Long Island is weird. I mean that in the best possible way. It’s about 80 miles long and barely four miles wide at its fattest point, sitting like a jagged needle in the Atlantic. Most people flying into the Bahamas get stuck in the gravity of Nassau or Exuma, but Long Island Bahamas real estate is a different beast entirely. It’s for the person who wants to actually own a piece of the topography rather than just a condo with a shared pool and a high HOA fee.
You’ve probably seen the photos of Dean’s Blue Hole. It’s the world’s second-deepest saltwater blue hole, and it’s right here. But buying property near a world-famous landmark isn't the same as buying a suburban plot in Florida.
There's a steep learning curve. Honestly, most people mess it up because they treat it like a standard transaction. It isn't. You're dealing with "Crown Land," generational "Generation Property" disputes, and a coastline that changes character every few miles.
The Brutal Truth About the Two Coasts
If you're looking at Long Island Bahamas real estate, you have to pick a side. Literally. The island has two distinct faces: the Caribbean side (the leeward side) and the Atlantic side (the windward side).
The west coast is where you find those postcard-perfect, turquoise shallows. It's calm. You can wade out for half a mile and still be at waist height. This is where most of the residential development sits, particularly around places like Stella Maris and Deadman's Cay. It’s predictable. It’s safe for a boat.
Then there’s the Atlantic side.
It’s moody. The cliffs are jagged "ironshore" limestone, and the waves are massive. You don’t buy here for a swimming beach; you buy here for the drama. You’re perched on a 100-foot bluff watching the ocean eat the rocks. Property prices on the Atlantic side can sometimes be lower because building on a cliff is a logistical nightmare, but the view? Nothing else compares.
Understanding the Market "Price Gap"
Prices here are all over the place. You can find a scrub-filled interior lot for $30,000, or you can drop $3 million on a beachfront estate in Cape Santa Maria.
Why the gap? Accessibility.
A lot of the "cheap" land you see listed online doesn't have utilities. Bringing power and water to a remote lot on an island that is 80 miles long is incredibly expensive. We’re talking five-figure sums just to get a pole dropped if you’re far from the main Queen’s Highway.
When you see a deal that looks too good to be true, it’s usually because the infrastructure isn't there yet.
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What You'll Actually Pay
- Beachfront lots: Expect to start at $250,000 and go up rapidly depending on the "sand quality."
- Hilltop views: These are the sweet spot. You get the breeze—which you need because of the heat—and views of both sides of the island. Usually $80,000 to $150,000.
- Turnkey homes: A decent 2-bedroom home starts around $350,000, but luxury villas at the northern tip can easily clear the $1.5 million mark.
The market is slow. It’s not like Miami. Properties can sit for two years. That’s not a red flag; it’s just the pace of the island. Sellers are often patient, and buyers are specific.
The "Generation Property" Trap
This is where things get messy. You might find a beautiful plot, talk to a guy who says he owns it, and agree on a price. Then, three cousins show up claiming they own a share.
In the Bahamas, "Generation Property" refers to land passed down without a clear, probated will. It belongs to the "heirs of [Name]." Buying this requires a massive amount of legal legwork to clear the title. If a realtor tells you a title is "in the works," be careful.
Always, always get a title search from a reputable Bahamian law firm. Firms like Higgs & Johnson or McKinney, Bancroft & Hughes are the heavy hitters, but there are local practitioners who know the Long Island dirt better than anyone. Don't skip this. A "quieting of titles" action can take years in the court system.
Building vs. Buying
Building your own home on Long Island is a test of character.
Everything—the cement, the rebar, the kitchen sink, the lightbulbs—comes in on a mail boat or a freight ship. If the boat is delayed by a storm, your construction project stops. You’ll pay a premium for materials. Tack on a 40% to 50% "island tax" in your head when estimating costs compared to the US mainland.
But there’s an upside.
The architecture here is shifting. We’re seeing more "hurricane-resilient" modular designs. People are moving away from heavy Mediterranean styles and toward sleek, elevated structures with massive cisterns. You need a cistern. Long Island doesn't have a central "city water" grid that covers every corner. Your roof is your water source.
