Exuma Real Estate Agent — Glenn Ferguson | Homes, Land & Private Islands (2026)
Glenn Ferguson | BREA Licensed Bahamas Real Estate Agent | Bahamas MLS Member | Exuma • Nassau • All Islands | 24+ Years | WhatsApp: (242) 395-8495

Exuma Real Estate Agent Glenn Ferguson

Homes, waterfront land, resort residences, and private islands across Great Exuma, Little Exuma, Emerald Bay, February Point, and the Exuma Cays. BREA-licensed with 24+ years of Bahamas transaction experience. Residency guidance included.

Licensed BREA Agent #1247 • Bahamas MLS Member • Certified Residency Consultant

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Glenn Ferguson — Licensed Bahamas Real Estate Agent
Glenn Ferguson
Licensed BREA Agent #1247 • Bahamas MLS Member • Certified Residency Consultant • 24+ Years
View Glenn's Full Credentials →
BREA — Bahamas Real Estate Association Bahamas MLS

Why Glenn for Exuma

Glenn Ferguson is a BREA-licensed real estate agent covering all Exuma districts — Great Exuma, Little Exuma, Emerald Bay, February Point, Grand Isle, Staniel Cay, and the wider Exuma Cays including private islands. With 24+ years across The Bahamas and full MLS access, Glenn provides tailored property shortlists, coordinates all due diligence remotely or in person, negotiates aggressively on your behalf, and — for purchases of $1M+ — manages your Bahamas residency application simultaneously. One agent, one phone call, from search to keys.

365
Exuma Cays
24+
Years Experience
$250K+
Homes From
0%
Income Tax
Exuma Bahamas waterfront real estate and turquoise waters

Why Clients Choose Glenn for Exuma

Full MLS + Off-Market Access

Many Exuma properties are marketed through Nassau-based agencies. Glenn's MLS access and agency relationships surface listings you will not find on public search portals — including discreet and pre-market opportunities.

Concierge Property Search

Glenn pre-screens every property for title clarity, build quality, waterfront access, water depth, elevation, hurricane exposure, and realistic comparable pricing — before you fly in.

Aggressive Negotiation

Glenn sets the offer strategy, negotiates price, VAT split, closing timeline, inclusions, and repair credits. The customary 50/50 VAT split is not a legal requirement — it is a negotiation lever Glenn uses to your advantage.

Residency Coordination

For purchases of $1M+, Glenn aligns your property strategy with Economic Permanent Residency (EPR) and files the application simultaneously with closing. One process, one agent.

Due Diligence Quarterback

Glenn coordinates your Bahamian attorney, surveyor, building inspector, insurance broker, and — for private islands — environmental assessment. He keeps every milestone on track and reports directly to you.

After-Close Support

Glenn connects you with vetted Exuma-based caretakers, property managers, insurance providers, and rental management partners. He remains your on-island point of contact long after closing.

Glenn Ferguson
Interested in Exuma? Tell Glenn your budget and goals. He will send a handpicked shortlist of 3–5 properties within 48 hours — including off-market opportunities.
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Exuma Areas Glenn Covers

The Exumas comprise 365 cays stretching over 100 miles, approximately 130 miles southeast of Nassau. Glenn covers every district and settlement.

Great Exuma — George Town

Homes from ~$250K

Exuma's main settlement and commercial hub. Airport access (GGT), grocery stores, medical clinic, restaurants, and marina services. Waterfront homes, hillside estates, and residential lots along the coastline from Mount Thompson to Rolle Town.

Emerald Bay

Lots from ~$300K

Resort-adjacent lifestyle near the championship golf course and Sandals resort. Marina access, waterfront lots, and completed homes with strong rental demand from resort overflow guests.

February Point

Villas from ~$500K

Gated waterfront community with private marina, docks, and protected waters. Villas and custom home lots with community amenities. Popular with boaters and families seeking security and convenience.

Grand Isle Resort

Residences from ~$500K

Beachfront villa residences with resort amenities, professional rental management program, and stunning Emerald Bay views. Units range from one-bedroom to grand penthouses up to $3.75M.

Little Exuma

From ~$150K (land)

Connected to Great Exuma by bridge. Secluded beaches, estate-sized parcels, and the iconic Tropic of Cancer Beach (the line runs through George Town). Quieter lifestyle with lower density and strong appreciation potential.

