Exuma Real Estate

Explore Exuma Real Estate Properties

The Exuma archipelago is the crown jewel of The Bahamas real estate market, offering a perfect blend of pristine natural beauty and exclusive luxury living. Comprising 365 cays and islands, Exuma presents discerning buyers with an extraordinary range of investment opportunities—from secluded private islands and beachfront estates to luxury condominiums and development land.

What truly sets Exuma apart is its unspoiled environment. Crystal-clear turquoise waters, powder-white sand beaches, and vibrant marine life create a paradise that continues to attract high-net-worth individuals from around the globe. The real estate market here has demonstrated remarkable resilience and growth, with property values consistently appreciating as international demand increases for this slice of Caribbean paradise.

At MCR Bahamas, we bring unparalleled expertise to your Exuma property search. Led by Mario Carey, a native Bahamian with decades of real estate experience, our team has facilitated hundreds of luxury transactions throughout The Bahamas. Mario's deep-rooted connections and intimate knowledge of Exuma's most exclusive enclaves provide our clients with access to properties often unavailable to the general market.

As part of the prestigious Better Homes and Gardens Real Estate network, we combine global reach with hyper-local expertise to deliver an unmatched buying experience for those living in The Bahamas.

Why You Should Invest in Exuma Real Estate

Investment in Exuma real estate offers exceptional advantages that extend far beyond owning a slice of paradise. The Bahamas is considered a tax haven because the government has created a highly favorable environment for foreign investors, with no income tax, capital gains tax, inheritance tax, or wealth tax. This tax-neutral jurisdiction makes Exuma particularly attractive for wealth preservation and estate planning.

Property values in Exuma have demonstrated strong appreciation over the past decade, outperforming many other Caribbean destinations. Limited inventory, particularly for beachfront and waterfront properties, coupled with increasing global demand, drives this continued upward trajectory. The government's stable political climate and investor-friendly policies further enhance Exuma's appeal as a secure investment destination.

Beyond financial considerations, Exuma offers an unparalleled lifestyle. The archipelago's natural beauty, exclusivity, and privacy attract discerning buyers seeking both a personal sanctuary and a sound investment.

Whether you're looking for a vacation home, retirement paradise, or income-generating property, MCR Bahamas provides the expertise and personalized service needed to help you navigate Exuma's luxury real estate market with confidence.

With our team's deep connections within the Exuma community, you’ll find your dream Bahamian home or investment property. From arranging private viewings of off-market listings to facilitating smooth transactions, MCR Bahamas is your trusted partner in Exuma real estate investment.

Contact MCR today to learn more about investing in Exuma real estate.

Exuma Homes for Sale

Exuma's real estate offerings span an impressive range of luxury properties, each capturing the essence of island living while catering to diverse preferences and investment goals:

• Private Island Lots: Exuma offers the rare chance to own a whole private island—an unmatched level of exclusivity and privacy. These customizable properties appeal to ultra-high-net-worth individuals seeking legacy estates or boutique resorts, with convenient access by boat or seaplane from Great Exuma.
• Beachfront Estates: These estates blend refined architecture with stunning ocean views, often featuring expansive interiors, infinity pools, private docks, and direct beach access. Designed for indoor-outdoor living, many include guest houses, staff quarters, and luxury amenities.
• Private Cay Lots: Ideal for buyers wanting seclusion without the scale of a full island, these lots on smaller cays offer striking views and natural beauty. Often paired with shared amenities like marinas and beach clubs, they’re a canvas for custom island homes.
• Penthouses: Located in top-tier developments, Exuma’s luxury penthouses offer turnkey oceanfront living with resort-style amenities. Expansive terraces and upscale finishes make them a prime choice for seasonal residents or vacation rental investors.
• Condos: Luxury condos provide an accessible entry into Exuma’s market, with features like pools, gyms, and private beaches. Many include rental management options, making them attractive income-generating assets in this popular destination.

Life in Exuma, Bahamas

Life in Exuma embodies the perfect balance of laid-back island charm and sophisticated luxury. This breathtaking archipelago offers residents an extraordinary quality of life characterized by natural beauty, privacy, and a strong sense of community.

