Exuma Real Estate in The Bahamas

Exuma is one of the most naturally spectacular real estate markets in the Bahamas. A chain of over 300 cays stretching southeast of Nassau, defined by turquoise water clarity, low population density, and a waterfront property market that attracts international buyers from North America, Europe, and beyond. Properties range from entry level land parcels below $300,000 to beachfront estates and private island holdings above $10,000,000. All purchases above $1,000,000 qualify buyers for Bahamas Economic Permanent Residency.

Exuma sits approximately 35 minutes by air from Nassau and has direct flight connections from Florida. George Town on Great Exuma serves as the primary residential and commercial hub. The surrounding cays, including Stocking Island, Barreterre, and the private island chain extending north toward Nassau offer some of the most secluded and scenically exceptional real estate in the entire Caribbean.

For buyers exploring the broader Bahamas market, browse our complete Bahamas real estate glossary covering all buying costs, legal terms, and the purchasing process, or see our guide to Bahamas permanent residency through real estate.

About the Exuma Real Estate Market

The Exuma market is defined by three characteristics that separate it from Nassau and the more developed Bahamas islands. First, waterfront scarcity, the amount of quality beachfront and deep-water frontage is finite and diminishing as development continues. Second, low density, Exuma has a permanent population of approximately 7,000 people across the entire island chain, which means the rural and natural character of the island is protected in a way that Nassau and Grand Bahama are not. Third, international buyer demand, Exuma attracts buyers from the US, Canada, UK, and Europe who are specifically seeking a low-density lifestyle investment in a location of exceptional natural beauty.

The market divides geographically between Great Exuma, the main island with George Town, infrastructure, the airport, and the majority of established residential communities and the out cays, which offer greater privacy, larger parcels, and in some cases private island ownership. Buyers with a lifestyle focus tend to gravitate toward George Town and its surrounding waterfront communities. Buyers with a longer investment horizon or a desire for maximum privacy look further along the cay chain.

Pricing in the Exuma market reflects this segmentation. Entry level residential land on Great Exuma starts from approximately $150,000 to $300,000 for well-positioned parcels. Waterfront homes in established George Town area communities typically range from $500,000 to $3,000,000 depending on frontage, dock access, and condition. Beachfront estates and private island properties at the premium end of the market range from $3,000,000 to $10,000,000 and above. Development land and boutique resort sites represent a separate category with pricing driven by acreage, coastal frontage, and infrastructure proximity.

Exuma represents one of the most desirable waterfront markets within the broader real estate in The Bahamas.

Types of Property in Exuma

Waterfront homes on Great Exuma are the most active segment of the market. The majority include private docks and deep-water access that is essential for buyers who want to boat the Exuma cays, access the Exuma Land and Sea Park, or reach the outer islands by water. Boating access is not just a lifestyle feature in Exuma but it is a fundamental part of how residents use the island and properties without dock access trade at a meaningful discount to those with it.

Beachfront estates represent the highest value residential real estate in Exuma. Inventory is limited, turnover is low, and international demand is consistent. Beachfront properties on the Atlantic side of Great Exuma and on the out cays offer the clearest water and most dramatic natural settings. These properties attract buyers who have already explored the wider Caribbean and determined that Exuma's water quality and natural setting is exceptional even by regional standards.

Development land and investment parcels appeal to buyers with a longer horizon. Exuma has meaningful undeveloped coastal acreage that remains available at prices significantly below what equivalent land trades for in more established Bahamas markets. Buyers acquiring development land in Exuma in 2026 are positioning for the next phase of the island's growth cycle. Driven by increasing air access, growing international awareness, and the structural scarcity of quality coastal land across the Bahamas Out Islands. Buyers evaluating multiple Bahamas markets can also browse Nassau land for sale for the most infrastructure-complete land market in the country

Private island properties are a distinct Exuma speciality. The cay chain north of George Town includes numerous small islands available for private purchase that ranges from undeveloped parcels to islands with existing structures. Private island ownership in Exuma is one of the most distinctive luxury real estate propositions in the Caribbean and attracts a specific buyer profile that is not well served by any other Bahamas market.

George Town & Key Areas in Exuma

George Town is the commercial and residential centre of Great Exuma. The town has a full range of services. Hospital, schools, supermarkets, restaurants, a marina, and the airport makes it the most practical base for full time residents and the natural starting point for buyers new to the Exuma market. The waterfront around Elizabeth Harbour, which fronts George Town, is one of the most protected and scenic anchorages in the Bahamas and attracts a large sailing and cruising community that contributes to the town's year round vitality.

Stocking Island, directly across Elizabeth Harbour from George Town, is accessible by water taxi and offers some of the most spectacular ocean beach in the Bahamas. Properties with Stocking Island frontage or views are among the most sought-after in the Exuma market.

The northern cay chain between Great Exuma and Nassau includes a series of private islands and undeveloped parcels that represent the most secluded ownership opportunities in the Exuma market. These attract buyers who want maximum privacy and are comfortable with boat or float plane access as their primary means of reaching their property.

The Exuma Cays Land and Sea Park: a protected marine reserve with no permanent habitation and is one of the most remarkable natural environments in the Atlantic. Proximity to the park is a meaningful lifestyle asset for boating buyers and contributes to the long term environmental protection of the surrounding cay chain.

