Nassau Bahamas Homes for Sale (2026) | Neighborhoods, Prices & MLS Listings | Glenn Ferguson
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Nassau & New Providence · Live MLS · Updated Daily

Nassau Bahamas Homes for Sale — Every Neighborhood, Every Price

Nassau is the capital of The Bahamas and the most active real estate market in the country — from gated oceanfront estates in Lyford Cay and Albany to beachfront condos on Cable Beach and family homes in Carmichael. The median home price is approximately $495,000, with listings ranging from under $200K to over $40 million. As a BREA-licensed agent with 24 years in Nassau, I know every neighborhood personally and give you full MLS access at no cost.

Glenn Ferguson Nassau Bahamas Real Estate Agent
Glenn Ferguson · Licensed Real Estate Agent & Residency ConsultantBREA Licensed · Bahamas MLS Member · 24+ Years in Nassau
~$495KMedian Price
20+Neighborhoods
$200K–$40M+Price Range
24+Years Experience
Browse Nassau MLS Listings WhatsApp Glenn Request a Shortlist
BREA Licensed Bahamas MLS Member BREA Licensed Agent Bahamas MLS Member Residency Consultant 24+ Years Nassau 0% Tax Income & Capital Gains
OverviewNeighborhoodsProperty TypesPricesForeign BuyersClosing CostsBuying ProcessAnnual CostsResidencyGet ShortlistWhy GlennFAQMLS Listings ↗

Nassau Real Estate Market

Why Nassau Is the Centre of Bahamas Real Estate

Nassau, on New Providence island, accounts for the majority of all real estate transactions in The Bahamas. It has the widest range of property types and prices, the best infrastructure, the most international flights, the strongest rental market, and the most established professional services for foreign buyers. If you are buying your first Bahamas property, Nassau is almost always where to start.

New Providence is home to nearly 300,000 people — about 75% of the country’s population (2022 census: 296,522). Nassau International Airport (NAS) has direct flights from Miami (45 min), New York, Atlanta, Toronto, Charlotte, Fort Lauderdale, and London. The island is roughly 21 miles by 7 miles, so everything is within a 30-minute drive.

The market in 2025 showed strong demand with the median home price around $495,000 and average sale price approximately $590,000. Inventory tightened nearly 20% in early 2025. Major new developments including Goldwynn Residences, One Cable Beach, and the Four Seasons Ocean Club Residences continue to attract international buyers.

For foreign buyers, Nassau offers zero income tax, zero capital gains tax, and zero inheritance tax. The Bahamian dollar is pegged 1:1 to the US dollar. Purchases over $1 million qualify for Economic Permanent Residency.

Glenn’s Insider TipDon’t start your search online alone. The photos and descriptions on MLS can’t tell you which street floods in heavy rain, which HOA has deferred maintenance, or which seller is motivated. I’ve been here 24 years and know every neighborhood block by block. Tell me what you want and I’ll save you weeks of guessing.

Ready to see what’s available? Search live Nassau MLS listings — filter by neighborhood, price, bedrooms, property type.

Search Nassau MLS
Beachfront home in Albany Bahamas for sale

Where to Buy

Nassau Neighborhoods — Compared by a Local

Nassau has distinct neighborhoods with different price points, lifestyles, and investment profiles. Luxury buyers focus on Lyford Cay, Albany, Ocean Club Estates, and Old Fort Bay. Beachfront condo buyers look at Cable Beach. Families favor Palm Cay, Sandyport, and Charlotteville. Value buyers explore Carmichael, South Beach, and Eastern Nassau.

Lyford Cay

Ultra-Luxury · $3M – $40M+

Nassau’s most established gated enclave. Private beach, marina, golf, Lyford Cay Club. Maximum privacy and security. Many properties sold off-market.

Lyford Cay Guide →

Albany

Ultra-Luxury Marina · $2M – $30M+

Co-founded by Tiger Woods and Ernie Els. Mega-yacht marina, championship golf, private beach and pool complex. Modern architecture. EPR-qualifying.

Albany Guide →

Ocean Club Estates

Paradise Island · $3M – $35M+

The most exclusive address on Paradise Island. Beachfront and harbour-front estates. Four Seasons managed. New residences completing 2027.

