Aerial Exuma Cays Chain
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The Exumas · 365 Islands · One Extraordinary Destination
Where the Atlantic
Meets Eternity
Stretching 130 miles from George Town to Ship Channel Cay, the Exumas are the most breathtaking island chain in the Caribbean — wild, pristine, and yours to explore.
The Exuma Experience
130 Miles of Paradise
The Exumas form one of the world's most extraordinary island chains — 365 cays and islands stretching south from Ship Channel Cay bordered on the west by the turquoise shallow sea known as the Great Bahama Bank and on the east by the deep indigo blue waters known as the Exuma Sound. No two islands are alike, yet all share the same jaw-dropping clarity of water, the same unhurried rhythm of life, and the same ineffable sense that you have found the edge of the known world.
From the bustling hub of George Town on Great Exuma to the complete solitude of a private cay accessible only by sea, Exuma offers a spectrum of experiences unmatched in the Bahamas. Boaters, divers, anglers, nature lovers, and those simply seeking beauty beyond imagination all converge here — and none leave unchanged.
Berkshire Hathaway HomeServices Bahamas specializes in Exuma real estate across every area — from Great and Little Exuma to the most remote cays. Whether you seek a primary residence, a vacation retreat, a boutique resort, your own private island, or a smart short-term rental investment, we know this chain intimately.
"The Exumas are not merely beautiful — they are the definition of beauty itself."Boaters World — The 10 Best Cruising Grounds on Earth
"The Exumas are the most beautiful place from space."Scott Kelly — NASA Astronaut, who observed Earth from the International Space Station for nearly a year
The Heart of Exuma
Great Exuma & Little Exuma
The twin anchors of the Exuma chain — connected by a bridge, separated by character — together forming the most accessible and full-service destination in the islands.
Great Exuma by the numbers
Little Exuma Highlights
Tropic of Cancer Beach — an exact astronomical landmark and one of the Bahamas' most pristine stretches of sand
The Cut — a natural lazy river flowing through Moriah Harbour Cay National Park. Fed by the tides and flanked by pristine mangroves, it is simply the most beautiful lazy river on the planet
Forbes Hill settlement — historic Bahamian village character with stunning coastal views
Spectacular lots and beachfront homes — some of the highest value-per-dollar real estate in the Bahamas
Salt Pond lagoon — calm water ideal for families, kayaking, paddleboarding
A Sea Unto Itself
The Exuma Sound
Stretching 130 miles long and reaching depths of over 6,600 feet, the Exuma Sound is one of the most dramatic bodies of water in the Atlantic. On the eastern edge of the cays, the seabed plunges almost vertically from shallow coral reef to ocean abyss — a phenomenon that makes for extraordinary diving, world-class deep-water fishing, and some of the most visually arresting water colours on the planet.
The Sound's deep blue — a near-cobalt in full sun — sets the colour backdrop that makes the Exuma Cays so visually extraordinary. Sailing or motoring along its western edge, with the translucent Bahama Bank shallows to port and this deep dark sea to starboard, is an experience boat captains describe as genuinely life-altering.
For anglers, the Sound's walls produce mahi-mahi, wahoo, blue marlin, white marlin, and tuna within minutes of leaving the dock. It is among the most fertile big-game fishing grounds in the western Atlantic.
The Ancient Plateau
The Great Bahama Bank
To the west and south of the Exumas lies one of the natural wonders of the ocean world — the Great Bahama Bank, an enormous limestone plateau that has been forming for hundreds of millions of years. In many places less than ten feet deep across hundreds of square miles, its water achieves a clarity and colour — from palest mint to neon aqua — that astonishes even seasoned sailors.
Cruising across the Bank on a clear day, you can see the sandy bottom 15 feet below as clearly as if the water weren't there at all. Schools of bonefish scatter in your wake. Stingrays glide beneath the hull. Bottlenose dolphins leap in front of your bow. The silence is total except for the hum of engines and the eternal wind.