The Residency Perk
Here’s the part that actually makes financial sense for some. If you spend more than $750,000 on Long Island Bahamas real estate, you are eligible for Accelerated Permanent Residency.
It doesn't guarantee it, but it puts you at the front of the line. For a lot of buyers from the US, Canada, or the UK, this is the main driver. It’s a way to get a "Plan B" while owning a piece of limestone in the sun.
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Logistics of the North vs. the South
The island is divided by more than just geography; it's divided by airports.
Deadman’s Cay (LGI) is the main hub in the south/central area. Stella Maris (SML) serves the north. If you buy a house near Clarence Town, don't plan on "popping up" to Cape Santa Maria for lunch every day. It’s a long, bumpy drive on the Queen's Highway.
Clarence Town is the crown jewel. It has the twin churches built by Father Jerome—one Anglican, one Catholic—dominating the skyline. The harbor there is one of the best in the country. If you’re a boater, this is the only place you should be looking. The marina facilities are solid, and you're close to the fishing grounds of the Atlantic.
The Surprising Reality of Island Taxes
The Bahamas has no income tax, no inheritance tax, and no capital gains tax.
But they get you at the door.
VAT (Value Added Tax) on real estate transactions is usually 10% for properties over $100,000. Usually, the buyer and seller split this 50/50, but in a buyer’s market, you can sometimes negotiate. Then there’s the annual Real Property Tax. For a foreign-owned property, the rates vary, but for the first $300,000 of value on an owner-occupied home, it’s actually 0%. That’s a huge win for retirees.
On the higher end, from $300,000 to $500,000, you're looking at 0.625%. It’s manageable. It’s certainly cheaper than property taxes in New Jersey or Ontario.
What Most People Get Wrong About Long Island
They think it's Nassau. It isn't.
There are no malls. There is no cinema. There are no high-end luxury car dealerships. If your car breaks down, you’re waiting for a part to arrive on the weekly boat.
Social life revolves around the "fry" (fish fries), regattas, and small bars like Max’s Conch Bar. If you need a high-octane social scene, you’ll hate it here. If you want to know your neighbors by name and have them bring you a bag of mangoes because their tree is overproducing, you’ll love it.
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Infrastructure and the "Future"
There’s constant talk about a new international airport. They've been talking about it for years.
Currently, you usually have to fly into Nassau and then take a puddle jumper like Southern Air or Bahamasair. This "friction" is exactly what keeps the prices lower than Exuma. The moment a direct flight from Miami or Fort Lauderdale lands on a regular basis, the "pioneer discount" on real estate will vanish.
Is it a gamble? Sorta. But the government has been making noise about the Deadman's Cay airport expansion for a while now. Even without it, the island is seeing a slow, steady influx of "digital nomads" who realize the internet (thanks to Starlink) is now actually better on a remote Bahamian beach than it is in some parts of rural America.
Actionable Steps for the Serious Buyer
If you’re actually ready to move beyond browsing listings, here is how you do it without losing your shirt.
First, rent for a month. Don't stay at a resort. Rent an Airbnb in a settlement like Salt Pond or Simms. See if you can handle the "quiet." See if you mind the fact that the grocery store might be out of fresh milk for three days.
Second, hire a local surveyor. Property lines in the Bahamas are notorious for being "fluid" in the minds of neighbors. You need a modern survey with GPS coordinates.
Third, check the "High Water Mark." In the Bahamas, the land below the high water mark belongs to the government (the Crown). If you’re buying beachfront, you need to know exactly where that line is so you don't build a deck that the ocean will legally claim (or physically destroy) in five years.
Fourth, open a Bahamian bank account early. The Central Bank of the Bahamas has strict "Know Your Customer" (KYC) rules. It takes time. You can’t just wire a million dollars tomorrow and expect it to clear without a mountain of paperwork.
Lastly, embrace the "Soon" culture. Things happen on "island time." Your closing will take longer than 30 days. Your contractor will be late. The sun will still set over the Thompson Bay harbor, and it will still be the most beautiful thing you’ve ever seen. If you can’t handle the delay, the island isn't for you. But if you can, you’re looking at one of the last places in the Caribbean where you can still afford a view of the edge of the world.