Ocean Club Guide →

Old Fort Bay

Luxury Gated · $2M – $20M+

Intimate gated community with beach club, canal-front and oceanfront lots. Colonial and modern architecture. Strong resale. 10 min from airport.

Old Fort Bay Guide →

Cable Beach

Beachfront Condos & Homes · $300K – $5M+

Nassau’s resort strip with Baha Mar, Goldwynn, Aqualina, and One Cable Beach. Best rental yields. Walking distance to restaurants and casino. 15 min to airport.

Cable Beach Condos →

Palm Cay

Marina Community · $400K – $2.5M+

Growing eastern shore community with marina, beach club, restaurant, pool. Homes, townhouses, condos, and boat slips. Strong vacation rental program. Excellent value.

Palm Cay Guide →

Paradise Island

Resort & Luxury · $700K – $35M+

Connected by bridge to Nassau. Atlantis resort, One&Only Ocean Club. Condos from $700K, estates to $35M+. Strong short-term rental demand from tourism.

Paradise Island Guide →

Sandyport & West Bay

Family Gated · $500K – $2.5M

Canal-front gated community with marina, beach, and commercial village. Townhouses and single-family homes. Popular with expat families. West Bay Street extends to premium waterfront estates.

Browse on MLS →

Eastern Nassau & South Beach

Value & Investment · $200K – $600K

Carmichael, Fox Hill, South Beach, Adelaide — largest inventory of affordable homes. New subdivisions, investment duplexes, and starter homes. Best entry prices on New Providence.

Under $500K Guide →
Glenn’s Insider TipCable Beach and Palm Cay deliver the best combination of lifestyle and rental return. Cable Beach for resort-driven Airbnb income (Baha Mar tourists), Palm Cay for the marina lifestyle with appreciation upside. For pure investment, eastern Nassau offers the best price-to-rent ratios. For legacy and prestige, nothing beats Lyford Cay or Albany.

Not sure which neighborhood fits? Tell Glenn your budget, lifestyle, and goals — he’ll recommend the right area with comparable sales.

Get a ShortlistWhatsApp Glenn
Beachfront homes for sale in Nassau Bahamas

What’s Available

Nassau Property Types on the MLS

Nassau’s MLS lists every property type: single-family homes, condominiums, townhouses, vacant land, commercial, multi-family, waterfront estates, and luxury villas. Each type suits different buyer goals — personal use, rental income, development, or residency qualification.

Single-Family Homes

$250K – $40M+

Suburban family homes, gated estate residences, and oceanfront villas. Freehold ownership. Largest segment of Nassau’s market.

Homes Guide →

Condominiums

$300K – $15M+

Cable Beach, Paradise Island, downtown. HOA-managed buildings with pools, gyms, beach access. Best for rental income and low maintenance.

Condos Guide →

Waterfront & Beachfront

$400K – $40M+

Canal-front, harbour-front, and direct beachfront properties. Premium Nassau lifestyle. Strongest long-term appreciation category.

Waterfront Guide →

Luxury Homes & Estates

$2M – $40M+

Lyford Cay, Albany, Ocean Club, Old Fort Bay. Staff quarters, pools, docks, and private beaches. Many sold off-market through agent networks.

Luxury Guide →

Vacant Land & Lots

$50K – $10M+

Residential lots, beachfront parcels, and development tracts. Build custom to your specifications. Some gated communities have approved builders.

Search Land on MLS →

Commercial & Multi-Family

$200K – $20M+

Rental duplexes, apartment buildings, retail, office, and mixed-use. Investment-focused buyers seeking income-producing assets in Nassau.

Search Commercial on MLS →

Looking for a specific type? Glenn searches MLS plus off-market inventory and sends you verified options with comparable sales and rental projections.

Request a ShortlistBrowse All Types
Luxury Bahamas real estate oceanfront

Nassau Pricing

What Do Homes Cost in Nassau by Neighborhood?

Nassau prices vary dramatically by neighborhood. The median across all of Nassau is approximately $495,000 (mid-2025). Luxury gated communities start at $2M+. Beachfront condos on Cable Beach range $300K–$3M+. Eastern suburbs offer the most affordable entry from $200K. All prices in BSD/USD (pegged 1:1).

