Best Places to Live in The Bahamas in 2025: Insider's Guide to Islands, Communities & Hidden Gems

Finding Your Dream Bahamian Home: My Perspective as a Luxury Real Estate Expert

Hello, I'm Glenn Ferguson, a luxury Bahamas real estate agent and residency consultant with 24 years of experience. I've helped tens of families find the best places to live in the Bahamas. I've witnessed firsthand how waking up to the gentle sound of turquoise waves lapping against powdery white sand, with palm trees swaying in the tropical breeze, transforms lives. This isn't just a vacation fantasy—it's the everyday reality I help my clients achieve.

With 700 islands and cays scattered across 100,000 square miles of crystal-clear Atlantic waters, The Bahamas offers not just a place to live, but a transformative lifestyle experience that combines natural beauty with world-class amenities.

Over my two decades in Bahamian luxury real estate, I've helped my clients move to the Bahamas, with many saying, "Moving to The Bahamas was the best decision we ever made. The quality of life, tax benefits, and community we've found here simply couldn't be matched anywhere else."

Whether you're seeking the cosmopolitan energy of Nassau, the exclusive luxury of Albany, or the laid-back charm of Eleuthera, finding your perfect Bahamian home means understanding the unique character and offerings of each island and community. As property values continue their upward trajectory in 2025 (with luxury properties appreciating 12% on average in the past year alone), now is an ideal time to explore the best places to live in this tropical paradise.

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In This Comprehensive Guide:

• Nassau: Urban Island Living at Its Finest
• Paradise Island: Resort-Style Luxury Living
• Lyford Cay: The Caribbean's Most Prestigious Address
• Albany: Ultra-Modern Luxury Community
• Ocean Club Estates: Elegant Paradise Island Living
• The Abaco Islands: Resilience and Renewal
• Eleuthera: Authentic Bahamian Charm
• Exuma: Where Celebrities and Sailing Enthusiasts Call Home
• How to Choose Your Perfect Bahamian Community
• 2025 Guide to Residency Options in The Bahamas
• What You've Always Wondered About Bahamas Living (FAQ)

Nassau: Urban Island Living at Its Finest

Nassau, situated on New Providence Island, serves as the beating heart of The Bahamas. Home to approximately 280,000 people (70% of the country's population), Nassau blends cosmopolitan conveniences with island charm.

"Nassau gives you the best of both worlds," explains Maria Gonzalez, a resident who relocated from Miami five years ago. "I can attend an international business meeting in the morning and be snorkeling over pristine reefs by afternoon."

The Most Desirable Nassau Neighborhoods in 2025

Eastern Road

Why Locals Love It:

• Grand historic estates with character and stories to tell
• Direct water access with private docks (perfect for the 36% of residents who own boats)
• Cooler temperatures thanks to consistent easterly breezes
• Walking distance to Montagu Beach and its famous Monday fish fry
• Just 7 minutes to St. Andrew's School and 12 minutes to downtown

Eastern Road represents old Nassau at its finest, with properties ranging from $1.2M for a modest inland home to $15M+ for historic waterfront estates. Many homes along this winding coastal road date back to the mid-20th century and feature generous lots not typically found in newer developments.

Take a morning stroll along Eastern Road and you'll encounter joggers, dog walkers, and neighbors chatting—a true community feel that residents cherish. The nearby Montagu Beach hosts the famous Monday fish fry, where locals gather for fresh conch salad and sky juice under colorful umbrellas.

Cable Beach

Why Locals Love It:

• Prime beachfront with sugar-white sand (rated among the Caribbean's top 10 beaches)
• Walking distance to Baha Mar's 45+ restaurants and entertainment options
• Easy 15-minute commute to downtown Nassau
• Mix of luxury condos and single-family homes
• Strong rental potential (averaging 8-12% annual returns)

Cable Beach has undergone a remarkable transformation since the opening of the $4.2 billion Baha Mar resort complex. The area now features upscale dining, shopping, and entertainment options alongside its namesake beach.

"I can walk to a different world-class restaurant every night of the week," says Daniel Richardson, who purchased a beachfront condo in 2023. "Then I come home to watch the sunset from my balcony with no tourists in sight."

Property options range from $500,000 for a modest condo to $8M+ for luxury beachfront residences, with the sweet spot for ocean-view properties around $1.2-2.5M.

Sandyport

Why Locals Love It:

• Canal-front living with private docks (perfect for the 42-foot boat that's on your wish list)
• Family-friendly community where kids ride bikes freely (rare in Nassau!)
• 24/7 security with controlled access points
• Sandyport Plaza offers conveniences like banking, coffee shops, and markets
• 3 community pools and tennis courts for residents
• Just a 30-second walk to the beach from most homes

Sandyport creates a unique living experience with Venetian-inspired canals winding through the community. Nearly every home has water access, with many featuring private docks accommodating vessels up to 60 feet.

The integrated commercial village means residents can grab morning coffee, visit the bank, pick up groceries, and enjoy dinner—all without leaving the community. For families, the secure environment allows children a freedom of movement that's increasingly rare.

"My kids can walk to their friends' houses and ride bikes around the neighborhood," shares Sarah Johnson, a mother of three who moved from Toronto in 2022. "That sense of community and safety is priceless."

Properties range from $650,000 for a two-bedroom townhome to $4M+ for larger canal-front estates.

Living in Nassau: The Real Story

The Amazing:

• International schools offering IB, British, and American curricula (annual tuition: $12,000-$27,000)
• Doctors Hospital providing JCI-accredited healthcare
• 140+ direct flights weekly to the US, Canada, and Europe
• 240+ restaurants ranging from authentic Bahamian to international cuisine
• Year-round cultural events including Junkanoo, Jazz Festival, and Bahamas Culinary Classic
• Average winter temperature of 75°F (24°C) while your friends back home shovel snow

The Challenging:

• Rush hour traffic that can turn a 15-minute drive into 45 minutes (7:30-9am and 4:30-6pm)
• Higher crime rates in certain areas (though tourist and expat communities remain very safe)
• Electricity costs averaging $0.32/kWh (compared to $0.14/kWh in the US)
• Island inefficiencies—locals joke that "BTC" (Bahamas Telecommunications Company) stands for "By The Christmas"
• Hurricane preparedness becomes part of your annual routine

Paradise Island: Resort-Style Luxury Living

Connected to Nassau by two bridges spanning just 0.3 miles, Paradise Island feels worlds away from the hustle of the capital. This 685-acre island paradise offers resort-style living with extraordinary amenities and some of the country's most prestigious addresses.