The Bank's calm, protected waters make it the preferred route for cruisers heading south to the Dominican Republic, Cuba, and beyond — with the Exumas serving as the perfect jumping-off point for extended blue-water passages.
The Exuma Experience
007 Natural Wonders
A nod to the James Bond films shot in these waters — the Exumas harbour seven natural and wildlife experiences found nowhere else on earth. These are not tourist attractions. They are encounters with wild nature that happen to be accessible by boat.
Thunderball Grotto
A hollow rocky islet just 2 minutes by dinghy from Staniel Cay whose sea-carved interior became one of cinema's most iconic locations — the setting for James Bond's Thunderball (1965) and Never Say Never Again (1983). Snorkellers swim through a low underwater arch at low tide to surface inside a cathedral of light, illuminated by shafts of turquoise and gold filtering through holes in the ceiling above. Hundreds of reef fish swarm in the shafts of colour. No photograph does it justice.
The Swimming Pigs
Big Major's Cay — known the world over as Pig Beach — is one of the most photographed places in the Caribbean. A free-roaming colony of pigs has claimed this uninhabited island as their own, swimming confidently out to greet visiting boats in the hope of an apple or a scratch behind the ears. They are the Exumas' most beloved residents. No visit to the chain is complete without meeting them.
Allans Cay Iguanas
At the northern gateway to the Exuma chain, Allans Cay is the domain of the endangered Bahamian rock iguana — a prehistoric-looking reptile that scrambles confidently down the beach to greet arriving boats. Their ancient, armoured forms against the white sand and jewel-blue water create a scene unlike anything else in the Caribbean. This is one of the finest wild animal encounters in the Atlantic world.
Compass Cay Nurse Sharks
The crystal-clear shallows around Compass Cay's private marina host a permanent community of docile nurse sharks that visitors can wade with in knee-deep water. As many as a dozen of these gentle bottom-dwellers glide between your legs daily, entirely unbothered by human presence. It is an extraordinarily intimate wildlife encounter — and proof that the Exumas operate by different rules than anywhere else.
Shroud Cay & The Washing Machine
Deep inside the Exuma Cays Land & Sea Park, Shroud Cay conceals a maze of mangrove creeks and tidal flats that open onto a hilltop panorama that stops even experienced sailors in their tracks. Its signature wonder — "The Washing Machine" — is a tidal surge channel that spins swimmers in lazy, laughing circles through water so clear it barely seems real. A hilltop above the channel offers one of the finest views anywhere in the Bahamas.
Exuma Land & Sea Park
Established in 1958 — the world's first land and sea park — this 176-square-mile sanctuary is the Exumas at their most primordial. No fishing. No development. No harvesting of any kind. The result is an underwater world of staggering abundance: coral reefs at maximum density, Nassau grouper growing to sizes impossible outside protected waters, sea turtles nesting undisturbed. Anchoring here at sunset, with silence all around and not another boat in sight, is a genuinely transformative experience.
Staniel Cay
The social and geographic heart of the Exuma Cays — and the most celebrated address in the island chain. The Staniel Cay Yacht Club, founded in 1956, has welcomed James Bond film crews, heads of state, round-the-world sailors, and generations of Bahamian families. It sits at the perfect midpoint of the chain: swimming pigs two minutes north, Thunderball Grotto two minutes south, the Exuma Land & Sea Park twenty minutes ahead. The Exumas' most coveted real estate address.
World's First Marine Preserve
Exuma Cays Land
& Sea Park
Founded in 1958 — making it the very first marine protected area in the Caribbean — the Exuma Cays Land & Sea Park is 176 square miles of ocean and island preserved forever from development and fishing. It is managed by The Bahamas National Trust and patrols by park wardens ensure its remarkable ecological health is maintained.
Within its boundaries, coral reefs reach a density and vitality rarely seen elsewhere in the Caribbean. Nassau grouper grow to enormous sizes here. Sea turtles nest undisturbed on its beaches. The park's no-take zone has created what marine biologists describe as a "population source" that seeds the surrounding fisheries for miles in every direction.
