What costs do you pay when buying property in the Bahamas in 2026?

Since the VAT-on-conveyance regime replaced older stamp-duty framing for realty transfers, foreign buyers generally face a flat 10% tax on the consideration. Market custom in a “gross” sale splits that tax equally between buyer and seller, so the buyer’s share is often about 5%. In a “net” sale the buyer may cover the full 10%, the seller’s commission, and sometimes both sides’ legal fees. Put the split in the Agreement for Sale in writing.

Bahamas Bar Association scale guidance commonly cites about 2.5% of the price plus VAT on that fee for each side’s attorney, with higher percentages possible on unregistered land and negotiated discounts on large deals. Recording fees, appraisals, and Investments Board registration or permit fees for non-Bahamians add smaller lines. Real-estate commissions are customarily about 6% on improved property and about 10% on vacant land, usually paid by the seller but priced into the deal. If you borrow, lenders may charge appraisal costs and VAT on the mortgage amount at published rates. Keep a bank trail for all fees: Open a bank account.

Transactions commonly take a few months. You own when title and regulatory steps complete, not when a deposit leaves your account.

Condo and homeowner-association maintenance, club dues, and reserve calls sit beside the mortgage: Condominium fees. Hurricane insurance, shutters, and generator readiness are carrying costs, not optional décor: Hurricane season. Western Nassau golf and marina estates and quieter Freeport or Family Island homes carry different fee and freight stories: Living in Nassau and Where to live.

A registered habitable home can support a Home Owner Resident Permit application; buying alone still does not create unlimited work rights: Retiring in the Bahamas and Residence or work permit. If purchase is delayed, rent remains the default: How to rent a home.