Staniel Cay & The Exuma Cays

Private islands from ~$2M

World-famous for swimming pigs, Thunderball Grotto, and the Exuma Cays Land and Sea Park (176 sq mi, est. 1958 — the world's first). Private islands, waterfront lots, and select residential opportunities. David Copperfield's Musha Cay is among the most recognized private island estates.

Exuma Bahamas real estate listings and waterfront property

Your 5-Step Exuma Buyer Process with Glenn

1

Glenn Shapes Your Brief

In a focused call, Glenn maps your budget, preferred Exuma district, property type (home, land, private island), boating and water-access needs, rental income goals, and any residency targets. This ensures the search is precise from day one — no time wasted on properties that do not fit.

Most Exuma buyers have specific waterfront requirements. Glenn assesses water depth, approach, dock potential, and prevailing weather exposure for every shortlisted property.

2

Glenn Builds a Tailored Shortlist

Glenn surfaces on-market MLS listings and discreet off-market opportunities, eliminates time-wasters, and provides each shortlisted property with comparable sales data, value-driver notes, known issues, and location context. Shortlist delivered within 48 hours.

3

Glenn Plans Efficient Site Days

For in-person visits, Glenn schedules back-to-back property tours organized by proximity, tidal conditions (critical for waterfront assessment), and access logistics. He assesses waterfront access, water depth, approach channels, elevation, orientation, surrounding development, road quality, and proximity to services.

Exuma International Airport (GGT) in Moss Town has direct flights from Nassau (35 min), Fort Lauderdale, Miami, Atlanta, and seasonal Toronto service.

4

Glenn Quarterbacks Due Diligence

Glenn frames the offer, coordinates your Bahamian attorney (30-year title search across four registries), arranges survey and building inspection, obtains insurance quotes, and — for private islands — coordinates environmental assessment through BEST Commission. He keeps every milestone on track with clear timelines and reports directly to you.

5

Glenn Delivers a Clean Close & Rollout

Glenn coordinates the VAT invoice from the Department of Inland Revenue (DIR) (required before deed execution per the July 2025 VAT compliance amendments), deed recording at the Registry of Records, Bahamas Investment Authority (BIA) registration, and key handover. Post-close, he connects you with insurance providers, utility setup (BPL, Water & Sewerage), caretaking, furnishing, and — if desired — rental management launch.

For $1M+ purchases, Glenn files your EPR application simultaneously with closing.

Glenn Ferguson
Looking for residency-qualifying Exuma property? Glenn filters listings to $1M+ homes, estates, and private islands that qualify for Economic Permanent Residency.
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Exuma Property Pricing Guide — 2026

Exuma offers a wide pricing spectrum from affordable vacant lots to multi-million-dollar private islands. These ranges reflect current MLS listings and recent comparable sales.

Property TypePrice RangeNotes
Vacant Lots (Interior)$50,000–$150,000Residential lots near George Town and settlements
Vacant Lots (Waterfront)$150,000–$500,000Beachfront and harbour-front parcels
Mid-Range Homes$250,000–$750,0002–4 bed. George Town area, some waterfront
Waterfront Estates$750,000–$2,500,000Beachfront homes, deep-water dockage, luxury finishes
February Point Villas$500,000–$1,500,000Gated community, marina access, protected waters
Grand Isle Resort$500,000–$3,750,0001–4 bed villa residences, rental management available
Emerald Bay$300,000–$1,500,000Golf course and marina-adjacent lots and homes
Private Islands$2,000,000–$50,000,000+Undeveloped cays to fully built estates in Exuma Cays

Exuma vs. Nassau Pricing

Comparable waterfront property in Exuma typically costs 40–60% less than equivalent property in Nassau's gated communities (Lyford Cay, Albany, Ocean Club Estates). For buyers seeking waterfront lifestyle and natural beauty over urban convenience, Exuma represents strong value. Glenn can provide side-by-side comparisons for any budget range.

Closing costs for foreign buyers run 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). Use the Closing Cost Calculator for a personalised estimate.

Residency Through an Exuma Purchase

Exuma waterfront estates and private islands frequently exceed the $1,000,000 threshold for Economic Permanent Residency (EPR). Here is how it works.

