Realtors in The Bahamas: how to choose the right one.
What BREA licensing and MLS access actually mean, who really pays the commission, and the seven questions worth asking before you sign with anyone. Including me.
Here's the part most agent pages leave out: in The Bahamas, the seller customarily pays the commission. So having your own agent represent you typically costs you nothing directly. The only real question is whether the one you pick is any good.
I've spent 24 years guiding international buyers through this market, and I'd rather you choose an agent well, even if that's not me, than choose one badly. So this page is the honest version: what the licensing actually means, what the fees actually are, and the questions that separate a real advisor from a listing forwarder.
First, a warning about what you'll read online
Bahamas real estate content ages badly, and a lot of it hasn't been updated in years.
The residency threshold rose from $750,000 to $1,000,000 on 1 January 2025. Plenty of agent websites still quote the old $750,000 figure. If you plan a purchase around it, you don't qualify, and you find out after you've bought.
Property tax changed too: from 1 July 2026, foreign owner-occupied homes pay a flat 0.625% of assessed value, capped at $200,000 a year. Any page describing the old banded structure ("first $250,000 exempt", "1% above $500,000") is out of date.
If an agent's own website has the law wrong, ask yourself what else is out of date. That test applies to my pages as much as anyone's.
Do you actually need a realtor here?
Legally, no. What you do need is a Bahamian attorney: the Bahamas uses an unregistered land system, so ownership is proven through a recorded chain of deeds, and your attorney searches that history and issues an opinion on title. That opinion carries real weight, since the attorney is liable for title defects. It isn't optional.
The agent is optional, but the economics are unusual. The seller customarily pays the commission, so buyer representation typically costs you nothing directly. Declining representation doesn't save you money; it just means nobody in the transaction is working for you.
| Cost | Who customarily pays | Typical amount |
|---|---|---|
| Agent commission | Seller | 6% developed · 10% land, + VAT |
| Conveyance VAT | Shared, unless negotiated | 10% |
| Legal fees | Each side, their own | ~2.5% - 3.5% + VAT |
| Deposit (held in escrow) | Buyer | ~10% |
| Total buyer-side closing | Buyer | ~8% - 14% |
Commission rates per Bahamas Real Estate Association customary guidance. Confirm all figures for your specific transaction with your attorney.
What "BREA licensed" actually means
The Bahamas Real Estate Association is the professional body for real estate here, and licensing is governed by the Real Estate (Brokers and Salesmen) Act. A BREA-licensed agent is qualified, accountable to a code of ethics, and can be checked.
That last part matters more than the badge. You can verify any agent's standing directly with BREA at breabahamas.com. I'd encourage you to do it for me too. An agent who bristles at being verified is telling you something.
The second credential to ask about is Bahamas MLS membership. The MLS is the centralised database of listings across the islands. An agent with full MLS access can show you everything on the market; an agent without it can show you their own inventory and call it a shortlist.
Seven questions worth asking
Ask these of me, and of every other agent you speak to. Vague answers are the signal.
Are you BREA-licensed, and can I verify it?
The answer should be an immediate yes, with no hesitation about you checking with BREA directly.
Do you have full Bahamas MLS access?
Or are you only showing me your own listings? This is the difference between a market search and a sales pitch.
Do you represent me, or the development?
An agent tied to one project cannot objectively tell you a competing community suits you better.
Who pays your commission?
You should hear "the seller does, customarily." If the answer is complicated, get it in writing.
Will you show me closed-sale comparables?
Not asking prices, actual closings. Asking prices tell you what sellers hope for; comparables tell you what buyers paid.
What are my total closing costs?
The honest answer is roughly 8% to 14%, not the "2% to 3%" some sites claim. Ask for it line by line.
Which Bahamian attorneys do you work with?
A good agent has vetted relationships and will introduce you. They should never be your only source of legal advice.
What's the catch with this property?
Every property has one. An agent who says "none" either doesn't know or won't say. Both are disqualifying.
"The commission comes from the seller, so a buyer who goes unrepresented saves nothing at all. They just remove the one person in the room whose job is to protect them. If you take nothing else from this page: get your own agent, verify their licence, and make them show you closed comps, not asking prices."
Residency through real estate: the current rules
This is where outdated websites do the most damage, so here are the figures as they actually stand in 2026:
- US$1,000,000 minimum qualifying investment for Economic Permanent Residence, raised from $750,000 on 1 January 2025
- $1,500,000+ may receive accelerated review
- The qualifying investment must be held for 10 years
- Residency is not citizenship, and carries no automatic right to work
- No personal income tax, capital gains tax, or inheritance tax
I coordinate the property purchase and the residency application as one process, alongside your attorney, rather than handing you off to a separate immigration firm halfway through. The full requirements, documents, costs, and timeline are in my 2026 Bahamas Residency Report, and annual ownership costs are broken down with a calculator in the 2026 property tax guide.
All islands, one advisor.
Nassau & Paradise Island
The deepest market and the widest range, from in-town homes to Ocean Club Estates, Lyford Cay, Old Fort Bay and Albany. Best services, schools and flights.
Exuma
World-famous water, boating and private-island opportunities. Finished inventory is scarce, so buyers often turn to land and build.
Eleuthera & Harbour Island
A slower pace, exceptional beaches, and boutique demand that competes with Nassau on waterfront pricing.
Abaco
Marinas, fishing, and rebuilding value, anchored at the luxury end by Baker's Bay on Great Guana Cay.
Not sure which fits? Compare the leading communities side by side, or take the free Bahamas Property Match.
Client reviews
This space is reserved for real, attributable client reviews, with a name, a location, and what I actually helped with. I'd rather show you nothing than show you invented praise, and unverifiable testimonials are exactly what you should be sceptical of on any agent's website, including mine. Ask me for references and I'll connect you with past clients directly.
Realtors in The Bahamas: FAQ
Do I need a realtor to buy property in The Bahamas?
Who pays the real estate agent's commission?
What does "BREA licensed" mean, and can I check it?
Can foreigners buy property in The Bahamas?
How do I qualify for permanent residency?
What questions should I ask before signing with an agent?
Who do I call to buy real estate in The Bahamas?
That's what I do. I'm Glenn Ferguson, a licensed Bahamas real estate agent and residency consultant, a Bahamas MLS member based in Nassau, with 24+ years guiding international buyers across all islands, and I coordinate the purchase and the residency application together. Message me on WhatsApp or call +1-242-395-8495.
Ask me the seven questions.
I'm a licensed Bahamas real estate agent and residency consultant, a member of BREA and The Bahamas MLS, with 24+ years across every island and full MLS access including off-market inventory. I'm not tied to any single development, so I can tell you honestly when a community I don't represent is the better fit for you.
Tell me your island, your budget, and your timeline, and I'll send you a curated shortlist with closed-sale comparables, a line-item cost projection, and an honest read on residency, before you fall in love with a view.
Sources & disclaimer
- Licensing & commissions: Bahamas Real Estate Association (breabahamas.com); Real Estate (Brokers and Salesmen) Act. Commission rates are customary guidance, not fixed by law, and are negotiable.
- Foreign ownership: International Persons Landholding Act, Government of The Bahamas.
- Residency: Bahamas Department of Immigration, Economic Permanent Residence ($1M minimum from 1 January 2025, $1.5M accelerated, 10-year hold).
- Property tax: Real Property Tax (Amendment) Act, 2026: foreign owner-occupied rate of 0.625% capped at $200,000, effective 1 July 2026.