Providenciales, Turks and Caicos Islands — The median price for a two-bedroom home in Turks and Caicos is now $995,000, according to a July 2025 analysis that reviewed 914 real estate listings across the islands.
When beachfront and waterfront properties are excluded, the median price for a two-bedroom home in the country is $607,000.
The Turks and Caicos real estate market has seen tremendous growth in recent years and particularly since the start of the COVID-19 pandemic, when central bank interest rate cuts made borrowing more affordable for many foreign buyers and local stamp duty rates were reduced to stimulate the market.
A separate report from Sotheby’s Turks and Caicos earlier this year highlighted that the average home price has increased by 75% since 2020—a fact that many pair with the reality that salaries in the islands have not remotely kept up.
Stamp duty (a transfer tax normally payable at 10% of property value) is one of the Government’s main revenue sources. Government stamp duty income grew from $21.9 million in 2014 to $48.5 million in 2024, according to official Government budgets.
Price Data
For price ranges shown in the tables below, the interquartile range (IQR) is used. This excludes the bottom 25% and top 25% of data, only looking at the middle 50% of data to exclude extremes. Prices are in US dollars, the currency used in the Turks and Caicos Islands.
| Home Prices on Providenciales | |||
| 2-Bedroom Homes | |||
| Type | Median Price | IQR Low | IQR High |
| 2-bed home, non-waterfront | $783,000 | $626,000 | $1,124,000 |
| 2-bed condo, non-waterfront | $795,000 | $770,000 | $1,225,000 |
| 2-bed home, waterfront | $2,388,000 | $2,219,000 | $3,021,000 |
| 2-bed condo, waterfront | $2,400,000 | $2,200,000 | $2,913,000 |
| 3-Bedroom Homes | |||
| Type | Median Price | IQR Low | IQR High |
| 3-bed home, non-waterfront | $1,575,000 | $653,000 | $2,150,000 |
| 3-bed condo, non-waterfront | $1,132,000 | $1,077,000 | $3,800,000 |
| 3-bed home, waterfront | $2,875,000 | $1,875,000 | $3,740,000 |
| 3-bed condo, waterfront | $3,875,000 | $3,399,750 | $4,362,250 |
Vacant Land
On Providenciales, the median price per acre of non-beachfront and non-waterfront vacant land is $584,000, with beachfront and waterfront seeing a median of $3,048,000. Across all islands, for non-beachfront/non-waterfront land, the median price per acre is $448,000.
| Non-Beachfront/Waterfront Land | |||
| Price Per Acre | |||
| Island | Median Price | IQR Low | IQR High |
| All Islands | $448,000 | $183,000 | $697,000 |
| Providenciales | $584,000 | $449,000 | $996,000 |
| Grand Turk | $141,000 | $107,000 | $190,000 |
| North Caicos | $169,000 | $85,000 | $396,000 |
| Middle Caicos | $159,000 | $111,000 | $193,000 |
| South Caicos | $327,000 | $320,000 | $504,000 |
| Beachfront/Waterfront Land | |||
| Price Per Acre | |||
| Island | Median Price | IQR Low | IQR High |
| All Islands | $833,000 | $490,000 | $3,019,000 |
| Providenciales | $3,048,000 | $1,157,000 | $4,966,000 |
| Grand Turk | $325,000 | $163,000 | $496,000 |
| North Caicos | $769,000 | $617,000 | $960,000 |
| Middle Caicos | $196,000 | $152,000 | $218,000 |
| South Caicos | $366,000 | $204,000 | $731,000 |
Construction Costs
The price of new construction has also risen dramatically in recent years owing to a variety of factors. An ongoing real estate boom has kept contractors well employed, and the lack of competition (due to strong demand) means there is little incentive or need to compete on price.
The 2025 median price per square foot of all housing types across all islands, inclusive of land, is $724 per square foot.
Future Projections
The Government continues to predict a strong local real estate market, with their projections for 2025/2026 being $63.8 million collected in stamp duty, a 31% increase over 2023/2024 figures.
A variety of new real estate projects will be completed in the next few years, adding hundreds of new residential units (and also hotel accommodation) by the end of 2028.
About Visit Turks and Caicos Islands
Visit Turks and Caicos Islands (VisitTCI.com) is the largest media and information website in the Turks and Caicos and the leading source of authoritative information for residents and visitors of the country. With over 1,000 pages of original content and 6,000 professional photographs, VisitTCI.com is the trusted brand for the more than 2 million unique users it serves per year.