Lyford Cay / Old Fort Bay

$2M – $40M+

Ultra-luxury gated estates. Beachfront, canal-front, golf course. Strongest appreciation over decades.

Albany

$2M – $30M+

Modern luxury marina living. Condos, villas, and estate homes. Premium amenities and services.

Ocean Club Estates

$3M – $35M+

Paradise Island’s crown jewel. Beachfront and harbour-front. Four Seasons management.

Cable Beach Condos

$300K – $3M+

Older buildings from $300K. New construction (Goldwynn, One Cable Beach) from $800K–$3M+.

Paradise Island

$700K – $10M+

Two-bed condos from $700K–$800K. Larger units and homes $1M–$10M+. Atlantis proximity drives rentals.

Palm Cay

$400K – $2.5M+

Marina community with strong value. Condos, townhomes, and homes. Growing appreciation.

Sandyport / West Bay

$500K – $2.5M

Canal-front gated living. Townhouses and homes. Popular expat family area.

Eastern / South Nassau

$200K – $600K

Carmichael, Fox Hill, South Beach, Adelaide. Best value homes and investment duplexes.

Glenn’s Insider TipList prices are not sale prices. In the luxury segment, properties regularly sell 10–20% below asking. In the mid-market, well-priced homes move quickly at or near list price. I’ll pull comparable sales for any property you’re considering so you know exactly what to offer.

Want pricing for a specific area? Glenn sends comparable sales, active listings, and price-per-square-foot data for any Nassau neighborhood.

WhatsApp for CompsSearch by Price

International Buyers

Can Foreigners Buy Homes in Nassau?

Yes — foreigners can buy property in Nassau with full freehold ownership identical to Bahamian citizens. No nationality restrictions. Residential property up to five acres requires no government approval. Register with the Bahamas Investment Authority after closing. The Bahamian dollar is pegged 1:1 to the US dollar, and there are no restrictions on repatriating profits.

Non-Bahamian buyers pay 10% VAT on conveyance for purchases over $100,000 (effective July 2023; 2.5% for purchases under $100,000). This is customarily split 50/50 between buyer and seller, making your share approximately 5%. A Bahamian attorney is required for all transactions — expect legal fees of 2–2.5% plus 10% VAT on those fees. Your attorney conducts the title search and issues an Opinion on Title, which functions like title insurance.

There is no income tax, no capital gains tax, and no inheritance tax in The Bahamas. This makes Nassau one of the most tax-efficient jurisdictions in the world for real estate investment. For a complete guide, see the Foreign Buyer’s Guide.

Do not contact multiple agents about the same property. In The Bahamas, the first agent who introduces you to a property is entitled to represent you on that transaction. If you browse the same listing through several agents, it creates commission disputes that can delay or kill your deal. Work with one trusted agent who has full MLS access.

International buyer? Glenn handles everything — MLS search, attorney referral, VAT negotiation, Investment Authority registration, and residency application.

Foreign Buyer’s GuideWhatsApp Glenn
Bahamas waterfront property

Buyer Costs

Nassau Closing Costs — What You Actually Pay

Total buyer-side closing costs are approximately 7–8% of the purchase price. The largest component is VAT on conveyance (~5% after 50/50 split). Legal fees add 2–2.5%. There is no income tax, capital gains tax, or inheritance tax in The Bahamas.
Cost ItemRate / AmountPaid By
VAT on Conveyance10% over $100K; 2.5% under $100K; split 50/50Buyer share ~5%
Legal Fees2–2.5% + 10% VAT on feesBuyer
Real Estate Commission6% improved / 10% land + 10% VATSeller (usually)
Title Insurance0.5–1% (optional)Buyer
Real Property Tax0% under $300K; 0.625% $300K–$500K; 1% aboveOwner (annual)
Property Tax Cap$120,000/year maximumOwner
Income TaxNone — 0%—
Capital Gains TaxNone — 0%—
Inheritance / Estate TaxNone — 0%—
Glenn’s Insider TipThe VAT split is negotiable. While 50/50 is customary, in a buyer’s market or for motivated sellers I regularly negotiate 60/40 or even 70/30 splits in the buyer’s favour. On a $1 million purchase, shifting from 50/50 to 60/40 saves you $10,000.

