Most real estate listings on The Bahamas Multiple Listing Service “MLS” tell you the basics; price, location, bedrooms, and a few attractive photos.
What they often do not tell you is what actually determines whether a property is a good deal, a bad deal, or a problem waiting to surface later.
Here are a few things buyers and investors should always know & keep in mind!
1. Pricing Is Shown on a ‘Gross’ Basis
In The Bahamas, most properties are advertised on what is referred to as a ‘gross’ price. Although the listed price does not represent the buyer’s true all-in cost. Although, the listed price does not represent the buyer’s true all-in cost.
In most transactions, the buyer is still responsible for:
- One-half of the applicable Transfer Tax,
- Their own legal fees,
- Due diligence costs such as surveys, appraisals, or inspections.
As a result, the final purchase price can be higher than the number shown in the listing.
2. Zoning Is Often Assumed, Not Confirmed
Listings may imply what a property can be used for, especially vacant land, or residential properties which have been historically used as commercial.
Residential, multi-family, or commercial potential is often described casually. In reality, zoning, approvals, and permitted uses may not align with those assumptions.
Before committing, zoning should be verified via town planning. What you plan to build, or operate from a property, and what is allowed are not always the same thing.
3. Square Footage Can Be Misleading
Not all square footage is equal.
Older homes, additions, enclosed patios, and unfinished spaces are sometimes included without clear distinction. Be sure to clarify this.
4. Title Quality / Survey
A listing will not tell you if:
- The title needs clarification,
- There are conveyance gaps or issues with the root of title,
- Boundary descriptions are outdated,
- Easements exist but are poorly or not documented, or there is an encroachment.
These issues are not necessarily deal breakers. That said, this is where having a good agent & attorney matters. Proper legal review & title search helps ensure you are purchasing a property with clean, marketable title and that any issues are identified early.
5. “Recently Renovated” Is a Broad Term
Renovation quality varies widely.
Cosmetic updates may look appealing, but they do not always address underlying structural, electrical, or plumbing concerns. Listings tend to highlight what is visible, not what was done properly behind the walls. This is why home inspections can be useful to verify that the ‘bones’ of the structure are in good condition.
Final Thoughts
A real estate listing is a starting point, not the full picture.
In The Bahamas especially, value is not always determined by details that rarely fit into a listing description. Asking the right questions early can save time, money, and frustration later.
If you are unsure what questions to ask, that is usually the right moment to ask for guidance... Please, feel free to reach out!
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W Christopher Sands