"Crossing the bridge to Paradise Island feels like entering a different world," describes James Wilson, who splits his time between Paradise Island and New York. "The stress just melts away."

Paradise Island's Most Coveted Communities

Ocean Club Estates

What Makes It Special:

• Tom Weiskopf-designed golf course with breathtaking ocean views from 17 holes
• Private Beach Club on Cabbage Beach's quietest stretch
• Ocean-to-harbor lots offering both sunrise and sunset views
• Just 5 minutes from Fresh Market grocery and 7 minutes from downtown
• Average lot size of 0.5 acres—generous by Paradise Island standards
• Architectural review ensures lasting property values and aesthetic harmony

Ocean Club Estates represents the pinnacle of luxury island living, with properties ranging from $3.5M to over $35M. The community's 122 home sites are nearly fully developed, creating a mature neighborhood with lush landscaping and established character.

Residents enjoy privileged access to the adjacent Four Seasons Ocean Club, including its restaurants, spa, and tennis facilities. The private Beach Club provides exclusive beach access with attendant service, cabanas, and a restaurant/bar.

The Reef and The Cove Residences

What Makes Them Special:

• Lock-and-leave convenience with full property management
• Full access to Atlantis resort amenities (valued at approximately $15,000 annually)
• On-site rental program generating 6-10% annual returns
• 21 dining options and 19 bars/lounges within walking distance
• Studios to 3-bedroom configurations ranging from 523 to 3,950 square feet
• Floor-to-ceiling windows with stunning ocean views

These luxury condominium residences within the Atlantis resort complex offer the ultimate in convenience and amenities. Owners enjoy all privileges of resort guests plus special owner benefits, creating an effortless ownership experience.

"I can be in my office in New York on Friday and swimming in my private pool on Paradise Island by dinner time," shares Michael Taylor, who purchased at The Cove in 2020. "The staff knows me by name, my kitchen is stocked when I arrive, and I never have to worry about maintenance."

Prices range from $700,000 for studios at The Reef to over $10M for premium penthouses at The Cove.

The Paradise Island Experience: Unfiltered

The Amazing:

• Walkable lifestyle with beaches, dining, and shopping just steps away
• Extraordinary amenities including Atlantis Casino, Mandara Spa, and water park
• Strong rental potential (averaging 62% annual occupancy with premium rates)
• Spectacular views of Nassau harbor, Caribbean waters, and mesmerizing sunsets
• Privacy and exclusivity while remaining just minutes from Nassau
• Average of 300 sunny days per year

The Challenging:

• Premium pricing (average cost per square foot: $1,200-$2,500)
• Tourist presence during peak seasons (December-April and June-August)
• Bridge traffic during rush hour and major events
• Limited inventory and competitive market (properties often sell within 30 days)
• Higher HOA fees reflecting premium amenities ($1,800-$5,000+ monthly)

Lyford Cay: The Caribbean's Most Prestigious Address

When it comes to old-world prestige in The Bahamas, nowhere compares to Lyford Cay. This 1,000-acre gated community on the western tip of New Providence has been the discrete home to royalty, industrialists, and celebrities since its establishment in 1962.

Inside Lyford Cay's Exclusive World

What the Residents Treasure:

• 24-hour security with three layers of access control
• 1,200 feet of flawless private beach (where you'll rarely see more than 10 people)
• Championship golf course with no tee times required
• 74-slip private marina accommodating vessels up to 200 feet
• Legendary Lyford Cay Club with 100-year tradition of privacy and service
• Lyford Cay International School offering International Baccalaureate programs
• Just 7 minutes from Lynden Pindling International Airport (but you'd never know it)

Lyford Cay combines privacy, security, and exclusivity like nowhere else in The Bahamas. The community is known for its understated luxury—you won't find ostentatious displays here, but rather classic elegance and discretion.

The Lyford Cay Club forms the social heart of the community, featuring multiple dining venues, a private beach, tennis courts, and the championship golf course. Membership is by invitation only, typically requiring member sponsorship and approval by the membership committee.

"What makes Lyford special isn't just the amenities, but the people," explains longtime resident Elizabeth Montgomery. "Many families have been here for generations, creating a unique social fabric that's rare in today's transient world."

Properties in Lyford Cay begin around $3M for modest homes and reach $50M+ for premiere estates, with most desirable properties falling in the $5-12M range.

The Lyford Cay Lifestyle: Insider Perspective

The Amazing:

• Ultimate privacy and security (many residents leave doors unlocked)
• Stable property values with 7.2% average annual appreciation over the past decade
• Multi-generational community with family traditions
• Convenient access to international airport (12 minutes door-to-door)
• Exceptional yacht facilities including on-site customs clearance
• Globally respected international school from Pre-K through Grade 12

The Challenging:

• Formal club atmosphere may not suit all lifestyles
• Membership process can be lengthy and selective
• Older infrastructure in some sections of the community
• Minimum 30-minute drive to downtown Nassau
• More conservative, traditional environment than newer communities

Albany: Ultra-Modern Luxury Community

While Lyford Cay represents old-world Caribbean elegance, Albany showcases the future of luxury island living. Developed in 2010 by British billionaire Joe Lewis in partnership with golf icons Tiger Woods and Ernie Els, this 600-acre oceanfront community has quickly established itself as one of the world's most exclusive resort communities.