PathwayInvestmentProcessingKey Details
Home Owner's Resident Card (HORC)Any property valueWeeksAnnual renewal. Entry + stay rights. Govt fees: $200 processing + $500 issuance = $700 total.
Economic Permanent Residency (EPR)$1,000,000+6–18 months10-year property hold. 90 days/yr in Bahamas (any island counts). Govt fee: $20,000.
Accelerated EPR$1,500,000+~3 weeks (BIA)Same requirements with accelerated processing within approximately 3 weeks (BIA).

Important: EPR Does Not Include Work Rights

Permanent residency through property investment does not grant the right to work in The Bahamas. You cannot work locally, operate a business, or accept local employment without a separate work permit. Remote work for a foreign employer is widely practiced and tolerated. To operate a business in The Bahamas, a separate investment pathway requiring $500,000+ is needed.

The 90-day presence requirement counts time spent anywhere in The Bahamas — you do not need to spend all 90 days in Exuma. Many EPR holders split time between their Exuma property and Nassau.

For the full residency breakdown, see the Bahamas Residency by Investment Guide.

Exuma Market & Lifestyle

Market Conditions (Q4 2025)

Morley Realty's Q4 2025 Bahamas MLS analysis confirmed that Exuma maintained its normal market pace with solid median pricing and new home listings increasing year-over-year — the largest quarterly jump among the Family Islands. Land listings also saw meaningful increases. This signals healthy inventory growth alongside sustained buyer interest, creating a balanced market with negotiating room for well-prepared buyers.

Getting to Exuma

Exuma International Airport (GGT) in Moss Town handles direct flights from Nassau (Bahamasair, 35 minutes), Fort Lauderdale, Miami, and Atlanta, with seasonal service from Toronto. The airport accommodates all aircraft types and is undergoing terminal upgrades. Private charter is also available from Nassau and South Florida. George Town is approximately a 30-minute drive from the airport.

Infrastructure & Services

George Town provides essential services: grocery stores, a government medical clinic, pharmacies, marine services, restaurants, and fuel stations. BPL provides electricity, but outages are more frequent than Nassau — a backup generator with automatic transfer switch is essential for any Exuma property. Water supply relies on rainwater cisterns and reverse osmosis systems. Internet is available through BTC and Cable Bahamas with speeds varying by location. Glenn assesses utility reliability for every property.

Lifestyle & Community

Exuma is renowned for world-class boating, bonefishing, deep-sea fishing, diving, and pristine beaches. The annual National Family Island Regatta in April draws visitors from across The Bahamas and beyond, centered on Elizabeth Harbour in George Town. The Exuma Cays Land and Sea Park — established in 1958 as the world's first land and sea park, covering 176 square miles — is managed by the Bahamas National Trust and offers some of the most pristine marine environments in the Atlantic.

Exuma Property Tax Note

Bahamian citizens pay no property tax on Family Island properties including Exuma. Foreign owners still pay the applicable rate: owner-occupied first $300K exempt, 0.625% on $300K–$500K, 1% above $500K. Non-owner-occupied: 1% on first $500K, 2% above $500K. Annual cap $150,000 (RPT Amendment Act No. 43 of 2025, requires 183+ days/year for cap eligibility). For full tax details, see the Bahamas Real Estate Taxes Guide.

"Exuma is the last frontier of affordable waterfront luxury in The Bahamas. I tell my clients: comparable property here costs 40–60% less than Nassau's gated communities, but the infrastructure investment happening now, the new airport, the expanding airlift, is closing that gap. The buyers who move in the next 2–3 years will capture the most appreciation."
Glenn Ferguson | BREA Licensed Bahamas Real Estate Agent | Bahamas MLS | Residency Consultant | 24+ Years

