Dreaming of a home in a sunny paradise? The Exumas, a chain of 365 islands in the Bahamas, have clear waters and soft beaches. Buying a home here feels exciting but needs planning. This guide explains Real Estate Bahamas Exumas for 2025. It shares facts about homes, costs, risks, and tips to buy wisely.
I’m Peter Sadler, a real estate writer with six years of experience. I’ve studied Exuma’s property market to give you clear, honest advice. Let’s discover Exuma’s hidden paradise homes together.
Why Exuma Stands Out
The Exumas shine with beauty. This chain of 365 cays includes many empty islands, offering peace and quiet. Clear turquoise waters and white sand beaches create a dream setting. Famous people, like Johnny Depp, own islands here for the privacy and charm.
In 2025, Exuma grows easier to reach. A bigger airport brings more flights from cities like Miami and Toronto. Fast internet, like fiber-optic cables, helps people work from Exuma. Younger buyers, especially those working remotely, find this appealing. The islands promise a calm, joyful life. You can sail, fish, or visit Pig Beach to swim with wild pigs. Events like the National Family Island Regatta in April bring music and food, making Exuma feel like home.
What Kinds of Homes Can You Buy?
Exuma offers homes for different dreams and budgets. Beachfront villas sit right on the sand with views of the sea. These homes, often with pools and boat docks, cost between $1 million and $10 million. Private islands give total privacy, ranging from 1 to 200 acres. A small cay starts at $500,000, while large ones reach $100 million. Condos and townhouses, found in places like Great Exuma, cost $300,000 to $1 million. They suit vacationers or renters. Vacant land, starting at $100,000, lets you build your own home, but you must check for water and power. New eco-luxury homes, popular in 2025, use solar power and strong walls to fight storms. These start at $800,000. Each option fits different needs, from families to solo buyers.
How Much Will a Home Cost?
The price of a home in Exuma depends on its type and location. In 2025, a small condo starts at $300,000. A beachfront villa averages $2 million. Private islands can cost $50 million or more. The real estate bahamas exumas has no income or sales tax, which saves money. Property tax is low. Homes worth less than $250,000 pay no tax. Homes worth more pay 0.75% to 2% of their value each year.
Closing costs add 7–10% to the home price. This includes lawyer fees, stamp duty (2.5–10%), and title checks. Maintaining a beach home costs $5,000 to $20,000 yearly for repairs, cleaning, and utilities. Non-Bahamians pay $500 each year for a homeowner’s card to live in Exuma. For example, a $1 million villa might cost $20,000 a year in taxes and fees. Plan your budget to cover all these costs.
How to Buy a Home in Exuma
Buying a home in Exuma is straightforward but needs care. First, decide what you want. Do you need a vacation home, an investment, or a private island? List your needs, like bedrooms or beach access. Next, set your budget, including the home price, taxes, and upkeep. Most buyers pay cash, but loans require a 30% deposit.
Hire a local real estate agent who knows Exuma. They find homes and explain laws. Choose someone from the Bahamas Real Estate Association (BREA). Visit properties in person or online. Check for water, power, and storm safety, as some cays lack utilities. Foreigners can buy homes easily. No permit is needed for homes under 5 acres. Larger or commercial buys need government approval.
A Bahamas lawyer is key. They check the title and handle paperwork to avoid scams. Finally, sign papers, pay fees, and get your title and keys. Apply for a homeowner’s card if you plan to stay long. Each step keeps your purchase safe and clear.
Is Exuma a Good Investment?
Exuma’s real estate can grow in value. In 2025, luxury homes over $3 million sell quickly, often in 75 days. Beachfront home prices rose 18% last year. Tourism drives this growth, with visitors filling resorts and beaches. Vacation rentals earn $5,000 to $10,000 a week. Limited homes and islands keep prices high, especially for waterfront properties.
New infrastructure, like the airport and marinas, makes Exuma more accessible. This raises home demand. No income or capital gains tax saves money. Buying a home over $1 million can lead to permanent residency. For example, a $500,000 condo rented 20 weeks a year at $5,000 a week earns $100,000. After costs, you might keep $70,000. Compare this to your goals to see if it works.
Hurricanes pose a risk. Strong materials, like concrete, protect homes. Rental income relies on tourists. If tourism slows, earnings drop. Weigh these factors before investing.
What Are the Risks?
