAQ
How much does Bimini real estate cost?
How far is Bimini from Miami?
What are closing costs when buying in Bimini?
Does a Bimini property qualify for residency?
What is Banyan Tree Bimini?
Is Bimini a good investment?
How much is property tax in Bimini?
Who should I call to buy in Bimini?
Related Bahamas Guides
Ready to Buy in Bimini?
Glenn Ferguson (BREA Licensed Agent): 24+ years, full MLS access, off-market inventory, and residency filing.
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