Albany's Modern Vision of Luxury

What Makes Albany Extraordinary:

• Architecturally stunning marina residences designed by world-renowned architects
• 71-slip mega-yacht marina accommodating vessels up to 300 feet
• Championship golf course designed by Ernie Els (7,400 yards, par 72)
• 40,000 sq ft fitness center with specialized studios and Olympic-size pool
• Equestrian center with 15 stalls and professional instruction
• Albany Financial Center supporting remote work with Class A office space
• Family-friendly amenities including water park and children's clubhouse
• 15 dining options from casual to fine dining

Albany has attracted a younger demographic of successful entrepreneurs, athletes, and celebrities seeking modern amenities and architectural distinction. The community features dramatic contemporary designs not typically found in The Bahamas.

"Albany feels more like a modern European resort than a traditional Caribbean community," notes tech entrepreneur Ryan Thompson. "The architecture is bold, the technology is cutting-edge, and the amenities rival any luxury destination worldwide."

The cornerstone of Albany is its horseshoe-shaped marina, lined with luxury residences showcasing innovative designs. The community's beach club, centered around a geometric pool inspired by the Delano in Miami, creates a sophisticated social hub.

Properties range from $5M for marina residences to $50M+ for custom beachfront estates, with average transactions falling in the $8-15M range.

The Albany Experience: Beyond the Marketing Brochure

The Amazing:

• Contemporary design and amenities unmatched in the Caribbean
• Strong rental program yielding 4-8% annual returns
• Tech-forward community (gigabit fiber internet, smart home integration)
• Extensive children's programming making it ideal for families
• Full-service business center supporting remote work
• Celebrity sightings are common (though privacy is always respected)

The Challenging:

• Premium pricing (average cost per square foot: $1,800-$3,000)
• 30-minute drive to Nassau (though Albany's amenities reduce the need to leave)
• Newer community still developing its character and traditions
• High annual dues reflecting extensive amenities ($25,000-$85,000)
• Less authentic Bahamian experience than other communities

Ocean Club Estates: Elegant Paradise Island Living

Ocean Club Estates deserves special attention as one of The Bahamas' most prestigious residential enclaves. Occupying the eastern end of Paradise Island, this gated community combines the exclusivity of Lyford Cay with the convenience of Paradise Island.

What Makes Ocean Club Estates Exceptional

The Distinguishing Features:

• 34 oceanfront and oceanview homesites (all developed)
• 54 golf course homesites (95% developed)
• 17 harbor view homesites (85% developed)
• Tom Weiskopf-designed 18-hole golf course consistently ranked among Caribbean's top 5
• Private Beach Club with 500 feet of pristine Cabbage Beach frontage
• Special access to Four Seasons Ocean Club (formerly One&Only)
• Architectural guidelines ensuring property values and aesthetic harmony
• Average lot size of 0.5 acres offering privacy while maintaining community feel
• Just 5 minutes from Nassau's restaurants and nightlife

Ocean Club Estates creates a perfect balance of privacy and accessibility. The community's 122 homesites are arranged around the championship golf course and along the ocean and harbor fronts, with most offering water views.

"What sold us was the combination of security and convenience," shares Canadian resident Thomas Anderson. "We feel completely safe while being just minutes from restaurants, shopping, and the airport."

The architectural styles range from classic Caribbean colonial to contemporary tropical, with most homes featuring expansive outdoor living spaces to take advantage of the ideal climate.

Properties typically start at $3.5M for golf course homes and range to $35M+ for prime oceanfront estates, with most transactions falling in the $5-12M range.

The Ocean Club Estates Experience: Real Resident Insights

The Amazing:

• Prestige address with consistent property appreciation (average 8.3% annually)
• World-class golf and beach amenities just steps from your door
• Access to Four Seasons dining, spa, and tennis facilities
• Spectacular views from nearly every property
• 5 minutes to grocery shopping and banking
• 10 minutes to international airport

The Challenging:

• High property costs and maintenance fees ($25,000-$85,000 annually)
• Limited inventory for purchase (typically 3-5 properties available at any time)
• Tourist presence on Paradise Island during peak seasons
• Formal atmosphere may not suit all lifestyles
• Bridge traffic during rush hours and events

The Abaco Islands: Resilience and Renewal

The Abaco Islands, particularly Great Abaco and the surrounding cays, were devastated by Hurricane Dorian in 2019. However, the remarkable rebuilding efforts have transformed these communities, with new construction meeting or exceeding Miami-Dade hurricane standards.

"The silver lining after Dorian is that we've been able to rebuild better than before," explains local developer Michael Albury. "New homes feature improved construction, better infrastructure, and modern amenities while maintaining our Bahamian character."

Abaco's Most Appealing Communities in 2025

Treasure Cay

Why It's Special in 2025:

• 3.5-mile beach consistently rated among the world's top 10
• 150-slip marina with full-service yacht club
• Dick Wilson-designed 18-hole golf course
• New construction with upgraded infrastructure and hurricane resilience
• International airport with direct flights from Florida
• Strong sense of community with 60% full-time residents
• Average temperatures ranging from 76°F (24°C) in winter to 83°F (28°C) in summer

Treasure Cay has emerged from Hurricane Dorian with renewed vigor. The community combines full-time residents and vacation homeowners, creating a vibrant yet relaxed atmosphere.

The rebuilt Treasure Cay Marina Village features shops, restaurants, and services in a pedestrian-friendly setting. New construction has followed stricter building codes, with concrete structures, impact windows, and backup power systems now standard.

"We loved Treasure Cay before, but the rebuilding has made it even better," shares Susan Williams, who rebuilt her beachfront home in 2021. "The new concrete construction gives us peace of mind during hurricane season, and the community spirit is stronger than ever."

Properties range from $300,000 for inland condos to $5M+ for beachfront estates, with most single-family homes falling in the $600,000-$1.5M range.

The Abaco Club on Winding Bay

Why It's Special in 2025:

• Scottish-style tropical links golf course ranked #1 in The Bahamas
• 2.5 miles of pristine private beach on Winding Bay
• Protected location minimized Hurricane Dorian damage
• Cliff-top clubhouse with panoramic views
• Full-service spa and wellness center
• Tennis complex with professional instruction
• Rental program averaging 60% annual occupancy

The Abaco Club on Winding Bay was fortunate to escape the worst of Hurricane Dorian's fury and has emerged stronger than ever. This 534-acre private club community offers luxury in a natural setting, with low-density development preserving the island's beauty.