The Exuma lifestyle seamlessly blends outdoor recreation with exclusive amenities, creating an environment where stress dissolves and life's simple pleasures take center stage.

Luxurious Neighborhoods in Exuma, Bahamas

Exuma features several distinguished neighborhoods, each with its own unique character and appeal. These exclusive enclaves offer varying levels of privacy, amenities, and property types, catering to different lifestyle preferences while maintaining the exceptional quality that defines Exuma living.

Here are a few popular Exuma neighborhoods:

• February Point: A premier gated community on a 60-acre peninsula with sweeping views of Elizabeth Harbour, February Point offers elegant villas, townhomes, and estate lots with island-style architecture. Amenities include a marina, pools, tennis courts, a beach club, and the lively Rusty Anchor restaurant. Its location near Georgetown provides both privacy and convenience.
• Hideaways at Palm Bay: Just minutes from Georgetown, this boutique beachfront community features vibrant Bahamian-style cottages and villas amid tropical landscaping. With direct beach access and the Palm Bay Beach Club offering dining and water sports, it’s ideal for buyers seeking charm, comfort, and accessibility.
• Hooper's Bay: Known for its stunning beach and calm waters perfect for snorkeling with sea turtles, Hooper’s Bay offers beachfront estates, hillside homes, and buildable lots. This tranquil neighborhood boasts spacious properties and mature landscaping, all just a short drive from Georgetown.

Things to Do in Exuma

Exuma offers an extraordinary range of activities that capitalize on its natural beauty and vibrant culture. Residents enjoy a lifestyle where adventure and relaxation blend seamlessly, creating endless opportunities for both excitement and tranquility.

The archipelago's pristine environment is the perfect backdrop for a life of exploration via Exuma tours, water sports, and many other unforgettable experiences unlike anywhere else in the world. For those fortunate enough to call Exuma home, every day presents new possibilities for discovery and enjoyment:

• Water activities: Exuma’s clear, calm waters offer endless aquatic adventures—from world-class sailing, fishing, and diving to kiteboarding, paddleboarding, jet skiing, and wakeboarding. Charter boats target marlin, tuna, and wahoo, while kayaking through mangroves reveals rich wildlife.
• Beaches and cays: Exuma is home to some of the world’s most stunning beaches. Tropic of Cancer Beach offers pristine sand and snorkeling, while Pig Beach invites visitors to swim with wild pigs. Stocking Island features the iconic Chat 'N' Chill and snorkeling hotspots like Thunderball Grotto—must-visit Bahamas locations for any resident or guest.
• Shopping at the Straw Market: Georgetown’s Straw Market showcases authentic Bahamian crafts, from straw hats and baskets to handmade jewelry and local art. It’s a great place for souvenirs and connecting with artisans. Nearby boutiques offer resort wear, fine jewelry, and local treats like rum cake and spices.
• ATV tours: Off-road ATV tours explore Exuma’s lush interior, historic sites, and hidden beaches unreachable by car. Guides lead visitors through scenic trails with stops at salt ponds, viewpoints, and local restaurants—offering a thrilling, immersive way to experience the island’s culture and natural beauty.

Best restaurants in Exuma

Exuma's dining scene combines fresh local ingredients with international culinary influences, creating a diverse and sophisticated gastronomic landscape. From casual beachside eateries to elegant fine dining establishments, Exuma offers memorable dining experiences that celebrate Bahamian flavors while incorporating global techniques and presentations:

• Santanna's Bar & Grill: Located in William's Town, Little Exuma, Santanna's is renowned for its authentic Bahamian seafood dishes, including fresh-caught fish and conch fritters. The restaurant offers a casual, colorful setting with ocean views. It gained popularity as a favorite hangout for the cast and crew of Pirates of the Caribbean II and III during filming in the area.
• Shirley's at the Fish Fry: Situated in the popular Fish Fry area of Georgetown, Shirley's is celebrated for its traditional Bahamian fare. Signature dishes include cracked conch, grilled grouper, and peas n' rice. The restaurant offers a lively atmosphere and is known for its generous portions and friendly service.
• The Rusty Anchor: Located within February Point Resort, The Rusty Anchor is an elegant waterfront restaurant offering refined Caribbean cuisine with an emphasis on fresh seafood. The open-air dining area provides stunning views of Elizabeth Harbour. Signature dishes include lobster bisque, rack of lamb, curried lobster, and the catch of the day.
• Chat 'N' Chill: This iconic beach bar on Stocking Island is accessible only by boat and offers a quintessential Caribbean experience. Known for its freshly made conch salad, grilled burgers, and potent rum punches, Chat 'N' Chill allows guests to dine with their toes in the sand. Visitors can also feed stingrays that frequent the shoreline.

