Turks & Caicos Hotel and Tourism Association officially launched ‘Meet Me in Turks & Caicos’, an original destination song and music video celebrating the culture, beauty, rhythm, and spirit of the Turks and Caicos Islands.
Enjoy the video which encompasses all of our islands along with the wonderful atmosphere you will experience.
We hope you will visit us soon!
About Turks & Caicos Sotheby’s International Realty
Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
We are pleased to present our Q1 2026 Sales & Marketing Performance Update, featuring key hospitality, sales, and operational highlights from across the resort. The presentation will also showcase upcoming national exposure through the American Express Fine Hotels & Resorts program, followed by a live Q&A session.
Our panel of speakers includes:
John Fair – Developer Joe Zahm – Broker, Turks & Caicos Sotheby’s International Realty Randall Wilkie – General Manager at The Strand Latoya Jones-Harvey – Sales Associate
We look forward to sharing our progress, outlook, and opportunities ahead.
About Turks & Caicos Sotheby’s International Realty
Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
The Window is Open: The Broadest Selection of Condos, Residences & Land We’ve Seen
We were recently reminded of a memorable meeting in 2021 during heady times, when a billionaire client stated: “This won’t last, you all think you’re rock stars but you’re not!”.
Today, we stand on the flip side of that moment, as we navigate a challenging market where luxury supply (especially regarding Single Family Homes) exceeds demand. Five years ago, luxury buyers, motivated by growing balance sheets and seeking shelter from the Pandemic, went on an historic, luxury real estate spending spree and it created a perfect storm where we had the ideal ingredients of ease of access and use, newer luxury property inventory and safety to capitalize.
As travel and lifestyles evolve, nearly the opposite applies, as homeowners, many of whom are using their homes less than anticipated, have decided to sell with significant profits targeted. Of course, there are other obvious geopolitical reasons for slackening demand and investors often desire calmer waters and clearer skies to purchase.
So, we are clearly in the zone of a buyers’ market. Even at the far reaches of the upper end, except we don’t have that many buyer friendly prices out there (with a few exceptions), as developer costs often exceed budget, and sellers, who don’t need to sell, seem to be ok waiting for their desired pricing.
The good news is that buyers have never had a better selection from which to choose, whether it be condominiums, managed and standalone homes, or select land parcels. Further positive news is the $469M in Pending (contracted) deals – mostly next gen condos led by The Point by Grace Bay Resorts, Arc at South Bank, The St. Regis, Kempinski Grace Bay, The Loren at Turtle Cove and Hyatt Andaz. Excitingly, Hyatt Andaz and Arc are both slated to open this year, and we are thrilled to have recently launched The View at Grace Bay and The Loren at Turtle Cove. You’ll soon be hearing more on these new projects.
It is worth noting that our first quarters have become increasingly quiet in recent years, as visitors and potential purchasers perform their due diligence for purchases later in the year. Travel is robust and our activity is up from last year, and we anticipate an uplifting Q2 and balance of the year as we normalize and work on closing the pricing gap between our sellers and buyers.
As we trend upward, we look forward to reporting more positive news to you in our 2nd Quarter Report. We close with a quote from a bona fide Rock Star:
” …Until then, I’m gonna find my way.” Bruce Springsteen, Lonesome Day
Find Turks & Caicos Sotheby’s International Realty past Market Reports link here.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
Occupying the entire top floor of Arc, this five-bedroom penthouse is the sole full-floor residence within the flagship enclave of South Bank Resort. More than 7,000 square feet of wraparound Sky Garden encircles the home, extending daily life into the open air and framing uninterrupted horizon views.
Construction is advancing steadily with the penthouse now fully taking shape. The expansive living spaces, a custom-designed kitchen, fluid indoor–outdoor entertaining areas, and a raised pool terrace poised above the waterline now clearly define the architectural intent of Piero Lissoni.
With panoramic 360-degree water vistas and a singular presence in Turks and Caicos Islands, the Arc Penthouse represents one of the Caribbean’s most distinguished residential offerings.