"The Abaco Club feels more like a retreat than a typical community," notes golf enthusiast Richard Thompson. "The Scottish-style links course among tropical foliage creates a unique experience you can't find anywhere else."

Properties range from $1M for one-bedroom cabanas to $10M+ for custom oceanfront estates, with golf villas averaging $1.5-3M.

Hope Town (Elbow Cay)

Why It's Special in 2025:

• Iconic candy-striped lighthouse (the last manual lighthouse in the world)
• Pedestrian-friendly village with no cars
• Colonial architecture with vibrant island colors
• Protected harbor with 50+ mooring balls
• Exceptional rebuilding maintaining historic charm
• Strong sense of community among 300 year-round residents
• 20+ restaurants within walking distance
• Crystal-clear waters with visibility exceeding 100 feet

Hope Town represents the quintessential Bahamian village, with colorful cottages lining narrow streets and a picturesque harbor at its center. The community has shown remarkable resilience in rebuilding while preserving its historic character.

"Hope Town's charm is that it feels unchanged by time," explains longtime resident William Johnson. "We've rebuilt carefully to maintain the village's character while incorporating modern hurricane resistance and amenities."

The landmark lighthouse, built in 1863 and still operational with its original Fresnel lens, stands as a symbol of the community's endurance.

Properties range from $550,000 for inland cottages to $8M+ for harbor-front estates, with most desirable properties falling in the $1-3M range.

Living in Abaco: The Straight Talk

The Amazing:

• Lower density living (population approximately 17,000 across 649 square miles)
• Premier boating and fishing destination (bonefish, marlin, tuna, wahoo)
• Strong expat community creating instant social connections
• New infrastructure post-hurricane (power, water, telecommunications)
• More affordable options than Nassau luxury communities
• Authentic Bahamian lifestyle with modern conveniences
• Lower crime rates than New Providence

The Challenging:

• Limited shopping (weekly grocery runs require planning)
• Basic medical facilities (serious conditions require evacuation to Nassau or Florida)
• Fewer direct international flights (most connect through Nassau)
• Post-hurricane rebuilding still in progress in some areas
• Island pace can be frustratingly slow for type-A personalities
• Hurricane vulnerability (though new construction meets higher standards)

Eleuthera: Authentic Bahamian Charm

Eleuthera—whose name derives from the Greek word for "freedom"—stretches 110 miles long while rarely extending beyond a mile in width. This slender island offers an authentic Bahamian experience with pink sand beaches, rolling hills, and charming settlements.

"Eleuthera is for those who want the real Bahamas," explains local real estate agent Thomas Russell. "It's for people who value authenticity over amenities and natural beauty over nightlife."

Eleuthera's Most Appealing Communities in 2025

Harbour Island

Why It's Special:

• 3 miles of pink sand beach consistently rated among world's finest
• Historic Dunmore Town with New England-inspired architecture dating to 1791
• Sophisticated dining scene with 25+ restaurants in 3.5 square miles
• Celebrity hideaway maintaining discretion and privacy
• Transportation by golf cart creating relaxed atmosphere
• Vibrant expat community mixed with multi-generation Bahamians
• Just 10 minutes by water taxi from mainland Eleuthera

Harbour Island, locally known as "Briland," combines historic charm with sophisticated amenities. The island features pastel cottages with white picket fences, flowering tropical gardens, and the famous pink sand beach stretching along its eastern shore.

"Harbour Island offers a perfect balance," notes seasonal resident Jennifer Stevens. "It's sophisticated enough to find excellent dining and shopping, yet small enough to feel like a genuine community."

The island's 1,500 year-round residents are joined by seasonal visitors who appreciate its unique character. Unlike many Caribbean destinations, Harbour Island maintains its authenticity while offering luxury amenities.

Properties range from $750,000 for small village cottages to $20M+ for beachfront estates, with most desirable properties falling in the $2-8M range.

Governor's Harbour

Why It's Special:

• Central location providing easy access to the entire island
• Historic district with 19th-century homes and churches
• Famous Friday Fish Fry bringing together locals and visitors
• French Leave Beach (one mile of pink sand perfection)
• Leon Levy Native Plant Preserve showcasing Bahamian flora
• Haynes Library dating to 1897
• Mix of beachfront and hillside properties
• Access to both Caribbean and Atlantic beaches
• 20-minute drive to North Eleuthera Airport (ELH)

As the capital of Eleuthera, Governor's Harbour offers amenities including grocery stores, medical facilities, and government services while maintaining a small-town atmosphere of approximately 1,500 residents.

"Governor's Harbour gives you the convenience of services without sacrificing authenticity," shares full-time resident Michael Thompson. "We have everything we need, but nothing feels commercial or overdeveloped."

The town spreads from the harbor up hillsides offering views in all directions. Historic homes in the town center showcase Bahamian architecture, while newer developments extend along the beaches to the north and south.

Properties range from $350,000 for inland homes to $6M+ for premium beachfront estates, with most transactions falling in the $600,000-$2M range.

Current Cut and Current Island

Why It's Special:

• Emerging luxury market with increasing international attention
• Pristine beaches with no development
• World-famous diving at Current Cut (voted among top 5 drift dives worldwide)
• Exclusive properties offering ultimate privacy
• Some of Eleuthera's most dramatic oceanfront landscapes
• 15 minutes to North Eleuthera Airport (ELH)
• Authentic fishing villages providing cultural immersion

The northernmost region of Eleuthera represents one of the island's up-and-coming luxury destinations. The area offers privacy and natural beauty, with increasing development of high-end properties.

"Current is Eleuthera's best-kept secret," explains developer Sarah Williams. "It combines spectacular natural beauty with convenient access to North Eleuthera Airport, creating the perfect balance of seclusion and accessibility."