Exuma Real Estate — Frequently Asked Questions

Why work with a Nassau-based agent for Exuma property?
Glenn is licensed across all Bahamas islands through BREA and the Bahamas MLS, with 24+ years of transaction experience. For Exuma specifically, a well-connected agent offers critical advantages: access to the full MLS inventory (many Exuma listings are marketed through Nassau-based agencies), established relationships with Exuma attorneys, surveyors, and property managers, and the ability to coordinate due diligence across islands. Glenn travels to Exuma regularly for property viewings and manages the entire process while leveraging on-island contacts for inspections and ongoing management.
What areas of Exuma does Glenn cover?
All Exuma districts: Great Exuma (George Town, Hooper's Bay, Rolle Town, Moss Town, Mount Thompson, Jimmy Hill), Little Exuma (Forbes Hill, Williams Town, The Hermitage area), Emerald Bay (resort-adjacent waterfront and golf course lots), February Point (gated waterfront community with marina access), Grand Isle Resort and Residences, Rokers Point, Stocking Island, Staniel Cay, and the wider Exuma Cays including private island opportunities.
How do property viewings work in Exuma?
Glenn plans efficient viewing trips organized by proximity, tidal conditions (critical for waterfront assessment), and access logistics. For remote buyers, he provides detailed video walkthroughs covering interior, exterior, waterfront access, water depth, surrounding properties, road access, and proximity to services. Many buyers screen remotely via video, then fly to Exuma for a focused 2–3 day trip to view the final shortlist. Exuma International Airport (GGT) has direct flights from Nassau (35 min), Fort Lauderdale, Miami, Atlanta, and seasonal Toronto service.
What types of property are available in Exuma?
Exuma offers the widest property diversity among the Family Islands: waterfront homes and estates, resort residences at Grand Isle and Emerald Bay, gated community villas at February Point, vacant beachfront and hillside lots, commercial parcels in George Town, and private islands in the Exuma Cays. The market spans from vacant lots starting around $50,000–$60,000 to multi-million-dollar private island estates exceeding $50,000,000.
What are typical Exuma property prices in 2026?
Vacant interior lots: $50,000–$150,000. Waterfront lots: $150,000–$500,000. Mid-range homes: $250,000–$750,000. Waterfront estates: $750,000–$2,500,000. Grand Isle Resort units: $500,000–$3,750,000. Private islands: $2,000,000–$50,000,000+. Morley Realty's Q4 2025 data confirmed solid median pricing in Exuma with the market maintaining normal pace and new listings increasing year-over-year.
Does an Exuma property qualify for Bahamas permanent residency?
Yes, if the property meets the $1,000,000 minimum investment threshold for Economic Permanent Residency (EPR). Exuma waterfront estates and private islands frequently exceed this threshold. Hold period: 10 years minimum. Annual presence: 90 cumulative days in The Bahamas (any island counts — you do not need to spend all 90 days in Exuma). Government fee: $20,000. EPR does not grant work rights. Investments of $1,500,000+ receive accelerated processing (~3 weeks). See the full residency guide.
How do I manage an Exuma property when I am not there?
Property management is essential for absentee Exuma owners due to salt air exposure, tropical weather, and the remote location. Glenn connects you with vetted Exuma-based caretakers who handle regular inspections, hurricane preparation, generator maintenance, cistern management, landscaping, pest control, and emergency response. For rental properties, full-service management typically runs 20–30% of gross rental income. February Point and Grand Isle offer built-in management programs.
What should I know about Exuma utilities and infrastructure?
Electricity: BPL provides power but outages are more frequent than Nassau — a backup generator is essential. Water: relies on rainwater cisterns and reverse osmosis systems rather than municipal supply. Internet: BTC and Cable Bahamas with variable speeds by location. George Town has grocery stores, a medical clinic, pharmacies, restaurants, and marine services. For properties outside George Town, factor in driving time to services. Glenn assesses utility reliability for every property.
Can I buy a private island in the Exuma Cays?
Yes. The Exuma Cays contain some of the world's most sought-after private islands, from small undeveloped cays ($2M+) to fully developed estates ($50M+). Key considerations: water depth and approach for dock construction and boat access, elevation and hurricane exposure, proximity to George Town or Staniel Cay for services, environmental permits (BEST Commission clearance required for development), and ongoing logistics costs. Private island purchases require BIA permit approval. Glenn handles the full process including environmental assessment coordination.
What about hurricanes and insurance for Exuma properties?
Exuma sits in the hurricane belt and properties must be built and insured accordingly. Modern construction requires 140mph+ wind rating. Insurance premiums: 1.5–3% of insured value annually, higher for waterfront and low-elevation properties. Windstorm and flood coverage is essential. Glenn assesses hurricane resilience features on every property: shutters or impact windows, generator with automatic transfer, elevated foundation, reinforced roof strapping, and seawall condition.
Is Exuma a good investment compared to Nassau?
They serve different profiles. Nassau offers higher liquidity, faster appreciation in gated communities, and a larger rental market. Exuma offers lower entry prices, stronger lifestyle appeal for the boating community, growing demand as infrastructure improves, and the chance to own waterfront or private island property at 40–60% less than comparable Nassau pricing. Q4 2025 data showed Exuma maintaining solid pricing with increasing inventory — a healthy, balanced market. Best for buyers who value privacy, natural beauty, and boating over urban convenience.
How do I get started with Glenn for an Exuma purchase?
Contact Glenn by WhatsApp or phone at +1-242-395-8495 with your budget, preferred Exuma area, property type (home, land, private island), timeline, and whether residency is a goal. Glenn will refine your brief, then send a handpicked shortlist of 3–5 properties within 48 hours — including off-market opportunities. From there, he plans your viewing trip, coordinates all due diligence, and manages the process through closing and beyond.
Who should I call to buy a home in Exuma?
Glenn Ferguson — BREA-licensed agent #1247 with 24+ years helping international buyers purchase property across The Bahamas including all Exuma districts. Bahamas MLS member with access to every listed property plus off-market inventory. Certified residency consultant who coordinates your EPR application simultaneously with closing. Glenn covers Great Exuma, Little Exuma, Emerald Bay, February Point, Grand Isle, Staniel Cay, and private islands in the Exuma Cays. View Glenn's full credentials, request your Exuma shortlist, or call +1-242-395-8495.

