I'm Glenn Ferguson — a BREA-licensed Bahamas real estate agent, WPIC-certified wedding planner, and licensed Bahamas marriage officer with 24+ years on these islands and 200+ ceremonies performed. Below are direct, straight-from-experience answers to the 25 questions I get asked most, covering buying property, getting married here, and relocating to The Bahamas.
BREA
Bahamas Real Estate Assoc.
BMLS
Bahamas Multiple Listing Service
Most real estate and wedding sites bury the useful information. This page does the opposite.
Whether you're buying a condo, eloping on Cable Beach, planning a full destination wedding at a private villa, or exploring residency through investment, the questions below are the ones clients actually call me about. Each answer is short enough to scan, detailed enough to act on, and linked to a deeper guide when you want more.
If you don't see your question, ask it directly at the bottom of the page — or text me on WhatsApp. I answer personally.
Buying property in The Bahamas is approachable for foreigners — but the difference between a smart purchase and an expensive mistake usually comes down to local knowledge. These are the questions I answer every week.
Yes. Non-Bahamians can purchase property in The Bahamas, including condos, single-family homes, and many investment properties. For properties on five acres or larger (or for commercial development), registration under the International Persons Landholding Act is typically required.
For the majority of buyers — a condo, villa, or standard residential lot under two acres — no government permit is required and you have the same ownership rights as a Bahamian citizen under the International Persons Landholding Act (IPLA) of 1994. What matters is structuring the purchase around your actual goals: lifestyle use, rental income, long-term appreciation, or residency planning. In 24+ years of guiding buyers from more than 40 countries through this process, the difference between a smooth close and an expensive lesson almost always comes down to ownership structure, title work, and intended use — I walk clients through all three before they ever sign an offer.
Full guide: foreigners buying propertyIt depends on your objective. For prestige and lifestyle, Paradise Island, Lyford Cay, Old Fort Bay, and Albany stand out. For convenience, walkability, and rental demand, Cable Beach and western New Providence are often the strongest options.
If you were sitting in my office, I'd ask you three questions before recommending a neighborhood: how will you actually use it, how much privacy do you want, and do you want personal enjoyment, rental income, or both? A family who visits six weeks a year belongs in a very different community than an investor running a short-term rental portfolio. Matching the buyer to the area is the single biggest driver of satisfaction.
See the best areas in NassauIt can be — but only when the building, location, and rental flexibility support both lifestyle enjoyment and resale. The right condo can deliver strong rental yield and long-term appreciation; the wrong one locks up capital in a unit nobody wants.
Before I recommend any condo as an investment, I look at HOA fees, short-term rental rules, building management quality, developer track record, insurance costs, and real-world occupancy data for the area. A beautiful unit in a building that restricts rentals is a lifestyle purchase, not an investment. I make sure clients know which one they're actually buying.
Browse Bahamas condosIn many cases, yes — but only if the location, building rules, VAT registration, and operating structure all align. Short-term rentals in The Bahamas are subject to VAT and local compliance requirements, so ignoring the rules is not a strategy.
The biggest mistake buyers make is falling in love with the view and ignoring the numbers. I've seen owners assume 80% occupancy on a property that realistically runs at 45%, and budget nothing for management, cleaning, insurance, maintenance, and channel fees. A property should work on paper before it works on Instagram — and that's the math I help clients run before closing.
Bahamas property tax & VAT guideForeign buyers should budget roughly 8–11% of the purchase price in buyer-side closing costs. The largest line item is the 10% flat VAT on conveyance, customarily split 50/50 between buyer and seller in a gross sale — making your effective share about 5%. On top of that, you'll have attorney fees (typically 2.5% plus 10% VAT on the fee), recording fees, and Investments Board registration where applicable.
The 10% conveyance VAT is a flat rate that replaced the old graduated stamp duty structure, so a $1M Nassau condo carries $100,000 in conveyance VAT — $50,000 on your side in a standard gross sale. Buyers also need to budget for title search, insurance (which can be substantial on beachfront), and first-year real property tax proration. In 24 years of closing Bahamas property deals, the single biggest mistake I see is buyers who budget only for the purchase price — I give every client a written line-item estimate before any offer so the real total is known up front.
Try the Bahamas closing cost calculatorBefore you make an offer, let's talk through location, numbers, and strategy. Most of my best deals come from conversations that start here.
Yes. Many of my clients complete the entire purchase without flying in, using video walkthroughs, digital document signing, and a local attorney holding Power of Attorney for closing.
The keys to a smooth remote purchase are a trustworthy on-the-ground agent, a qualified Bahamian attorney, thorough inspections by professionals you can verify, and very clear written communication at every step. I routinely run video tours, arrange independent inspections, and coordinate directly with attorneys so buyers in North America or Europe can close with full confidence.