Investing in Exuma Real Estate

Exuma offers a compelling opportunity for investors seeking luxury real estate in The Bahamas, combining strong appreciation potential, favorable tax policies, and accessible residency pathways. Here are some of the key investment advantages:

• Tax incentives: The Bahamas offers one of the world's most favorable tax environments, with no income tax, capital gains tax, inheritance tax, or wealth tax. This tax-neutral jurisdiction makes Exuma particularly attractive for international investors seeking to preserve and grow wealth. Additionally, property tax exemptions are available for new construction and substantial renovations, further enhancing investment returns. For high-value properties, various government concessions may apply, especially for developments that create local employment opportunities or enhance tourism infrastructure.
• Property appreciation potential: Exuma's real estate market has shown consistent growth, particularly for premium waterfront properties. Factors contributing to this trend include limited supply of prime land, increasing global demand for luxury island properties, and rising tourism boosting rental income potential and property values.
• No restrictions on foreigners: The Bahamas welcomes foreign investment in real estate with minimal restrictions, making property acquisition straightforward for international buyers. Non-Bahamians can purchase residential properties up to five acres without special permits, and foreign buyers have the same ownership rights as citizens.
• Resident card eligibility: Investors who purchase property valued at $750,000 or more qualify for accelerated consideration of permanent residency in The Bahamas. This creates an attractive pathway to residency in a tax-neutral jurisdiction with a high quality of life. The process is straightforward, with applications typically processed within months rather than years.

How to Buy Exuma Real Estate

Purchasing property in Exuma involves several key steps, beginning with selecting the right real estate professional to guide you through the process. Working with a knowledgeable local agent who understands Exuma's unique market dynamics is essential for identifying suitable properties and navigating the transaction successfully.

MCR Bahamas offers unparalleled expertise in Exuma real estate, with deep local connections and a comprehensive understanding of the legal and financial aspects of property acquisition in The Bahamas. With the help of an experienced agent, the process will look something like this:

• Once you've identified your ideal property, your agent will help you prepare a competitive offer that reflects current market conditions and safeguards your interests.
• After offer acceptance, a Bahamian attorney will conduct due diligence, including title verification and property inspections.
• Foreign buyers purchasing property valued at $1.5 million or more must obtain approval from the Bahamas Investment Authority, a process your MCR Bahamas agent will coordinate.
• Financing is available through Bahamian banks and international lenders, although many high-end transactions are cash-based.
• Your MCR Bahamas agent can connect you with trusted financial partners familiar with Bahamian real estate financing.
• The closing process typically takes 30–90 days, during which your attorney will prepare all required documentation and ensure legal compliance.

Throughout this journey, MCR Bahamas remains your dedicated partner, providing expert guidance on everything from property selection to closing logistics. Our team can also assist with practical aspects of property ownership, including property management, rental program enrollment, and connecting you with reliable local service providers.

Buy Exuma Real Estate With MCR Bahamas

When you choose Better Homes and Gardens MCR Bahamas, you’re not just hiring a real estate firm—you’re gaining access to the most trusted names in Bahamian luxury real estate. Mario Carey, born and raised in The Bahamas, brings over 40 years of elite market expertise, deep-rooted community knowledge, and a legacy of selling to some of the world’s most discerning buyers. His reputation and track record—spanning exclusive communities from Lyford Cay to The Exumas—are unmatched.

Joining him is Timothy Smith, a globally trusted advisor who has helped clients acquire everything from beachfront estates to private islands. Known for his discretion and attention to detail, Tim offers a white-glove experience tailored to each buyer’s unique vision.