Want an exact cost estimate? Glenn provides a closing cost breakdown for any property including VAT, legal fees, property tax projections, and insurance estimates.

Get a Cost EstimateFull Tax Guide
Luxury Bahamas real estate Lyford Cay

Step by Step

How to Buy a Home in Nassau — the Process

Buying a Nassau home typically takes 60–90 days from accepted offer to closing. A Bahamian attorney is required by law to handle the conveyance. Glenn coordinates the entire process — search, offer, due diligence, attorney, Investment Authority registration, and residency filing.

Search & Shortlist

Glenn searches MLS and off-market inventory, sends curated options with comparable sales, neighbourhood notes, and rental projections. You review and select properties to view.

Viewings & Selection

Tour properties in person or via video walkthrough. Glenn provides candid assessment of each — condition, HOA quality, flood risk, resale potential, and true cost of ownership.

Offer & Negotiation

Submit offer with Glenn negotiating price, VAT split, inclusions, and timeline. Most offers include conditions for satisfactory title search and building inspection.

Sign Agreement & Deposit 10%

Sign the Agreement for Sale. Deposit 10% into your Bahamian attorney’s escrow account. Glenn refers you to trusted attorneys if you do not already have one.

Due Diligence & Title Search

Your attorney conducts a title search and issues an Opinion on Title (functions like title insurance). Building inspection, survey, and HOA document review happen in parallel. 30–60 days.

Closing & Registration

Attorney prepares the conveyance, VAT is paid, and the deed is registered with the Registrar General. Foreign buyers register with the Bahamas Investment Authority post-closing. Glenn coordinates all parties.

Residency Filing (if applicable)

For purchases $250K+, Glenn files your Home Owner’s Residence Card or EPR application with Immigration in parallel with closing. EPR typically takes 6–18 months to process.

You must hire a Bahamian attorney. Only licensed Bahamian attorneys can convey real property. Your attorney conducts the title search, holds escrow, prepares closing documents, and issues the Opinion on Title. Budget 2–2.5% of the purchase price plus 10% VAT on legal fees. Glenn refers attorneys experienced with foreign buyer transactions.

Ready to start? Glenn walks you through every step — from search to closing to residency. One point of contact, no cost to you.

Get a ShortlistWhatsApp Glenn

Cost of Ownership

What Does It Cost to Own a Nassau Home?

Beyond the purchase price, budget for annual property tax, hurricane insurance, electricity, water, and HOA fees (if applicable). Nassau’s zero income tax and zero capital gains tax offset these costs significantly compared to the US, Canada, or Europe.
Annual CostTypical RangeNotes
Property Tax0–1.5% of assessed valueOwner-occupied under $300K exempt; rates tiered above
Hurricane Insurance1.5–3% of insured valueCovers wind/flood; many owners self-insure above deductible
Basic Property Insurance0.5–1% of insured valueFire, theft, flood (non-hurricane), liability
Electricity (BPL)$250–$500/monthRates $0.28–$0.36/kWh; higher with heavy A/C use
Water (WSC)$30–$60/monthGovernment supply; some properties use cisterns
HOA / Strata Fees$400–$2,500+/monthCondos only; covers building insurance, maintenance, amenities
Property Management20–30% of rental incomeIf renting; includes guest management, cleaning, bookings
Landscaping / Caretaker$200–$600/monthHomes only; varies by property size
Income TaxNone — 0%Rental income not taxed
Capital Gains TaxNone — 0%Profits from sale not taxed
Glenn’s Insider TipHurricane insurance is the wildcard. Many Nassau homeowners self-insure against hurricanes because premiums can be $15,000–$30,000+ per year on high-value beachfront. Concrete-block construction (standard in Bahamas) is far more resilient than wood-frame. Newer buildings in gated communities often get better rates. I’ll give you realistic insurance quotes for any property you’re considering.

Want a full cost breakdown? Glenn provides annual cost estimates for any Nassau property — tax, insurance, HOA, utilities, and net rental projections.

