Dragon Cay at Mudjin Harbour The majestic Mudjin Harbour on Middle Caicos.
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Real Estate on Middle Caicos

Beach near Bambarra and Haulover Point on Middle Caicos
Secluded beach near Bambarra on Middle Caicos.

Middle Caicos is the largest island in the Turks and Caicos, yet only has a population of a couple hundred persons, many of which are elderly. Much of the local economy is driven by tourism, a large portion of which visit via day trip from Providenciales.

North Caicos and Middle Caicos are connected by a road causeway, so travel between the two islands is simple.

Middle Caicos doesn’t have a functioning port or airport, so everything on the island arrivals through North Caicos, whether cargo or passengers.

Island Life

Before committing to a real purchase on Middle Caicos, especially if you’re intending to reside on the island, it makes sense to spend a few months renting, so as to have an in-depth understanding of what moving to a small island entails.

Dining, shopping, and general services are very limited on Middle Caicos. Most residents that move to the island make regular shopping trips to Providenciales via the North Caicos ferry.

Like the neighboring islands of North Caicos and East Caicos, Middle Caicos can have significant mosquito problems at times, often after heavy rains. Windward sites always have less of an issue, yet peak mosquito blooms can overwhelm any location at times.

To put life on Middle Caicos into perspective, the annual Valentine’s Day Cup held on Bambarra Beach is the largest event on North and Middle Caicos, yet only attracts a little over 100 people.

Another consideration regarding real estate is building and construction. There’s limited equipment and contractor support on the island, and all supplies are shipped in by barge from Providenciales, which creates additional expenses.

Commercial Properties and Vacation Accommodations

Middle Caicos hasn’t begun to experience the tourism expansions that have been seen on our other major islands. The primary tourist accommodation is the boutique Dragon Cay Resort at Mudjin Harbour. There are also a few small rental villas, yet very little else. There are none of the commercial rental complexes that are found Providenciales, Grand Turk, and North Caicos.

Settlements on Middle Caicos

Middle Caicos is home to three settlements: Conch Bar, Bambarra, and the largely-abandoned Lorimers.

Conch Bar is the island’s largest settlement, yet it offers little more than a couple small restaurants and shops. Residents typically travel to North Caicos for food, fuel, and government services.

Taxes, Fees, and Purchasing Considerations

sea oats and dune at Mudjin Harbour on Middle Caicos
The beautiful Mudjin Harbour on Middle Caicos.

The following fees are typically applicable when purchasing real estate on Middle Caicos. Before buying real estate, it’s important to be aware of residency statuses in the Turks and Caicos, what investors may be eligible for, and what one can actually expect to receive.

  • Stamp duty of 0-10% is payable to the government (paid by purchaser). Most real estate purchases will incur a 6.5% stamp duty rate.
  • Real estate agent's fee is usually 6-10% (normally paid by seller). 6% for developed parcels, 10% for undeveloped parcels (commission rate set by local real estate association).
  • Additional legal fees will be payable.
  • Owning property in the Turks and Caicos does not guarantee access to legal residency.

Real Estate Locations on Middle Caicos

Middle Caicos features an extensive and varied coastline, and there are miles of untouched and spectacular beach, coastal cliffs, and wetland locations. Bambarra Beach, Conch Bar Beach, and of course Mudjin Harbour all are popular locations for homes and vacation rentals.

Beachfront Real Estate

Middle Caicos features a great selection of beachfront, oceanfront, and ocean view properties. Every coast is different. Mudjin Harbour and Conch Bar offer majestic waves and the deep blue of the open ocean.

Bambarra Beach is more sheltered, with shallow turquoise water, and a Casuarina tree lined beach. Many of the inland lots at Mudjin Harbour, Conch Bar, and Bambarra are higher elevation, and have great views over the ocean and verdant wetlands.

Real Estate Agents and Architects

The Agency
The Agency is a leading luxury real estate agency in the Turks and Caicos and Caribbean. Led by Ian Hurdle, The Agency has represented buyers and sellers in record-breaking transactions of finest real estate in the Turks and Caicos.