Buying a home in Exuma has challenges. Hurricanes hit the Bahamas often. New homes follow strict building codes, but older ones may not. Check a home’s storm history. Island life raises costs. Food, power, and repairs cost more than in cities. Budget $150 a week for groceries for two. Some cays lack water or electricity. Adding solar panels or wells costs $10,000 to $50,000.
Home values can fall if tourism or global wealth drops. This affects investors. Exuma’s slow pace suits some but not all. Visit first to test the lifestyle. To stay safe, inspect homes for storm strength. Talk to locals about daily life. Plan for extra costs in your budget.
What Is Life Like in Exuma?
Exuma offers a sunny, calm life. Great Exuma, the main island, has George Town, a small town with shops and restaurants. The Fish Fry serves fresh fish and music. With 7,000 people, Exuma feels friendly. Locals welcome newcomers at events like the Regatta or church services. The weather stays warm, around 75–85°F, perfect for swimming or boating.
Life moves slowly. Stores may lack items, and internet can be weak outside Great Exuma. If you love quiet, Exuma fits. If you need city buzz, it may feel remote. Schools in Great Exuma teach kids up to high school. For college, students go to Nassau, a short flight away.
What’s New in Exuma’s 2025 Market?
Exuma’s real estate changes in 2025. Buyers want eco-homes with solar power and storm-proof walls. These save money and protect nature. Younger buyers, aged 30–50, move here for remote work. Fast internet makes Exuma a work-from-paradise spot. Private islands under $5 million sell fast to those seeking privacy.
A new airport terminal adds flights, raising home values. Vacation homes near Pig Beach or Stocking Island rent well. These trends show Exuma’s growing appeal. Buying now can catch rising prices.
Tips for First-Time Buyers
Buying in Exuma feels new for many. Spend a week in Exuma first. Rent a home to test the lifestyle. Start with a condo or small lot. These cost less and need less care. Ask agents and locals about storms, costs, and community life. Make sure your home has water and power. Empty lots may need extra work. Choose homes built after 2018 for strong storm protection. These steps help you find the right home.
Exuma’s Culture and Community
Exuma’s people make it special. They love music, food, and the sea. The Regatta in April fills George Town with boats and parties. You can eat conch salad and dance to Junkanoo music. Churches bring people together on Sundays. Joining services helps you meet neighbors.
Schools in Great Exuma teach kids well. Locals care for nature. Many clean beaches to keep them beautiful. You can join these efforts to build friendships and respect. Exuma’s small size makes community strong.
Caring for Exuma’s Environment
Exuma’s clear waters and coral reefs need protection. Choose eco-friendly homes with solar panels or rainwater tanks. They save energy and water. Avoid big homes that harm cays. Small builds keep nature safe. The Exuma Land and Sea Park protects wildlife. You can volunteer or donate to help.
Hurricanes are a concern. In 2024, no new homes were damaged, thanks to strong building rules. Ask for a home’s storm history to stay safe.
Homes for Middle-Income Buyers
Exuma isn’t only for the wealthy. Condos in Great Exuma start at $300,000, close to town and easy to maintain. Townhouses cost $400,000 to $700,000, good for families or rentals. Small lots at $100,000 let you build a modest home for $200,000. These options bring Exuma’s beauty to more people, with shops and schools nearby.
Costs of Living in Exuma
Living in Exuma costs more than many places. Groceries are 20–30% higher than in the U.S. A week’s food for two is $150. Power and water bills run $200 to $500 monthly. Solar panels lower costs. Boats or golf carts help you get around. A used cart costs $5,000, and gas is $6 per gallon. Clinics in Great Exuma handle small health needs. Big hospitals are in Nassau, a 30-minute flight.
Plan $3,000 to $5,000 monthly for a couple, not including home payments. This supports a comfortable life.
How to Pick the Right Home
Choosing a home takes thought. Decide if you want to live full-time or visit sometimes. Think about privacy versus community. Check if you can afford taxes and upkeep. See if schools or shops matter to you. Ask if island life’s slow pace fits. Write your answers and share them with your agent. They’ll find homes that match your dreams.
Final Thoughts
The Exumas are a hidden paradise. Their beaches, waters, and calm life draw buyers in 2025. Real Estate Bahamas Exumas offers homes for all, from villas to condos. Buying needs careful planning. Check costs, risks, and lifestyle to decide.
This guide gives clear, honest facts. Use it to buy wisely and enjoy Exuma’s beauty. Have questions? Share your Exuma home dreams in the comments!
Disclaimer:
This article is just for sharing information. We are not real estate experts. Please talk to a local agent or do your own research before buying any property in the Exumas, Bahamas.
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