For boaters anchoring within the park, the experience is profound: absolute silence save wind and water, uninhabited cays that look as they have for millennia, and underwater worlds of staggering beauty accessible to any snorkeller.
in the Caribbean
Legendary Addresses
The Exuma Cays
Each cay in the Exuma chain has its own character, its own community, and its own claim to extraordinary. Three stand above all others as real estate destinations with genuine cachet.
Mile 76 of the Chain
Staniel Cay
There are places that become legends, and Staniel Cay is one of them. The Staniel Cay Yacht Club — founded in 1956 — has welcomed everyone from James Bond film crews and heads of state to round-the-world solo sailors and generations of Bahamian families. It remains the definitive island yacht club experience.
The cay itself sits at the perfect geographic midpoint of the Exuma chain, placing it within easy day-trip reach of the swimming pigs at Big Major's Spot (a five-minute boat ride), Thunderball Grotto (ten minutes), Compass Cay nurse sharks (twenty minutes north), and the southern boundary of the Land & Sea Park.
Real estate on Staniel Cay and the surrounding private cays is among the most sought-after in the entire Bahamas. A small number of turnkey homes, lots, and — very occasionally — entire private cays come to market each year. Demand consistently outpaces supply.
The Infamous & the Beautiful
Normans Cay
Normans Cay is perhaps the most storied island in the Bahamas. In the 1970s and early 1980s it was occupied by Colombian drug lord Carlos Lehder as a private transshipment point for cocaine — residents were driven off, an airstrip was built, and the cay effectively became a sovereign narco-state. The notorious chapter ended with Lehder's arrest in 1987.
Today, Normans Cay has been reborn as one of the most hauntingly beautiful private addresses in the Exumas. MacDuff's Beach Restaurant sits on the shore drawing visitors from throughout the chain; the old airstrip has been extended to 3,000 feet allowing private jets to land, and the marina has been expanded to accommodate 37 vessels up to 204 feet in length. The rusting hulk of Lehder's Curtiss C-46 cargo plane sits in 15 feet of crystal-clear water just off the beach — now a spectacular snorkelling site teeming with fish and draped in coral.
A handful of private homes, cottages, and exclusive lots offer extraordinary seclusion on an island whose notoriety has only enhanced its mystique. The snorkelling and diving around the wreck and along Normans' pristine reefs are world-class.
Northern Gateway to the Chain
Highbourne Cay
The northernmost of the major Exuma Cays and the first destination encountered by boaters arriving from Nassau — just 47 miles to the northwest — Highbourne Cay serves as both a world-class marina and a genuine community of like-minded individuals who have chosen island life with amenities.
The private, members-oriented nature of Highbourne means its 80+ lots and homes are occupied by owners who genuinely value privacy, natural beauty, and a connected boating lifestyle. The marina's facilities are exceptional — full fuel, provisioning, and repair services that make it the preferred first and last stop for hundreds of cruising vessels each season.
Highbourne's beaches — particularly Leaf Cay to the south, with its own iguana colony — are among the finest in the northern cays. Highbourne also boasts the most picturesque fish cleaning station in the Caribbean: resident nurse sharks and reef sharks gather beneath the dock to intercept discarded fish carcasses from returning anglers, creating a daily spectacle of underwater activity that draws a crowd every afternoon.
Real estate here offers extraordinary value compared to better-known addresses in the southern chain, with the same pristine environment and arguably better accessibility.
World-Class Offshore Fishing
Exuma Blue Water and Flats Fishing
Few fishing destinations in the world match the Exumas for sheer variety and accessibility. The Exuma Sound's dramatic underwater walls — where the seabed drops from 20 feet to 6,000 feet in a matter of miles — concentrate pelagic game fish in extraordinary numbers just minutes from the dock.
Mahi mahi — dense schools congregating at the Exuma Sound's colour changes and current edges — is one of the open secrets of Caribbean fishing. Captains running the Sound's edges in spring and summer routinely encounter schools of hundreds of fish, with action so fast it becomes almost overwhelming.