Request Cost Estimate

Live in The Bahamas

Nassau Property — Your Path to Residency

Buy a Nassau home worth $250K+ and you qualify for a Home Owner’s Residence Card — an annual card ($250/year) that facilitates entry into The Bahamas for up to one year. At $1,000,000+ you qualify for Economic Permanent Residency (EPR) — updated January 2025 from the previous $750K threshold. Purchases of $1.5M+ receive priority/accelerated processing. EPR holders must maintain the property for a minimum of 10 years and intend to reside at least 90 days per year.

EPR means zero income tax on worldwide income, zero capital gains tax, and the right to live and bank in The Bahamas for life without annual renewal. Note: EPR does not automatically grant the right to work — a separate work permit is required for employment. You pass through immigration freely with your permanent residency card. Many Nassau luxury communities — Albany, Lyford Cay, Ocean Club Estates, Old Fort Bay — naturally exceed the $1M threshold.

I handle the EPR application alongside your purchase, coordinating with Immigration and your attorney so it progresses in parallel rather than sequence. For full details, see the Residency by Investment Guide.

Glenn’s Insider TipEPR threshold is property value, not purchase price. If you buy at $950K but the property appraises at $1M+, you may still qualify. Conversely, if you negotiate $1.1M down to $980K, you might fall below the threshold. I factor residency goals into every negotiation strategy.

Considering residency? Glenn coordinates property search, purchase, and EPR application as one seamless process.

Residency GuideDiscuss with Glenn

Get Your Shortlist

Tell Glenn What You’re Looking For — He’ll Do the Rest

Fill this out once. Glenn sends you verified Nassau MLS options with comparable sales, closing cost estimates, neighbourhood notes, and residency guidance. No obligation, no cost — seller pays agent commission.

Prefer WhatsApp? Message Glenn directly or call 1-242-395-8495

Your Nassau Agent

Why Work with Glenn Ferguson?

I am not a team, a franchise, or a call centre. I am a single licensed agent with 24 years in Nassau. When you call me, you get me — not an assistant, not a junior agent, not a recorded message.

I know every Nassau neighborhood block by block — which streets flood, which buildings have deferred maintenance, which HOAs are well-run, which sellers are motivated. I know most attorneys, bankers, and government officials involved in real estate transactions.

I do not just search MLS. I tell you which properties are overpriced, which neighborhoods are appreciating, which buildings have rental restrictions, and what the true cost of ownership looks like. Then I negotiate the price, negotiate the VAT split, coordinate the attorney, file your residency application — all as one process.

BREA Licensed Bahamas MLS
BREA Licensed MLS Member Residency Consultant 24+ Years WPIC Certified
Glenn Ferguson — Licensed Bahamas Real Estate Agent WhatsApp
1-242-395-8495 Call Glenn
1-242-395-8495 Email
glenn@homesforsaleinnassaubahamas.com Browse MLS Listings
Nassau & All Islands
Nassau Bahamas homes for sale oceanfront

Frequently Asked Questions

Nassau Homes for Sale — Your Questions Answered

What is the average home price in Nassau Bahamas?

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The median home price in Nassau is approximately $495,000 as of mid-2025, with the average sale price around $590,000. Prices vary dramatically: under $200K in Carmichael and Fox Hill, $300K–$3M+ on Cable Beach, $700K+ on Paradise Island, and $2M–$40M+ in Lyford Cay, Albany, and Ocean Club Estates.

What are the best neighborhoods in Nassau to buy a home?

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Luxury: Lyford Cay, Albany, Ocean Club Estates, Old Fort Bay ($2M–$40M+). Beachfront condos: Cable Beach ($300K–$3M+). Family gated: Palm Cay, Sandyport, Charlotteville ($400K–$2.5M). Value/investment: Carmichael, Fox Hill, South Beach ($200K–$500K). Best rental returns: Cable Beach and Palm Cay. Best appreciation: Albany and Ocean Club.

Can foreigners buy homes in Nassau?

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Yes — with full freehold ownership identical to Bahamian citizens. No nationality restrictions. Residential property up to five acres requires no government approval. Register with the Bahamas Investment Authority after closing. See the complete Foreign Buyer’s Guide.

What are closing costs when buying in Nassau?