Step-by-step buyer guideFor buyers who want resort-grade amenities, a globally recognized address, and rental demand that rarely slows down, Paradise Island is in a class of its own. Ocean Club Estates, The Cove, and The Reef carry a premium — and the premium is usually justified by the location, security, and liquidity.
Paradise Island is not the right fit for every luxury buyer, though. If you want quiet, large acreage, or a non-resort feel, communities like Lyford Cay or Albany will serve you better. I walk luxury buyers through all of them and let the lifestyle fit guide the decision, not the marketing.
Best places to buy — Paradise Island & moreBeachfront ownership in The Bahamas is beautiful and can be a strong investment — but it carries real considerations around erosion, insurance cost, hurricane exposure, setback rules, and long-term maintenance that interior properties simply don't face.
Before closing on a beachfront property, I make sure clients understand insurance quotes, elevation, construction standards, historical storm impact on the specific shoreline, and any Crown Land or high-water-mark considerations. Beachfront done right is a legacy asset. Beachfront done without homework can become a financial drain.
Bahamas beachfront propertyLook for an agent licensed by the Bahamas Real Estate Association (BREA), with a verifiable track record in the specific area and property type you want, and someone who will represent your interests clearly — not just show you listings.
Ask how long they've been licensed, what percentage of their business is buyers versus sellers, whether they've handled remote transactions, and how they get paid. A good agent will also tell you when a property is wrong for you — that's usually the clearest signal you've found the right one. Commissions matter less than fit and honesty.
Why work with GlennFreehold means you own the land and the property outright, indefinitely. Leasehold means you hold the right to use the property for a fixed term under a lease from the landowner, often 99 years, with specific terms and renewal conditions.
Most private residential purchases in The Bahamas are freehold, which is what buyers typically want. Leasehold appears more often in certain developments, commercial settings, or Crown Land situations. The key is knowing which you're buying, understanding the remaining term and transfer rights, and making sure your attorney confirms everything in writing before you commit.
IPLA & ownership rights explainedFrom a two-person beach elopement to a full estate wedding, The Bahamas is one of the most straightforward destination wedding jurisdictions in the Caribbean — if you handle the paperwork correctly.
If you want the process to be smooth and organized — and you're not physically in the country — yes. A local planner manages vendor coordination, legal paperwork, logistics, and the details that cause stress when handled from abroad.
A wedding planner is not just a luxury add-on. Local relationships get you better pricing and priority scheduling with officiants, photographers, florists, venues, and transport. Couples who try to plan everything themselves from overseas often pay more and still miss details. I simplify the decisions and handle the local execution so the couple can actually enjoy the week.
My wedding planner servicesBoth parties must be physically present in The Bahamas for at least 24 hours before applying, then appear together at the Registrar General's Department in Nassau (Cor. of Shirley and Charlotte Street) with valid passports, proof of arrival, and any divorce decrees or death certificates if previously married. The government fee is $100 for the license plus $20 for a certified copy — $120 total.
The office is open Monday to Friday, 9:30 AM to 4:00 PM, so weekend arrivals need planning — apply Thursday or Friday if you want a weekend ceremony. The license is valid for 90 days and there's no blood test required. Over 200+ licenses processed, the most common cause of delay I see is document issues: a name mismatch, an unapostilled divorce decree, or a photocopy where an original with raised seal is required. I review every client's documents by WhatsApp before they fly in, and for couples on a tight timeline I offer priority processing that gets the license approved in about an hour instead of next-day.
Full marriage license guideStandard processing is same-day or next-business-day, depending on when you apply and how clean the paperwork is. The license itself is valid for 90 days once issued. For couples on tight cruise or elopement timelines, priority processing can return an approved license in roughly one hour.
Same-day or next-day issuance is one of the reasons The Bahamas is so popular for destination weddings — there's no extended posting period for most couples. That said, speed only works if the paperwork is clean, which is why I review documents before clients fly in. A typical plan: arrive day one, apply day two, marry day three. For cruise passengers with a single port day, the priority 1-hour service lets you disembark, apply, marry, and return to ship within the same afternoon.
See priority license timingYes. Beach weddings are one of the most popular and fully legal options in The Bahamas. The ceremony can take place on virtually any beach, and a licensed marriage officer solemnizes it exactly as a church or indoor wedding would be.
The practical considerations are logistical, not legal — public versus private beach access, shade, tide and sunset timing, permits for larger setups, and backup plans for weather. Cable Beach, Paradise Island, Love Beach, and many of the Family Islands all work beautifully. The legal ceremony is the same; the experience depends on the beach.