Blue Marlin & White Marlin frequent the Sound's deeper waters from May through September, with fish of 400+ lbs not unusual. Wahoo school along the walls year-round, and yellowfin tuna appear in numbers during the winter months.
The Exuma Bank's shallow, protected flats offer a completely different experience — world-class bonefishing, permit, and tarpon in water so clear the fish are visible at casting distance. Both sight-fishing guides and offshore charter captains operate out of George Town and Staniel Cay year-round.
Marine Infrastructure
Marinas & Fuel Stops
The Exuma chain is well-served by marinas and fuel stops for the cruising yachtsman, though planning ahead is essential on the more remote northern cays. Here is a complete guide to marine services from Highbourne to George Town.
The premier full-service marina at the northern gateway to the Exuma chain. Transient and permanent slips for vessels to 200 ft, excellent provisioning, laundry, and a well-stocked marine store. First fuel stop southbound from Nassau.
A beloved stop best known for its resident nurse sharks, which congregate at the dock and can be hand-fed in knee-deep water. Small, intimate marina with a loyal following. Fuel, ice, and basic provisions available.
The legendary social heart of the Exuma Cays since 1956. Full marina services, the chain's finest restaurant and bar, cottages, fuel, and a location adjacent to the swimming pigs, Thunderball Grotto, and Exuma Land & Sea Park.
A friendly, authentic Bahamian stop beloved by cruisers for its warmth and genuine Out Island character. Basic marina services, a small restaurant, and fuel. The annual "First Friday in February" festival here is a chain-wide institution.
The main commercial fuel dock in George Town, serving the cruising fleet that winters in Elizabeth Harbour. Diesel, gasoline, water, and provisions nearby. Walking distance to George Town's restaurants, banks, and shops.
The Sandals Emerald Bay resort marina offers full-service slips adjacent to a world-class golf course and resort amenities. Large vessels welcome. One of the most attractive marina settings in the southern Bahamas.
Eastern Edge
Exuma Sound
6,600 feet deep. Pelagic game fish. Some of the most dramatic wall diving in the Atlantic. The deep, dark counterpart to the Bank's pale transparency.
Western Edge
Great Bahama Bank
Hundreds of miles of less-than-10-foot-deep, glass-clear water. Bonefish, stingrays, and a pale aqua that photographers describe as impossible to capture.
A Who's Who of Private Island Owners
The Exumas' Famous Neighbours
The Exumas have become the world's most prestigious private island address. The roster of celebrity and ultra-high-net-worth owners reads like a cultural hall of fame — drawn here by the same thing that draws everyone: a beauty so extreme it borders on the unreal.
The actor purchased this 45-acre private paradise featuring five individual beaches and complete seclusion. At its peak the property was estimated at over $3.6M. Depp has described the island as his sanctuary — "the one place on earth where I feel completely free."
Country music royalty chose the Exumas for their private island escape. Bell's Cay — a pristine, undeveloped cay in the heart of the chain — offers the couple complete privacy and a connection to the raw, untouched beauty that defines the Exumas at their finest.
The legendary illusionist owns not one but twelve Exuma cays — Musha Cay and eleven surrounding islands — totalling over 700 acres of private ocean paradise. His Musha Cay resort, available for exclusive charter at $37,500+ per night for the entire island, is considered one of the world's finest private island experiences.
The filmmaker and media mogul has established a significant presence in the Exumas, joining a growing community of cultural icons who have discovered that the chain offers something that cannot be found anywhere else: absolute wild beauty on a scale that humbles even the most well-travelled.
The Academy Award–winning actor famously owned a private island in the Exumas during his celebrated career. His tenure here exemplifies the chain's unique appeal: even among the world's great island destinations, the Exumas occupy a singular position as the ultimate in natural splendour.
The legendary actor and pilot — who famously keeps his own Boeing 707 and Gulfstream — found in the Exumas the perfect union of his two great passions: the freedom of flight and the solitude of the sea. His Exuma presence adds another chapter to the island chain's extraordinary celebrity story.