Exuma as a Lifestyle Destination

Exuma has an international profile that far exceeds its population. The swimming pigs of Big Major Cay — wild pigs that swim out to meet visiting boats in the turquoise shallows — are among the most photographed wildlife encounters in the Caribbean and have placed Exuma on the global lifestyle map in a way that generates consistent inbound buyer interest from people who visit and immediately begin researching property ownership.

Beyond the swimming pigs, Exuma attracts a sophisticated international visitor — the island has historically drawn artists, musicians, writers, and financiers who value privacy, natural beauty, and an unhurried pace of life. This buyer profile overlaps almost entirely with the serious Exuma property buyer and the island's reputation as a destination of genuine cultural and natural distinction is a durable long term asset for property values.

The Exuma Investment Case

Exuma's investment fundamentals rest on supply constraint and demand growth. The amount of quality beachfront and deep-water waterfront land is finite — there is no mechanism by which new beachfront can be created. As international awareness of Exuma grows — driven by travel media, social media, and the direct flight expansion from Florida — the demand side of the equation strengthens while the supply side remains fixed. This structural imbalance supports long term capital appreciation for well-positioned waterfront properties regardless of broader market cycles.

The rental market in Exuma is strong for quality waterfront properties. Weekly rental rates for beachfront homes and villa properties range from $5,000 to $25,000 per week during peak season, with the island's loyal repeat visitor base creating occupancy stability. The Bahamas has no capital gains tax, no income tax, and no inheritance tax — making the net return on a rental investment property in Exuma significantly more attractive than equivalent assets in taxed jurisdictions.

Buyers considering rental income should confirm licensing requirements under the Hotels Encouragement Act with their Bahamian attorney before completing a purchase intended for short term rental. For a full explanation of all buying costs, taxes, and legal terms, see the Bahamas real estate glossary.

Buying Property in Exuma as a Foreign Buyer

Foreign nationals can purchase residential property in Exuma without restriction under the International Persons Landholding Act. There are no foreign ownership restrictions on residential property in the Bahamas. VAT on the conveyance is 10% for foreign buyers. Legal fees are approximately 2.5% of the purchase price plus VAT. Real estate commission is paid by the seller, not the buyer.

Exchange Control Registration is completed at closing and protects the buyer's right to repatriate sale proceeds in foreign currency when the property is eventually sold. This step is essential for all international investors and is handled by your Bahamian attorney. For a full explanation of the buying process, see our guide to buying property in the Bahamas as a foreigner.

Frequently Asked Questions About Exuma Real Estate

Is Exuma a good place to buy property? 

Exuma is one of the most compelling Out Island real estate markets in the Bahamas for buyers seeking waterfront property, privacy, and long term lifestyle-driven investment. The combination of water clarity, low population density, improving air access from Florida, and structural scarcity of quality coastal land makes Exuma a strong long term hold. International buyer demand has grown consistently over the past decade and shows no sign of abating.

What does property cost in Exuma? 

Entry level land parcels on Great Exuma start from approximately $150,000 to $300,000. Waterfront homes in the George Town area typically range from $500,000 to $3,000,000 depending on frontage, dock access, and condition. Beachfront estates and premium waterfront properties range from $3,000,000 to $10,000,000 and above. Private island properties are priced individually based on acreage, coastal frontage, and existing infrastructure.

What types of homes are available in Exuma? 

Buyers can choose from waterfront homes with private docks, beachfront estates on the Atlantic and harbour sides of Great Exuma, canal-front residences, ocean-view homes on elevated sites, undeveloped land parcels for custom development, and private island properties across the cay chain. The market offers meaningful diversity across price points and property types.

Is George Town the main area for real estate in Exuma? 

George Town on Great Exuma is the primary residential and commercial centre of the island chain — it has the airport, hospital, schools, marina, and the full range of services required for full time residence. The majority of established residential communities are within a short drive or boat ride of George Town. Buyers seeking greater privacy or larger parcels increasingly look further along the cay chain toward the out islands.

Can foreigners buy property in Exuma? 

Foreign nationals can purchase residential property in Exuma freely under the International Persons Landholding Act. There are no restrictions on foreign ownership of residential property in the Bahamas. Purchases above $1,000,000 qualify for Bahamas Economic Permanent Residency. Exchange Control Registration is completed at closing by your Bahamian attorney and protects the right to repatriate sale proceeds in foreign currency.

What is the rental income potential in Exuma? 

Quality waterfront and beachfront properties in Exuma generate weekly rental rates of $5,000 to $25,000 during peak season. The island attracts a loyal repeat visitor base that creates occupancy stability across the calendar year. The Bahamas has no capital gains tax and no income tax, making the net rental return on an Exuma investment property significantly more attractive than equivalent assets in most comparable jurisdictions. Properties intended for short term rental may require a hotel license — confirm with your Bahamian attorney before purchase.

Why Work With Pitt Property Group for Exuma Real Estate

Pitt Property Group provides structured representation for buyers and investors exploring Exuma real estate. With experience in waterfront transactions, marina-oriented properties, and development land advisory, our brokerage offers strategic guidance across select Out Island markets in The Bahamas.

From property identification through closing, we provide clear communication and market-focused advisory tailored to investment-driven and lifestyle buyers.