Explore beach wedding optionsOnly a Marriage Officer recognized under the Bahamas Marriage Act can legally solemnize a marriage. That includes the Registrar General, Deputy and Assistant Registrars, Family Island Administrators, Supreme Court Magistrates, and ministers or civil officers who hold a Marriage Officer's Licence from the Registrar General's Department. Justices of the Peace are not automatically Marriage Officers.
Couples sometimes assume a friend ordained online, or a minister from their home country, can perform the ceremony — they cannot, unless that person separately holds a Bahamas Marriage Officer licence. As a licensed Bahamas Marriage Officer with 200+ ceremonies performed, I solemnize the legal ceremony and also guide couples through the paperwork from start to finish. Many couples bring a friend or family member to deliver a personal reading or blessing, which works beautifully alongside the legal solemnization. One more detail people miss: all ceremonies in The Bahamas must take place between sunrise and sunset.
Meet Glenn — Licensed Marriage OfficerTell me your date and your vision — I'll tell you exactly what's possible, what it costs, and how to make the legal side effortless.
An elopement is intimate — usually the couple, an officiant, and sometimes a photographer and two witnesses. A full destination wedding involves guests, venues, reception, transportation, and multi-day coordination.
Neither is better; they solve different goals. Elopements are ideal for couples who want simplicity, privacy, and zero logistics stress. Full destination weddings are for couples who want to create a shared experience for family and close friends. I help couples choose honestly, because a stressed-out bride at a 60-person wedding she didn't really want is a common regret I see.
Compare elopement and wedding packagesMy complete wedding packages range from $375 for a vow renewal to $11,995 for a full ceremony and reception for 50 guests. Legal wedding packages including marriage license, licensed officiant, ceremony, flowers, witnesses, transport, and certified certificate start at $1,495. All pricing includes the 10% Bahamas VAT on wedding services.
The biggest cost drivers beyond the base package are guest count, venue (private estate vs. resort like Atlantis, Baha Mar, or Goldwynn), bar program, photography and video, and any imported specialty items. I offer 12 structured packages so couples can see exactly what's included at each tier before committing. Smart planning often saves 15–25% without any visible impact on the day — usually by aligning the date, venue, and vendor mix instead of cutting visible elements.
See all 12 wedding packagesI've coordinated ceremonies across seven islands — Nassau, Paradise Island, Exuma, Harbour Island, Eleuthera, Abaco, and Grand Bahama. Top choices include Atlantis and the Ocean Club on Paradise Island, Baha Mar and Goldwynn on Cable Beach, private villa estates, pink sand beaches on Harbour Island, and the Exuma sandbars for cinematic elopements.
The right venue depends on guest count, style, budget, and privacy preference. Private villas give couples exclusivity. Large resorts offer turnkey service but less customization. Harbour Island and Eleuthera deliver the pink-sand Instagram backdrop. For smaller groups, I have a semi-private beach near Orange Hill on Cable Beach's western end that I use for intimate ceremonies — no venue fees, significantly less foot traffic than the resort sections. I match couples to venues based on what actually matters to them, not referral fees.
Browse Nassau & island venuesFor an elopement or small wedding, 2–3 months is usually enough. For a full destination wedding with guests, aim for 9–12 months, especially if you're targeting peak season (November through April) or a specific venue.
Top venues, photographers, and officiants book out fast in high season. Guest travel logistics — flights, accommodations, transportation — also get materially harder and more expensive the closer you get to the date. I've planned beautiful weddings in six weeks when circumstances required it, but more lead time almost always produces a better, less stressful experience.
See Glenn's full planning processAt minimum: valid passports for both parties, proof of arrival (boarding pass or entry stamp), the marriage license application fee, and — if either party was previously married — certified divorce decrees or death certificates, often with apostille.
Some couples also need proof of single status from their home jurisdiction, and any foreign-language documents must be officially translated. Name mismatches between passport, divorce decree, and birth certificate are the single most common reason licenses get delayed. I send every client a personalized document checklist before they book flights to make sure nothing goes sideways at the Registrar's office.
Complete document checklistThe Bahamas has one of the more approachable residency frameworks in the region for real estate buyers, and the post-wedding paperwork side — certificates, apostille, document authentication — is where most couples need the most help.
Yes. Purchasing a qualifying property can support an application for Economic Permanent Residency (EPR) or an Annual Homeowners Residence Card. As of January 1, 2025, the EPR minimum investment is $1 million in real estate, with accelerated review at $1.5 million or more. The investment must be held for at least 10 years and the holder is expected to spend a minimum of 90 days per year in The Bahamas.