The comedy icon and entertainment legend chose the Exumas for the same reason as so many before him: no place on earth delivers this combination of absolute privacy, raw natural beauty, and proximity to the United States. The Exumas have quietly become the preferred retreat of Hollywood's most recognisable names.
The world's most prominent luxury connoisseur — chairman of LVMH and the owner of some of the finest properties on earth — has recognised in the Exumas what discerning collectors always recognise: that true rarity commands a premium that no amount of development can replicate. His Exuma holding is among the chain's most significant.
The spiritual leader of the Ismaili Muslims and one of the world's great patrons of architecture, culture, and the environment has long been drawn to extraordinary natural places. His presence in the Exumas is a testament to the chain's position at the very pinnacle of the world's finest island destinations.
Jeff Bezos, Lenny Kravitz, Robert De Niro, and a discreet roster of tech founders, finance leaders, and royal families have quietly established roots in the Exumas. The chain has become the world's most coveted private island address — with finite supply ensuring that early owners hold irreplaceable assets.
MLS Sales Record · Private Cays & Islands
Notable Island Sales
The Exuma Cays have produced some of the most remarkable private island transactions ever recorded in the Bahamas MLS. These landmark sales demonstrate both the extraordinary depth of demand and the dramatic appreciation the market has delivered.
*Photos courtesy of the Bahamas MLS.
Currently Available
Active Private Island Listings
Current active private cay offerings include Leaf Cay at $15,900,000 (6 BR / 7 BA, 7,250 sq ft), Davy Cay at $5,343,000 (20-acre unspoiled cay), Roberts Cay at $5,250,000, Gold Ring Cay at $4,620,000, Sanctuary Cay at $2,500,000, Big Bullard Cay at $1,500,000 (97 acres), and Mini Cay at $500,000. Contact us for full details and to arrange private viewings.
Planned & Established Communities
Major Developments
While much of the Exumas remains blessedly undeveloped, a number of thoughtfully planned resort and residential communities provide the infrastructure, amenities, and turnkey convenience that many buyers seek. These developments represent the most accessible entry points into Exuma real estate — and several have delivered exceptional appreciation.
Emerald Bay · Great Exuma
Grand Isle Resort
& Residences
The landmark Emerald Bay development adjacent to the Sandals resort features world-class villas and penthouse residences with resort amenities, championship golf, and marina access. Units have appreciated from ~$400K at launch to over $1.2M+ for premium configurations — a track record that speaks for itself.
February Point · George Town
February Point
Resort Estates
A gated resort community on Elizabeth Harbour with deep-water marina access and an extraordinary collection of bespoke estates. Homes here have traded from $300K (2015) to over $2.1M (2024) — a 600%+ appreciation run fuelled by world-class water views and unmatched community living.
Moss Town · Great Exuma
Palmetto Bay
Resort
An intimate boutique luxury resort on Great Exuma's northern shore, Palmetto Bay has established itself as one of the finest addresses on the island. Completed 2021, multiple villas have transacted between $2.95M–$3.1M within 18 months — rare velocity for Great Exuma's premium segment.
Hooper's Bay · Great Exuma
Hooper's Bay
Residences
The newest addition to Great Exuma's residential landscape — a phased development of modern condominiums and townhomes delivering in 2026. With units ranging from studio to 3-bedroom and pricing from $332K to $1.68M, Hooper's Bay offers the most accessible new construction entry point in the Exumas. Prime for STR income.
George Town · Elizabeth Harbour
Palm Bay
Beach Club
A boutique beachfront community on Elizabeth Harbour offering villa residences and suites with resort amenities. One of the most affordable and immediately rentable options in the Exumas, units have transacted consistently between $145K–$995K depending on size and view — an excellent STR performer with a proven track record dating to 2005.