The area features dramatic cliffs, hidden coves, and pristine beaches, many still accessible only by boat or foot path. Development remains low-density, preserving the natural environment.

Properties range from $300,000 for undeveloped land to $7M+ for luxury beachfront compounds, with most developed properties falling in the $1-3M range.

The Eleuthera Experience: Unvarnished Truth

The Amazing:

• Authentic Bahamian lifestyle unchanged by mass tourism
• More affordable property options (30-50% less than comparable Nassau properties)
• 135 beaches (many of which you'll have completely to yourself)
• Strong sense of community where everyone knows everyone
• Growing infrastructure with new developments
• Farm-to-table dining with local organic farms
• Some of the world's clearest waters with 100+ feet visibility
• Low crime rate with virtually no serious crime

The Challenging:

• Limited shopping (Nassau shopping trips are common)
• Basic healthcare facilities (serious conditions require evacuation)
• Fewer direct international flights (most connect through Nassau)
• Island-wide power outages still occur during storms
• Internet service can be inconsistent in remote areas
• "Island time" requires patience and adjustment
• Limited luxury services compared to Nassau

Exuma: Where Celebrities and Sailing Enthusiasts Call Home

The Exuma chain comprises 365 islands and cays, offering everything from ultra-exclusive private islands to established communities on Great Exuma. Known for its stunning blue waters (locally called "Exuma blue") and famous swimming pigs, Exuma combines natural beauty with increasing luxury development.

"There's nowhere on earth with water this color," marvels sailboat captain James Thompson. "The first time you see Exuma blue, it stops you in your tracks."

Exuma's Most Appealing Communities in 2025

February Point

Why It's Special:

• Contemporary architectural designs breaking from traditional Bahamian styles
• Deep-water marina accommodating vessels up to 150 feet
• Infinity pools blending visually with the sea in most properties
• The Rusty Anchor restaurant (rated Exuma's #1 on TripAdvisor)
• On-site grocery store, spa, and fitness center
• 5 minutes from Georgetown amenities
• 10 minutes from Exuma International Airport (GGT)
• Strong rental program averaging 60% annual occupancy

February Point offers luxury villas and estates with modern amenities in a secure community setting. The development blends contemporary design with natural landscapes, creating a distinctive aesthetic.

"February Point combines the best of both worlds," notes resident David Anderson. "We have all the amenities we need within the community, yet we're just minutes from Georgetown when we want to experience local culture."

The property features dramatic elevations providing panoramic views of Elizabeth Harbor with its shifting palette of blues. The neighboring Crab Cay creates a natural breakwater, resulting in calm waters perfect for paddleboarding and kayaking.

Properties range from $750,000 for harbor-view condos to $10M+ for premium beachfront estates, with most transactions falling in the $1.5-4M range.

Emerald Bay

Why It's Special:

• Greg Norman-designed golf course (consistently ranked Caribbean's top 5)
• 150-slip marina accommodating mega-yachts
• Protected horseshoe bay with calm waters
• Grand Isle Resort offering rental program and management
• Proximity to Sandals Emerald Bay amenities
• 15 minutes from Georgetown and Exuma International Airport (GGT)
• Prime real estate investment area with strong appreciation

The Emerald Bay area has developed into a luxury enclave anchored by Sandals Emerald Bay resort and the Grand Isle Resort & Residences. The area offers luxury properties with access to world-class amenities.

"Emerald Bay gives us the perfect combination of luxury and authenticity," shares Canadian resident William Johnson. "We have championship golf and fine dining, yet we're just minutes from local fish fries and hidden beaches."

The centerpiece 18-hole golf course features six oceanfront holes with dramatic views of Emerald Bay's turquoise waters. The protected marina offers security for vessels while providing direct access to the Exuma Sound.

Properties range from $500,000 for condominiums to $8M+ for beachfront estates, with most transactions falling in the $1-3M range.

Private Cays

Why They're Special:

• Ultimate privacy and exclusivity
• Customizable development potential
• Natural beauty and pristine environments
• Helicopter access options
• Status symbol ownership
• Complete control of your environment
• Proximity to Staniel Cay Yacht Club (social hub of the Exumas)
• Some of the world's most photographed waters

For the ultimate in exclusive living, private islands in the Exuma chain offer complete privacy and customization. Ownership typically requires significant investment in infrastructure development, but the results can be spectacular.

"Owning a private island isn't just about luxury—it's about creating your own world," explains island owner Robert Thompson. "You control everything from architecture to landscaping to the guest list."

The Exuma Cays Land and Sea Park, covering 176 square miles, ensures the preservation of natural environments while private islands outside the park can be developed according to owner preferences.

Private islands range from $3M for undeveloped cays to $100M+ for developed islands with infrastructure, with most transactions falling in the $7-20M range.

The Exuma Experience: Beyond the Brochure

The Amazing:

• World-famous blue waters with visibility exceeding 100 feet
• Increasing international flight connections (direct from Atlanta, Miami, and Nassau)
• Growing luxury amenities and services
• Strong vacation rental potential (averaging 60% annual occupancy)
• Boating paradise with 365 cays to explore
• Celebrity neighbors (though privacy is always respected)
• Fresh seafood available daily
• Lower crime rates than Nassau

The Challenging:

• Limited shopping and services (major shopping done in Nassau)
• Healthcare primarily for basic needs (serious conditions require evacuation)
• Reliance on imported goods (affecting both cost and availability)
• Remote location requires planning for supplies
• High cost of construction (30-50% premium over Nassau)
• Limited skilled labor for home maintenance
• Hurricane vulnerability (though modern construction mitigates risks)

How to Choose Your Perfect Bahamian Community

Choosing the right Bahamian community involves weighing multiple factors against your personal preferences and needs. Here's a practical guide to making this important decision:

Infrastructure and Utilities: The Reality Check

While Nassau offers the most reliable infrastructure in The Bahamas, developments in other islands vary significantly. Consider:

Electricity:

• Nassau/Paradise Island: 99.5% reliability (outages average 2-4 hours monthly)
• Abaco/Exuma: 98% reliability with developed communities (backup generators common)
• Eleuthera: 95% reliability (outages average 8-12 hours monthly)
• All luxury homes typically include automatic generators ($15,000-$50,000 investment)

Water:

• City water: Available in Nassau, Paradise Island, and major developments
• Well water: Common in Family Islands (quality varies by location)
• Cistern systems: Standard in many luxury homes (15,000-50,000 gallon capacity)
• Reverse osmosis systems: Increasingly common ($8,000-$20,000 installation)
• Water delivery service available on most islands ($0.03-$0.06 per gallon)

Internet Connectivity:

• Nassau/Paradise Island: Fiber optic service available (300Mbps-1Gbps, $120-$300/month)
• Abaco/Exuma: Reliable broadband in developed areas (50-200Mbps, $80-$200/month)
• Remote locations: Starlink now available throughout The Bahamas (50-200Mbps, $110/month plus equipment)
• Mobile data: 5G coverage in Nassau and Paradise Island, 4G in other developed areas
• "Work-from-paradise" professionals typically maintain redundant systems

Waste Management:

• Nassau: Twice-weekly collection in most areas
• Gated communities: Private collection services
• Family Islands: Collection varies by settlement (private removal common for luxury properties)
• Recycling limited but improving (aluminum, glass, and plastic now collected in major communities)

Healthcare Access: What You Need to Know

The quality and accessibility of healthcare vary widely across The Bahamas:

Nassau Options:

• Doctors Hospital (JCI-accredited private hospital with 72 beds)
• Princess Margaret Hospital (public hospital with 400+ beds)
• Specialist practices covering most fields except advanced subspecialties
• Cleveland Clinic partnership program for complex cases
• Average doctor visit: $85-$150, specialist: $150-$400
• Monthly health insurance: $300-$800 per person

Family Island Options:

• Government clinics in major settlements (basic care and stabilization)
• Private clinics in Abaco, Exuma, and Eleuthera (limited hours)
• Air ambulance services to Nassau or Florida (membership programs available)
• Telemedicine increasingly available with Nassau specialists
• Many residents maintain healthcare relationships in Florida
• Medical evacuation insurance essential ($300-$1,000 annually)

Education Options: Planning for Families

For families with children, educational considerations include:

International Schools in Nassau:

• Lyford Cay International School (IB curriculum, $15,000-$27,000 annually)
• St. Andrew's School (British/IB curriculum, $13,000-$25,000 annually)
• Windsor School (American curriculum, $14,000-$24,000 annually)
• Queen's College (British/Bahamian curriculum, $8,000-$16,000 annually)
• All feature strong college matriculation to US, UK, and Canadian universities

Family Island Options:

• Lucaya International School (Grand Bahama, IB curriculum)
• Forest Heights Academy (Abaco, American/British curriculum)
• Smaller private schools in most major settlements
• Homeschooling and online education increasingly popular
• Some families choose boarding schools abroad for secondary education
• Dedicated tutors available ($30-$65 per hour)

Accessibility and Transportation: The Logistics

Consider how easily you can travel to and from your Bahamian home:

Air Access:

• Nassau: 140+ direct flights weekly to 20+ cities in US, Canada, UK, and Caribbean
• Exuma: Direct flights from Atlanta, Miami, Fort Lauderdale, and Nassau
• Abaco: Direct flights from Palm Beach, Fort Lauderdale, Miami, and Nassau
• Eleuthera: Direct flights from Atlanta, Miami, Fort Lauderdale, and Nassau
• Private aviation options include Southern Air Charter, Makers Air, and Tropic Ocean Airways
• Private jet facilities available in Nassau, Abaco, and Exuma

Local Transportation:

• Nassau: Personal vehicle essential (new vehicle cost 30% higher than US)
• Paradise Island: Golf carts permitted in most communities
• Harbour Island: Golf carts are primary transportation ($250-$400 weekly rental)
• Taxi services available on major islands ($15-$25 minimum fare)
• Water taxis connect many islands ($15-$85 per person depending on distance)
• Boat ownership common (70% of luxury homeowners maintain vessels)
• Vehicle maintenance more expensive than US/Canada (parts availability limited)

Lifestyle Preferences: Finding Your Fit

Different islands offer vastly different lifestyles:

Urban vs. Rural:

• Nassau: Cosmopolitan with shopping malls, theaters, and international restaurants
• Paradise Island: Resort lifestyle with amenities in walking distance
• Abaco/Exuma: Small town feel with limited but growing amenities
• Eleuthera: Rural charm with authentic Bahamian villages
• Remote cays: Off-grid possibilities for the truly adventurous

Social Scene:

• Lyford Cay: Formal club atmosphere with seasonal events
• Albany: Contemporary luxury with younger demographic
• Harbour Island: Sophisticated but casual vibe with international crowd
• Governor's Harbour: Authentic community events like the Friday Fish Fry
• Consider your ideal social circle and whether you prefer expat or local integration

Activities and Interests:

• Golf enthusiasts: Albany, Ocean Club, Lyford Cay, Abaco Club, Emerald Bay
• Boating and fishing: Exuma, Abaco, Eleuthera
• Diving and snorkeling: Exuma, Eleuthera, Abaco
• Equestrian: Camperdown (Nassau), Albany, Windsor (Lyford Cay)
• Tennis: Available in most luxury communities
• Wellness: Best spas at Albany, Four Seasons Ocean Club, and Baha Mar

Budget Considerations: The Full Picture

Real estate costs vary dramatically across The Bahamas, but purchase price is just the beginning:

Property Costs:

• Nassau luxury communities: $1.5M to $40M+ (average $1,200/sq ft)
• Paradise Island condos: $700,000 to $10M+ (average $1,500/sq ft)
• Family Island homes: $300,000 to $5M+ (average $700/sq ft)
• Private islands: $3M to $100M+ (plus development costs)
• VAT of 10% applies to most real estate transactions

Ongoing Expenses:

• Property taxes: 0.75%-2% of property value annually (capped at $60,000)
• Insurance: 1-1.5% of replacement value annually ($15,000-$50,000+ for luxury homes)
• Home maintenance: 1-2% of property value annually (higher in beachfront/marine environments)
• Utilities: $1,000-$5,000 monthly for luxury properties
• Staff: Housekeeper ($25,000-$40,000 annually), gardener ($20,000-$35,000 annually)
• Club memberships: $15,000-$100,000 initiation plus $5,000-$25,000 annual dues
• Travel costs to/from island homes

2025 Guide to Residency Options in The Bahamas

The Bahamas offers several pathways to residency for foreign nationals, with recent updates making the process more streamlined in 2025.