The Bahamas raised the EPR threshold from $750,000 to $1 million effective January 1, 2025, so any older guidance you may have read online is out of date. EPR grants permanent residence for life but does not automatically confer the right to work — that requires a separate permit. The government fee on approval is $20,000, plus $300 per endorsed dependent, and processing typically takes 6 to 18 months. Residency is a legal application — not an automatic consequence of buying — so I coordinate real estate strategy with a qualified Bahamian immigration attorney from the start, which is how you avoid buying the wrong property for the wrong goal.
Explore EPR-qualifying condosFor most high-net-worth individuals, the cleanest path is purchasing a qualifying property ($1M+ since January 2025) and applying for Economic Permanent Residency. Other routes include the Annual Permit to Reside, work permits for employment, or spousal residency through marriage to a Bahamian.
The Bahamas has no income tax, no capital gains tax, no inheritance tax, and no wealth tax, which is a major reason wealthy families relocate here. EPR applicants must commit to spending at least 90 days per year in-country and holding the qualifying investment for 10 years. The Annual Residence Permit carries a $200 processing fee and is typically suitable for retirees or those not pursuing permanent status. I help clients on the property and lifestyle side and coordinate with a qualified immigration attorney on the legal pathway so the real estate decision and the residency application line up properly.
Full relocation real estate guideYes. After your ceremony, I obtain certified copies of your marriage certificate from the Registrar General's Department, verify every detail is recorded correctly, and courier the certificate to clients who have already returned home. The certified copy fee is $20 per copy, bundled into my service.
A certified marriage certificate is what you'll need to change names on passports, update legal documents, apply for spousal visas, or handle any number of post-wedding administrative steps. Clients often don't realize how important it is until they're back home and need it urgently. I make sure the original Bahamas-issued certified copy is in their hands — correctly issued, with the right names and dates — before that moment arrives.
Marriage license & certificate serviceYes. I coordinate apostille authentication through the Bahamas Ministry of Foreign Affairs. The apostille is what makes a Bahamas-issued document — like a marriage certificate — legally recognized in the 120+ countries party to the Hague Apostille Convention, including the US, UK, Canada, EU nations, and Australia, without further legalization.
Apostille is the step most couples overlook until it blocks them from a visa application, a name change, or a legal filing in their home country. The process takes time, precision, and knowing current office procedures — which have shifted in recent years. I coordinate it directly so clients don't have to navigate the bureaucracy remotely from another country. For UK couples especially, apostille is non-negotiable for name changes and passport updates.
Apostille & certificate serviceThe three most common mistakes: name mismatches across documents (passport vs. divorce decree vs. birth certificate), missing apostille on foreign documents, and underestimating timelines for certificates and authentication.
On the real estate side, the mistakes are usually skipping independent title searches, not understanding VAT and closing costs before signing, and using an attorney recommended by the seller instead of your own. Any of these can cost thousands or delay closing. Prevention is always cheaper than cleanup, and a 15-minute call at the start saves most clients from ever having to deal with these issues at all.
Send documents for pre-flight reviewReady to go deeper on a specific topic? These are the most-visited resources from this page.
Twelve structured packages from $375 vow renewals to $11,995 full weddings for up to 50 guests. Licensed officiant included in every legal package.
View all 12 packagesThe exact steps, documents, fees, and timing for getting your Bahamas marriage license — plus priority 1-hour processing.
Read the license guideLive MLS access across Nassau, Paradise Island, and Cable Beach — Goldwynn, Bayroc, Aqualina, Baha Mar, Ocean Club Estates.
Browse condosHow foreign buyers purchase property in The Bahamas — IPLA, closing costs, EPR, due diligence, and the 60–90 day timeline.
Full buyer guide
Born and raised in Nassau, I've spent more than two decades helping buyers and couples navigate The Bahamas. I'm the only professional here who combines a BREA real estate licence with a Bahamas Marriage Officer authorisation and WPIC wedding planning certification. In practice, that means if you're buying a Goldwynn residence and marrying on Cable Beach in the same trip, you get one person handling both — one fee, one timeline, one accountable contact.
My practice covers seven islands: Nassau, Paradise Island, Exuma, Harbour Island, Eleuthera, Abaco, and Grand Bahama. I've guided buyers from 40+ countries through the purchase process, personally performed 200+ ceremonies, and maintain a 5.0 rating across hundreds of reviews. Every call, every WhatsApp, every consultation — you deal with me directly. No call centre, no junior agent, no handoff.
Three ways to reach me — pick whichever is easiest. I respond personally, not a call center, not a chatbot. Average reply time: under 2 hours.
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