Farmer's Hill & Jimmy Hill
Jimmy Hill &
Blu Wakes
The Jimmy Hill and Farmer's Hill corridor has emerged as one of Exuma's most dynamic luxury residential zones — a remarkable stretch of Exuma Sound frontage between George Town and the Cays. New developments including Blu Wakes (2025) offer brand-new 5-bedroom luxury villas from $5.35M, while the broader area provides beachfront estate lots and custom build opportunities.
Short-Term Rental Investment
The Exuma Opportunity
The Exumas represent one of the most compelling short-term rental investment opportunities in the Caribbean — combining extraordinary natural desirability, limited supply, strong demand from high-net-worth visitors, and one of the most favourable tax environments in the world.
With no income tax, no capital gains tax, and no inheritance tax in The Bahamas, the financial picture for foreign investors is extraordinarily clean. Add world-class rental yields and an asset base that continues to appreciate, and the case for Exuma investment becomes compelling.
Vacation Home Rental
Well-appointed homes and cottages in Great Exuma, Staniel Cay, and the northern cays command premium nightly rates from quality platforms including VRBO, Airbnb, and specialist luxury villa companies. The Exumas attract high-spending visitors who book early and stay longer than typical Caribbean destinations.
avg nightly rate
peak season
Boating & Charter Base
Properties with private dockage or proximity to Staniel Cay, Highbourne, or George Town marinas can be positioned as charter bases — renting both the house and a boat as a combined experience. This strategy commands significant premiums and attracts the most affluent clientele in the market.
for dock-and-boat
rental packages
Private Island & Cay
The pinnacle of Exuma investment — a private cay or island, developed with a boutique villa or small resort, and marketed as an exclusive buyout experience. Demand for true private island experiences from UHNWIs, celebrities, and corporates has never been higher, and supply in the Exumas is finite and irreplaceable.
per night
private island buyout
Tax Advantages & Returns
The Bahamas levies no income tax, no capital gains tax, no inheritance tax, and no withholding tax on rental income for non-resident owners. A 10% VAT on short-term rentals (under 21 days) is collected from guests. Property ownership of $1,000,000 or more qualifies for Bahamian Permanent Residency, with $1,500,000+ qualifying for expedited processing of your Permanent Residency application.
& inheritance tax
in The Bahamas
Accessibility Premium
George Town's Exuma International Airport (GGT) receives direct service from multiple US cities, while Staniel Cay's airstrip is served by charter aircraft from Nassau, Fort Lauderdale, and beyond. The Exumas' accessibility — just over an hour from Miami — commands a premium over more remote Caribbean island chains that require multiple connections.
to George Town
direct flight
Scarcity & Appreciation
The Exuma Land & Sea Park protects 176 square miles from development permanently. The total buildable land on the private cays is finite. As awareness of the Exumas has grown — accelerated by social media and the global profile of the swimming pigs — demand for real estate has outpaced supply significantly. Early buyers in this market have seen substantial appreciation.
growing global demand
strong appreciation trend
Market Intelligence · Exuma Real Estate
Price Appreciation & Trends
The Exuma market has delivered exceptional appreciation across all segments since 2015 — with the post-pandemic period (2020–2024) producing the most dramatic gains in the chain's recorded sales history. The following data is derived from Bahamas MLS closed transactions, filtered to exclude unserviced subdivision lots under $50,000 that do not reflect true market value.
Key drivers of Exuma's sustained appreciation: the global profile of the swimming pigs and Thunderball Grotto, direct US flight access, finite land supply (176 sq mi protected forever), and the arrival of ultra-high-net-worth buyers who have validated the chain as a world-class private island destination.
Island Sale
Performing Properties
Price (all data)
on Record
Appreciation by Segment · MLS Data
Price per acre: ~$51K (Children's Bay Cay, 2013) → ~$212K (Cave Cay, 2022) · 315% appreciation over 9 years · Saddleback Cay $18.5M (Jun 2026)
Staniel Cay properties: $550K (2021) → $1.2M+ (2021–23) · Narikela pending at $10.5M
February Point: $300K (2015) → $2.1M+ (2024) · Pink Coral Point: $6.55M (2025)
Grand Isle: ~$400K (2015) → $1.25M+ (2023) · Grand Penthouse: $1.6M (2021, listed $3.45M)
Beachfront lots that traded $50K–$100K pre-2018 now achieving $150K–$295K regularly
Emerging luxury corridor: Casa del Mar ($1.25M, 2025) · Blu Wakes ($5.35M+, 2025 new build)
Source: Bahamas MLS closed transactions. All data excludes unserviced subdivision lots under $50,000 (Bahama Sound and similar). Past performance does not guarantee future results.