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Total buyer-side costs are approximately 7–8%: VAT on conveyance (~5% buyer share after 50/50 split of 10%), legal fees (2–2.5% plus VAT), and optional title insurance (0.5–1%). No income tax, capital gains tax, or inheritance tax. See the complete tax guide.

How do I search Nassau MLS listings?

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Through Glenn’s free MLS portal. Search by location, price, bedrooms, and property type. Save favourites and set up automatic alerts. The Bahamas MLS has 1,500+ active listings. Glenn also provides curated shortlists with insider notes.

What are property taxes in Nassau?

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Owner-occupied: under $300K exempt, $300K–$500K at 0.625%, above $500K at 1%, capped at $120,000/year. Non-owner-occupied / rental: up to $500K at 0.75%, $500K–$2M at 1%, above $2M at 1.5%. No income, capital gains, or inheritance tax. Use the property tax calculator.

Is Nassau real estate a good investment in 2026?

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Strong fundamentals: record tourism (11.22 million visitors in 2024), stable USD-pegged currency, zero income and capital gains taxes, growing luxury demand. Nassau median prices rose 4.9% in early 2025. Well-located condos yield 4–7% net rental income. Major developments continue attracting international capital. See the 2026 Market Report.

Can I get residency by buying a home in Nassau?

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Yes. $250K+ property ownership qualifies for a Home Owner’s Residence Card ($250/year, facilitates entry for up to one year). $1,000,000+ qualifies for Economic Permanent Residency (EPR) — updated January 2025 from previous $750K. $1.5M+ receives priority/accelerated processing. EPR requires 10-year property hold and intention to reside at least 90 days per year. EPR does not grant work rights — a separate work permit is needed. See the Residency Guide.

What is Cable Beach like for buying property?

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Cable Beach is Nassau’s premier oceanfront strip — home to Baha Mar, Goldwynn, Aqualina, and One Cable Beach. Condos from $300K (older) to $3M+ (new luxury). Strong rental income from resort tourism. Walking distance to restaurants, casino, golf. 15 minutes from downtown and airport. See the Nassau Condos Guide.

How much are homes on Paradise Island?

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Paradise Island is a luxury market. Two-bedroom condos from $700K–$800K. Larger units $1M–$10M+. Ocean Club Estates $3M–$35M+. Four Seasons Residences (completion 2027) will add ultra-luxury inventory. Strong rental demand from Atlantis tourism. See Paradise Island homes.

What is Albany Bahamas?

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Albany is an ultra-luxury gated marina community co-founded by Tiger Woods and Ernie Els. Homes $2M–$30M+. Championship golf, mega-yacht marina, private beach, fitness, and restaurants. Qualifies for EPR. See the Albany Guide.

What is Lyford Cay like?

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Lyford Cay is Nassau’s most established ultra-luxury gated community on the western tip of New Providence. Homes from $3M to $40M+. Private beach, marina, golf, tennis, and the historic Lyford Cay Club. Maximum privacy with 24/7 security. Membership application required. Many properties sold off-market — Glenn’s network accesses both MLS and private listings. See the Lyford Cay Guide.

Is Palm Cay a good investment?

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Yes — Palm Cay offers strong value compared to Cable Beach and Paradise Island. Homes and condos from $400K–$2.5M+. Marina, beach club, vacation rental program, and growing appreciation. Good for buyers seeking lifestyle + investment returns. See Palm Cay Guide.

Can I get a mortgage as a foreign buyer?

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Yes. RBC Royal Bank, CIBC FirstCaribbean, and Scotiabank offer mortgages to non-residents. Expect 30–50% down, 6–8% interest, 15–25 year terms. Approximately 75% of international transactions are cash. See the mortgage calculator.

How long does it take to buy a home in Nassau?

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Typically 60–90 days from accepted offer to closing. Offer and negotiation (1–2 weeks), sign agreement with 10% deposit to attorney escrow, due diligence and title search (30–60 days), close and register deed. Foreign buyers also register with the Investment Authority.

Can I rent my Nassau home on Airbnb?

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Yes — rental income is not taxed in The Bahamas. HOA rules vary by building. Goldwynn, Palm Cay, and several Cable Beach buildings have established rental programs. Business licence may be required for scale operations. Well-located condos yield 4–7% net annually.