Together, Mario and Tim lead a boutique team that’s sold hundreds of high-end properties and was the first to close condo sales at Baha Mar. Whether you're flying in by jet or exploring by boat, MCR Bahamas offers seamless service, insider access, and connections that open doors no one else can.

Backed by the global strength of Better Homes and Gardens Real Estate, we combine international reach with local roots. If you’re ready to discover The Bahamas’ most elite properties, contact us today—because when it comes to luxury living, we don’t just sell homes, we sell lifestyles.

Contact an MCR real estate agent today to begin your Exuma property journey with the island's most trusted luxury real estate team.

Learn More About Exuma Real Estate

Can Americans buy property in Exuma?

Yes, Americans can freely purchase real estate in Exuma and throughout The Bahamas. The Bahamian government welcomes foreign investment, with a straightforward acquisition process that grants the same ownership rights to international buyers as to Bahamian citizens. There are no restrictions on the number of properties Americans can own, and the purchase process is designed to be transparent and secure.

The proximity of Exuma to the United States—just a short flight from Miami to Exuma airports—further enhances its appeal for American investors, allowing for easy weekend getaways and convenient property management.

Is Exuma expensive to live in?

Yes, living in Exuma comes with a premium, largely due to its luxury appeal and reliance on imported goods. On average, the cost of living in The Bahamas is about 25% higher than in the U.S., with expenses like groceries, utilities, and dining out priced at a premium due to import duties and logistics. In Exuma specifically, rental rates start around $423/night for short-term luxury accommodations, reflecting the island’s upscale housing market.

Housing is the largest expense, with real estate in Exuma averaging $3.5 million for luxury properties. Utility bills, especially electricity, are often higher than expected due to fuel surcharges.

While day-to-day costs may be elevated, many residents find that the savings from The Bahamas' tax-neutral status—with no income, capital gains, inheritance, or wealth tax—can help offset living expenses.

How much are property taxes in Exuma, Bahamas?

Property taxes in Exuma follow The Bahamas’ national structure, with rates based on property type, value, and usage. For owner-occupied residential properties, the first $300,000 is tax-exempt, the next $200,000 is taxed at 0.625%, and any value above $500,000 is taxed at 1%.

For non-owner-occupied residential properties with four units or fewer, the tax is a flat $300 if valued under $75,000; otherwise, it’s 0.625%. Commercial properties are taxed at rates ranging from 0.75% to 1.5%, depending on the value tiers. Special exemptions and incentives may apply for new construction, major renovations, or approved developments, making The Bahamas’ property tax system relatively low—especially when paired with its tax-neutral status (no income, capital gains, or inheritance tax).

Can a US citizen get a mortgage in The Bahamas?

Yes, U.S. citizens can absolutely obtain mortgages for property in The Bahamas, including in Exuma. Both local Bahamian banks and branches of international banks—like Scotiabank, Royal Bank of Canada, and FirstCaribbean—offer mortgage options to non-residents. Some U.S.-based banks also provide international lending to existing clients.

Non-residents typically need a minimum down payment of 30–40%, as banks often lend up to two-thirds of the property’s value. For construction loans, down payments can be as high as 50%. Interest rates in The Bahamas tend to be higher than in the U.S., often around 5%, depending on market conditions and borrower profile.

To qualify, buyers must provide documentation such as proof of income, bank references, ID, property appraisals, and, in some cases, life insurance or a co-signer. The mortgage approval process includes pre-qualification, underwriting, and final closing, typically taking longer than in the U.S.

How do I get to Exuma from the USA?

Getting to The Bahamas and Exuma is easy from the U.S., with direct flights to Georgetown’s Exuma International Airport (GGT) from cities like Miami (45 mins), Atlanta, Charlotte, and Fort Lauderdale via American Airlines and Delta. Travelers from other U.S. locations can connect through Nassau, with quick 40-minute flights to Exuma.

Private jets are welcome at GGT, and for those staying on outlying cays, boat charters and water taxis provide easy access. Rental cars, taxis, and private transfers are readily available on arrival. Exuma’s convenient travel options make it an ideal spot for U.S. buyers seeking a luxury escape.