Permanent Residency: The Gold Standard

The most comprehensive option for those making The Bahamas their primary or secondary home:

Investment Thresholds:

• $750,000+ real estate purchase: Standard consideration
• $1.5M+ real estate purchase: Accelerated consideration (typically 6-9 months)
• $3M+ real estate purchase: Priority consideration (typically 3-6 months)

Application Process:

• Character reference letters
• Bank references
• Police certificate from country of residence
• Medical certificate
• Financial statement showing means of support
• Investment evidence (property deed, etc.)
• Processing time: 3-18 months depending on investment level
• Application fee: $10,000 per primary applicant

Benefits:

• Indefinite right to reside in The Bahamas
• No minimum stay requirement to maintain status
• Spouse and dependent children included
• Path to potential tax residency benefits
• Freedom to work or establish business in The Bahamas
• No citizenship or voting rights
• Multiple entry/exit without restrictions

"The permanent residency process has been streamlined significantly," notes immigration attorney Sarah Johnson. "The government recognizes the economic impact of high-net-worth individuals and has created a more efficient pathway."

Annual Residency Permit: Testing the Waters

For those not ready to commit to Permanent Residency:

Requirements:

• Local sponsor (typically an attorney)
• Proof of financial means
• Clean police record
• Renewable annually
• Application fee: $1,000
• Processing time: 1-3 months

Benefits:

• Legal residence for one year
• Multiple entry/exit privileges
• Pathway to Permanent Residency
• Lower initial investment threshold
• Flexibility to transition to other status

"Annual permits are perfect for those still deciding if The Bahamas is their forever home," explains immigration consultant Michael Thompson. "It allows you to establish yourself while working toward permanent status."

Economic Permanent Residency: For Major Investors

For investors and high-net-worth individuals making significant economic contributions:

Requirements:

• Major investment in Bahamian business (typically $1.5M+)
• Creation of employment opportunities for Bahamians
• Business plan and economic impact statement
• Application fee: $10,000
• Processing time: 3-6 months (expedited)

Benefits:

• Expedited processing
• Consideration for spouse and dependent children
• Public recognition of economic contribution
• Government liaison officer assigned to project
• Pathway to potential long-term tax residency benefits

Home Owners Card: For Occasional Visitors

For property owners who visit occasionally but don't require full residency:

Requirements:

• Property ownership in The Bahamas
• Application fee: $500
• Processing time: 2-4 weeks

Benefits:

• Expedited entry/exit through immigration
• Multiple entries for up to one year
• Renewable indefinitely with continued property ownership
• Easier transition to residence permit if desired
• Does not confer right to work or conduct business

What You've Always Wondered About Bahamas Living (FAQ)

1. What are the actual tax advantages of living in The Bahamas in 2025?

The Bahamas maintains its status as a tax-friendly jurisdiction with:

• No income tax: Earnings from anywhere in the world are not taxed
• No capital gains tax: Profits from investments remain untaxed
• No inheritance tax: Wealth passes to heirs without taxation
• No wealth tax: Assets are not subject to annual taxation
• Value Added Tax (VAT): 10% on most goods and services
• Property taxes:
  • Owner-occupied homes valued under $250,000: Exempt
  • Owner-occupied homes $250,000-$500,000: 0.75% of value
  • Owner-occupied homes $500,000-$5M: 1% of value
  • Owner-occupied homes above $5M: 0.25% of value over $5M
  • Non-owner-occupied/commercial: 1-2% depending on value

"The tax benefits can be substantial," explains financial advisor Robert Williams. "For example, a client who moved from California saw their effective tax rate drop from 45% to under 10% when accounting for VAT and property taxes."

However, tax residency in The Bahamas does not automatically eliminate tax obligations in your home country. US citizens, for example, must still file US tax returns regardless of residency.

2. What's the real cost of living compared to the US or Europe in 2025?

The cost of living in The Bahamas is generally higher than in most US and European cities due to:

• Imported goods: Add 30-60% to US prices (90% of goods are imported)
• Groceries: 40-50% premium on US prices ($400-$600 weekly for a couple)
• Dining out: Comparable to major US cities ($100-$200 for dinner for two)
• Utilities: Significantly higher than US
  • Electricity: $0.30-$0.40 per kWh (vs. $0.14 US average)
  • Water: $0.02-$0.05 per gallon
  • Internet: $80-$300 monthly depending on speed and location
• Vehicle costs: 35-45% premium over US prices due to import duties
• Services: Premium pricing for skilled labor ($75-$150/hour for skilled tradespeople)

"We budget about 40% more for everyday expenses than we did in Toronto," shares Elysian Bay resident Catherine Johnson. "But the tax savings and quality of life more than make up for it."

3. How does hurricane season really affect daily life?

Hurricane season runs from June to November, with peak season from August to October:

• Modern construction: Post-Dorian buildings use Miami-Dade hurricane codes or better
• Insurance: Costs have increased 30-40% since 2019, with $50,000+ deductibles common
• Seasonal patterns: Many residents travel during peak season (August-October)
• Preparation: Most luxury homes include impact windows, generators, and water storage
• Recovery: Major communities typically restore services within days after storms
• Historical exposure: Nassau/Paradise Island have experienced fewer direct hits than Abaco/Grand Bahama

"Hurricane preparation becomes routine," explains Nassau resident Thomas Anderson. "We maintain our shutters, keep our generator serviced, and have a clear action plan. It's just part of island life."