What does it cost to maintain a Nassau home?

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Annual costs: property tax (0–1.5%), hurricane insurance (1.5–3% of insured value), electricity from BPL ($250–$500/month at $0.28–$0.36/kWh), water ($30–$60/month), HOA ($400–$2,500+/month for condos), and property management (20–30% of rental income if applicable).

What is the safest neighborhood in Nassau?

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Gated communities offer the highest security: Lyford Cay, Albany, Ocean Club Estates, Old Fort Bay, and Palm Cay all have 24/7 security, controlled access, and surveillance. Cable Beach and Paradise Island are also safe residential areas. Sandyport and Charlotteville are popular family-friendly gated options.

Are there affordable homes in Nassau under $500K?

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Yes. Carmichael, Fox Hill, South Beach, and Adelaide offer homes from $200K–$500K. Older Cable Beach condos from $300K. Foreclosures occasionally under $200K. See the Under $500K Guide and Bank Foreclosures.

Do I need an agent to buy in Nassau?

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Strongly recommended. Your agent provides full MLS access, negotiation, attorney coordination, and Investment Authority registration. The seller pays the 6% commission, so buyer agent service is free to you. One agent = access to every listing on the MLS.

Do I need a Bahamian attorney to buy property?

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Yes — a licensed Bahamian attorney is required by law for all real estate conveyances. Only Bahamian attorneys can legally transfer property title. Your attorney conducts the title search, holds escrow funds, prepares closing documents, and issues the Opinion on Title (equivalent to title insurance). Budget 2–2.5% of the purchase price plus 10% VAT on legal fees. Glenn refers experienced attorneys who specialise in foreign buyer transactions.

What are HOA fees like in Nassau condos?

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HOA (strata) fees in Nassau condos range from $400–$2,500+ per month depending on the building, amenities, and included services. Fees typically cover building insurance, common area maintenance, pool/gym, security, and reserves. Luxury buildings like Goldwynn and One Cable Beach are at the higher end. Older Cable Beach buildings tend to be lower. Always verify the HOA’s financial statements and reserve fund before buying — Glenn can pull these for any building.

Who to call for Nassau Bahamas homes for sale?

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Call Glenn Ferguson at 1-242-395-8495 (also on WhatsApp). BREA Licensed Real Estate Agent, Bahamas MLS Member, Residency Consultant with 24+ years experience in Nassau. Free MLS portal access, neighbourhood tours, curated shortlists with comparable sales, closing cost estimates, and residency guidance. Seller pays commission so buyer agent service is free. Learn more about Glenn and his credentials.

Explore More

Related Nassau & Bahamas Guides

Nassau Condos for Sale

Cable Beach, Paradise Island, downtown. Building comparisons, HOA fees, rental yields.

Condos Guide →

Bahamas MLS Listings

Search all islands — homes, condos, land, commercial, and private islands.

MLS Search →

Foreign Buyer’s Guide

Complete guide: ownership rights, VAT, attorneys, registration, and buying process.

Foreign Buyers →

Bahamas Taxes 2026

Property tax rates, VAT, closing costs, and annual maintenance costs explained.

Tax Guide →

Residency by Investment

EPR requirements, application process, benefits, and qualifying properties.

Residency Guide →

2026 Market Report

Pricing trends, inventory levels, tourism data, and luxury market analysis.

Market Report →

Your Nassau Home Search Starts Here

One BREA-licensed agent. Full MLS access. Every Nassau neighbourhood. 24 years of local knowledge. Search to closing to residency — all coordinated by Glenn.

BREA MLS
Search Nassau MLS WhatsApp Glenn Request a Shortlist

Call 1-242-395-8495 · Email glenn@homesforsaleinnassaubahamas.com

Home MLS Listings Nassau Condos Foreign Buyers Taxes Guide Residency WhatsApp

© 2026 Glenn Ferguson · BREA Licensed Real Estate Agent · Bahamas MLS Member · Residency Consultant
Phone: 1-242-395-8495 · Nassau, New Providence, The Bahamas

Information provided for general guidance. Verify all figures with your Bahamian attorney. Laws and rates subject to change.

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