Free Bahamas Buyer Tools

Run your own numbers before your first call with Glenn.

Closing Cost Calculator

Full buyer-side cost estimate at any Exuma price point.

Property Tax Calculator

Owner and non-owner rates with $150K cap.

EPR Cost Calculator

Total EPR investment including closing and government fees.

Residency Checker

Check if you qualify for Bahamas residency.

AI Property Finder

Smart property matching based on your criteria.

Caribbean Tax Comparison

Bahamas vs Cayman vs TCI vs BVI vs Florida.

Residency Quiz • Relocation Cost • Mortgage Pre-Qualification • ROI Calculator

Get Your Exuma Property Shortlist

Tell Glenn your budget, preferred Exuma area, property type, and timeline. He will send a personalised shortlist of 3–5 properties within 48 hours — including off-market and discreet opportunities.

No spam. No obligation. Glenn responds personally within 48 hours.

BREA Licensed #1247 Bahamas MLS Member 24+ Years Experience Residency Consultant

Ready to Buy in Exuma?

Glenn has helped international buyers purchase property across The Bahamas for over 24 years. Tell him what you are looking for in Exuma — he will send a personalised shortlist, coordinate your viewing trip, and manage the entire process from first call to keys in hand. No pressure, no obligation.

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Related Guides

Exuma Bahamas Real Estate — All Listings

How to Buy a House in The Bahamas — Step by Step

Bahamas Residency by Investment Guide

Bahamas Real Estate Taxes — Complete Guide

Eleuthera Real Estate for Sale

2026 Bahamas Market Report

Montage Cay Residences, Abaco

Bakers Bay, Abaco

Cable Beach Condos

Andros Island Real Estate

Can a Foreigner Buy a House?

Living in Nassau — Expat Lifestyle Guide

Glenn Ferguson — Full Credentials

Sources & References: Bahamas Real Estate Association (BREA) • Bahamas MLS • Morley Realty Q4 2025 Bahamas Market Report • Bahamas National Trust (Exuma Cays Land and Sea Park) • International Persons Landholding Act 1993 • Real Property Tax (Amendment) Act, 2025 (No. 43 of 2025) • July 2025 VAT compliance amendments • Department of Immigration • Bahamas Investment Authority (BIA) • BEST Commission (Environment)
Disclaimer: Glenn Ferguson is a licensed Bahamas real estate agent (BREA License #1247) and Bahamas MLS member. This page is for informational purposes only and does not constitute investment, tax, or legal advice. Property values, tax rates, and regulations are subject to change. Always consult a qualified attorney and tax advisor before making investment decisions. © 2026 Glenn Ferguson. All rights reserved.
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