Live Inventory · Exuma & Exuma Cays
Browse Current Listings
Our Exuma inventory is updated in real time on BHHSB.com. Browse by category below — from private islands and luxury homes to condos, land, and every property in between. Contact our Exuma specialists directly for off-market and exclusive opportunities.
Buyer's Guide · Exuma Real Estate
Frequently Asked Questions
Everything you need to know about buying property in Exuma — from private islands to resort residences, foreign ownership rules to the best neighborhoods.
How much does real estate cost in Exuma, Bahamas?
Exuma real estate spans a wide range. Beachfront lots start around $150,000–$295,000. Resort residences (Grand Isle, Palm Bay) range from $400,000 to $1.6M. Luxury estates typically trade between $1.5M and $7M. Private islands and cays range from $500,000 for a raw undeveloped cay up to $55 million — the price achieved by Cave Cay in December 2022, the highest recorded private island sale in Exuma history.
The MLS median sale price across all recorded Exuma transactions is approximately $195,000 — though this is weighted by smaller lot sales. Meaningful residential and island transactions typically start at $500,000 and above.
Can Americans — or other foreign nationals — buy real estate in the Bahamas?
Yes. The Bahamas welcomes foreign buyers with no restrictions on foreign ownership of real estate. Americans, Canadians, and Europeans purchase freely. The process involves:
- Registration with the Bahamas Investment Authority for properties over 5 acres
- A one-time stamp duty (typically 2.5%–10% based on purchase price)
- Annual real property tax (very low by US standards — capped at $60,000)
Critically, the Bahamas has no capital gains tax, no inheritance tax, and no income tax. This makes Exuma one of the most tax-efficient real estate markets for US and international buyers in the entire Caribbean.
Where exactly are the swimming pigs in Exuma?
The famous swimming pigs live at Big Major Cay (also known as Pig Beach or Pig Island) in the Exuma Cays — approximately 80 miles north of George Town by boat, just adjacent to Staniel Cay. The pigs swim directly out to visiting boats in the sheltered western cove of the island.
The most popular base for visiting is Staniel Cay Yacht Club, which offers moorings, fuel, and a restaurant. The pigs are not located in Great Exuma — they are specifically in the Exuma Cays, requiring a boat or floatplane from George Town.
What celebrities own private islands in the Exuma Cays?
The Exuma Cays have long attracted the world's most notable private island buyers:
- Johnny Depp — Little Hall's Pond Cay, 45 acres with 5 private beaches
- Faith Hill & Tim McGraw — Bell's Cay
- David Copperfield — Musha Cay and 11 surrounding islands (~700 acres total), operated as an ultra-luxury private resort
- Tyler Perry — purchased an Exuma cay in 2022
- Nicolas Cage — reported owner of an Exuma private island
- Jeff Bezos, Lenny Kravitz, Robert De Niro — all linked to recent Exuma acquisitions
The concentration of ultra-high-net-worth buyers has significantly validated Exuma's private island market and contributed to its dramatic appreciation over the past decade.
How do you get to Exuma from the United States?
By air: Exuma International Airport (GGT) in George Town receives direct non-stop flights from Miami (35 minutes), Fort Lauderdale, Atlanta, Charlotte, and Toronto, served by American Airlines, Bahamasair, and charter carriers. It is one of the most accessible Out Island destinations in the Bahamas.
The Exuma Cays (Staniel Cay, Normans Cay, Highbourne Cay) are best reached by private aircraft to their respective airstrips, or by boat from George Town. Staniel Cay has a paved airstrip for light aircraft.