Most residents maintain properties elsewhere that they can evacuate to during severe threats, and property management services offer storm preparation packages ($2,000-$5,000 annually).

4. What's the real internet situation for remote workers in 2025?

Connectivity varies significantly by location:

• Nassau and Paradise Island: Fiber optic service available (300Mbps-1Gbps)
• Major Family Islands: Reliable broadband in developed areas (50-200Mbps)
• Remote locations: Starlink service now available throughout The Bahamas (50-200Mbps)
• Mobile data: 5G coverage in Nassau/Paradise Island, 4G in other developed areas
• Reliability: 99.5% in Nassau, 95-98% on Family Islands
• Backup solutions: Most remote workers maintain multiple connectivity options

"I run a tech company from Harbour Island with better connectivity than I had in parts of Manhattan," notes entrepreneur Ryan Thompson. "The key is redundancy—I maintain Starlink, local broadband, and 4G backup."

Co-working spaces have emerged in Nassau, Harbour Island, and Governor's Harbour, offering reliable connectivity and professional environments.

5. Can I really run my business from The Bahamas?

The Bahamas welcomes international business with several advantages:

• Tax benefits: No corporate income tax, capital gains tax, or withholding taxes
• Banking infrastructure: International banking presence with wealth management services
• Growing co-working spaces: Professional environments in major communities
• Good flight connections: Direct service to major business centers
• Business-friendly immigration: Options for key staff relocation
• Digital nomad permits: New 2-year option introduced in 2024

However, there are important considerations:

• Local business: Restrictions apply to conducting business with Bahamian clients
• Foreign ownership: Most businesses serving the local market require majority Bahamian ownership
• Work permits: Required for non-Bahamian employees (processing time: 2-6 months)
• Business license: Required for all commercial activities
• Banking: Account opening more complex than in US/Europe (expect 1-2 months)

"Setting up properly is essential," advises business consultant James Wilson. "The right corporate structure and understanding of local regulations can make all the difference."

6. What's healthcare really like for residents?

Healthcare quality varies significantly:

• Nassau options:
  • Doctors Hospital (JCI-accredited private hospital)
  • Princess Margaret Hospital (public facility)
  • Specialized clinics for most medical needs
  • Typical doctor visit: $85-$150, specialist: $150-$400
  • Same-day appointments often available
• Family Island reality:
  • Government clinics for basic care
  • Limited specialist availability
  • Serious conditions require evacuation
  • Air ambulance membership recommended ($30,000+ per evacuation without membership)

"We maintain primary care in Nassau but keep our specialists in Florida," explains Exuma resident William Thompson. "For routine matters, local care is fine, but for complex issues, we plan visits to the US."

Many residents utilize telemedicine services to connect with specialists abroad, and concierge medical services have emerged to coordinate care between The Bahamas and the US.

Let Me Help You Find Your Perfect Bahamian Home in 2025

After 24 years helping discerning clients find their dream homes across our 700 islands, I can tell you with certainty that The Bahamas offers something truly special for everyone. From the urban amenities of Nassau to the exclusive communities of Lyford Cay and Albany, from the family-friendly environments of Sandyport to the authentic charm of Eleuthera and Exuma, I've helped countless clients discover their perfect piece of paradise.

I've witnessed our islands evolve tremendously, with post-Dorian rebuilding creating more resilient communities, technology improvements enabling seamless remote work, and new developments continuously raising the standard of luxury. While each island and community has its unique character, they all share the extraordinary natural beauty, warm culture, and significant tax advantages that make The Bahamas a premier residence destination.

One of my longtime clients, Thomas Williams, perfectly summarizes what I hear from new residents every day: "Living in The Bahamas isn't just about the beautiful beaches and tax benefits—it's about a quality of life that combines natural beauty, friendly communities, and the freedom to create your ideal lifestyle. It's not perfect, but the challenges fade when you're watching another perfect sunset from your terrace."

Ready to Make Your Bahamas Dream a Reality?

✓ Schedule Your Personal Consultation: As your dedicated Bahamas specialist, I'd love to learn about your vision for island living. During our personalized consultation, I'll listen carefully to your preferences and lifestyle needs, then create a customized plan to find your perfect Bahamian home. Call me directly at (242)-395-8495 or ASK Glenn to set up your consultation.

✓ Request My Free Residency Guide: The path to Bahamas residency can seem complex, but I've guided hundreds of clients through the process. Request my comprehensive 2025 Bahamas Residency Guide, where I break down every option in simple terms with real cost figures and timelines.  Just ASK Glenn

✓ Join My Exclusive Property Alert List: The best properties in The Bahamas often sell before they're publicly listed. Join my VIP client list to receive alerts about exceptional properties matching your criteria before they hit the market. This exclusive service has helped my clients secure some of the most coveted addresses in The Bahamas. 

✓ Book Your Discovery Tour: There's no substitute for experiencing these islands firsthand. My personalized discovery tours are tailored to your interests, whether you're drawn to Nassau's luxury enclaves, Eleuthera's pink sand beaches, or Exuma's boating paradise. I'll arrange every detail, from accommodations to property viewings to meetings with local experts. Call my office at (242)-395-8495 or ASK Glenn to arrange your custom tour.

✓ Download My 2025 Market Report: Understanding today's Bahamas luxury market is essential for making informed decisions. My comprehensive 2025 Market Report provides detailed analysis of current trends, property values, and investment opportunities across all major islands. Visit homesforsaleinnassaubahamas.com/market-report or call (242)-395-8495 or ASK Glenn to request your copy.

With 24 years of experience navigating the unique aspects of Bahamas real estate and residency, I'm ready to make your island living dreams a reality. My extensive network of legal, banking, and government contacts ensures a smooth process from your first property viewing to the day you receive your residency certificate.

Glenn Ferguson
Luxury Bahamas Real Estate & Residency Consultant
Call: +1 (242) 395-8495 | ASK Glenn