By sea: Exuma is approximately 12–18 hours under power from South Florida, making it a premier destination for the cruising fleet each winter season.
What is the Exuma Cays Land and Sea Park?
The Exuma Cays Land and Sea Park is the first land and sea park in the world, established in 1958 and managed by the Bahamas National Trust. It covers 176 square miles of ocean, cays, and marine habitat in the northern Exuma Cays, stretching from Wax Cay Cut to Conch Cut.
The Park is a strict no-take zone — no fishing, no hunting, no shell or coral collecting of any kind. As a result, its reefs and marine life are among the healthiest and most pristine in the entire Atlantic. No private development is permitted within Park boundaries, permanently protecting the surrounding area from supply expansion — a significant factor in the value of nearby properties.
What is Thunderball Grotto and where is it?
Thunderball Grotto is a natural sea cave carved into a small rocky islet beside Staniel Cay in the central Exuma Cays. It was the filming location for the James Bond films Thunderball (1965) and Never Say Never Again (1983), and Splash (1984).
The grotto is entered by swimming through an underwater arch at low tide, opening into a stunning cavern lit by natural shafts of light from holes in the ceiling. The interior is densely populated with reef fish. It is a short dinghy ride from Staniel Cay Yacht Club and is one of the Bahamas' most iconic snorkeling experiences.
Is Exuma a good investment? What is the appreciation track record?
Exuma has delivered some of the strongest real estate appreciation in the Caribbean, particularly in the post-pandemic period:
- Private islands: 315%+ appreciation on a price-per-acre basis — ~$51K/acre (Children's Bay Cay, 2013) rising to ~$212K/acre (Cave Cay, 2022); Saddleback Cay $18.5M (2026)
- February Point estates: $300K (2015) → $2.1M+ (2024) — approximately 600% in 9 years
- Grand Isle villas: ~$400K (2015) → $1.25M+ (2023) — 200%+ appreciation
- Little Exuma beachfront lots: $50K–$100K (pre-2018) → $150K–$295K (2024)
Three structural factors protect and drive continued appreciation: finite land supply (the Park permanently limits new supply in the northern chain), zero tax environment, and Exuma's growing global viral profile as a bucket-list destination.
What marinas are in Exuma for boaters and yacht owners?
- Highbourne Cay Marina — 35 slips, full fuel dock, well-maintained; northernmost full-service marina in the Exumas
- Compass Cay Marina — intimate, famous nurse shark encounters, fuel available
- Staniel Cay Yacht Club — the Exumas' legendary social hub; moorings, fuel, restaurant, adjacent to Thunderball Grotto and the swimming pigs
- Exuma Yacht Club, George Town — 20 slips, fuel, pool; primary hub for Elizabeth Harbour
- Emerald Bay Marina at Grand Isle — full-service resort marina, George Town area
For extended cruising, the Exuma Cays offer some of the finest anchorages in the world — Cambridge Cay, Warderick Wells, and Norman's Cay are perennial favorites.
What are the best short-term rental investment areas in Exuma?
The strongest STR markets in Exuma are driven by proximity to the Exumas' most iconic attractions and established hospitality infrastructure:
- Staniel Cay — peak demand; guests pay premiums to be within dinghy distance of the swimming pigs and Thunderball Grotto
- Grand Isle / Emerald Bay — managed villa program with Sandals golf, beach club, spa; strong occupancy year-round
- Palm Bay Beach Club, George Town — proven performer on Elizabeth Harbour with consistent rental history
- February Point — gated, private marina, strong rental demand from boating clientele
- Hooper's Bay (new 2026) — entry-level STR investment in a modern new build from $332,100
Begin Your Exuma Journey
Find Your Island
Whether you're dreaming of a Great Exuma beachfront home, a Staniel Cay cottage, a private cay investment, or simply the best short-term rental yields in the Caribbean, our Exuma specialists are ready to guide you. No obligation. No pressure. Just expert, local knowledge.