Contact the listing agents for more information:
About Turks & Caicos Sotheby’s International Realty
Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
Turks & Caicos Sotheby’s International Realty (TCSIR) proudly announces the advancement of Simone Rigby into the role of Broker Apprentice, marking a significant milestone in the company’s ongoing commitment to developing and empowering young Turks & Caicos Islanders within the luxury real estate sector.
Simone has been a dedicated member of the TCSIR team for the past four years, serving as Executive Assistant and playing a critical role in supporting leadership, agents, and clients. Her promotion reflects not only her professionalism and dedication, but also TCSIR’s strategy to cultivate local talent and create structured pathways toward brokerage leadership. In her new role, Simone will transition from administrative leadership into professional brokerage development, working closely with the executive team and sales associates. Her responsibilities will include agent and operational support, assistance with TCREA training and compliance, client relations, transaction coordination, and advancement through a structured program designed to guide her toward full broker licensure.
“Simone’s promotion represents more than a career progression – it is an investment in the future of real estate leadership in the Turks & Caicos Islands,” said Richard Sankar, Broker of Turks & Caicos Sotheby’s International Realty. “As a firm, we are committed to identifying and nurturing local talent while strengthening the foundation of our brokerage. Simone’s progression adds depth to our leadership structure, complementing the expertise of long-standing team members Office Manager Takera Francis-Hanna and Administrator Bianca Harvey as we strategically position the brokerage for its next phase of growth.”
The Broker Apprentice role is part of TCSIR’s broader commitment to professional development, mentorship, and succession planning within the local market. By providing hands-on experience, executive mentorship, and regulatory guidance, the firm continues to strengthen its leadership pipeline while contributing to national workforce development. “I am honoured to take this next step with TCSIR,” said Simone Rigby. “This opportunity allows me to expand my knowledge of brokerage while continuing to serve our agents and clients at the highest level. I am proud to grow professionally within a company that values local talent and leadership.”
As the luxury real estate market in the Turks & Caicos Islands continues to evolve, TCSIR remains dedicated not only to exceptional service and global standards, but also to empowering the next generation of local professionals who will shape the future of the industry.
About Turks & Caicos Sotheby’s International Realty
Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
Turks and Caicos Real Estate: Clarity After the Surge
Adjusting to a New World Order
The era of pandemic-driven urgency is officially behind us. This Q4 Market Report confirmed what many market watchers have sensed for months: Turks and Caicos real estate has entered a new phase—one defined less by velocity and more by clarity.
After several years of extraordinary demand and record-setting momentum, the market is settling into a more rational, disciplined period. The post-pandemic surge transformed buyer behavior worldwide, with Turks and Caicos emerging as a clear beneficiary of the global shift toward privacy, space and lifestyle-driven ownership. That wave fueled historic results at projects such as South Bank and The Strand, and expanded the development pipeline at a scale previously unseen.
As the surge slowed, the market didn’t stall—it stabilized. Q4 reflects that stabilization continuing, shaped by global uncertainty and local growing pains, but underpinned by resilient long-term fundamentals.
Normalization Comes With Nuance
While sales volumes remained solid, many transactions recorded in 2023 and 2024 were the result of contracts written in earlier years finally closing. In 2025, activity more accurately reflects today’s buyer mindset, which is more thoughtful, selective and value-driven.
Some near-term headwinds added complexity. Locally, early elections, a brief rise in crime (now dissipating significantly), infrastructure strain, and air travel bottlenecks created noise—much of it already being addressed through expanded airport gates, a new departures lounge and ongoing road improvements. Globally, macro uncertainty surrounding U.S. elections, geopolitics and shifting trade policies added to the fog.
At the same time, the return of global travel has prompted some villa owners—who are using their homes less than anticipated—to list properties, adding to inventory and reshaping the competitive landscape. The result is a market that’s evolving from boutique scale toward something larger. Think of a favorite artist moving from theaters to arenas—a necessary adjustment phase before the next level of growth.
What This Means for Sellers
This is no longer a market where aspirational pricing alone gets deals done. If you are not a motivated seller, patience may be the right strategy. Increased liquidity and clearer valuation benchmarks will continue to emerge as the market adjusts. If you are a motivated seller, realistic pricing is essential. Buyers are informed, selective and unwilling to chase inflated expectations. Flexibility and market-aligned pricing are key.
What This Means for Buyers
For buyers, the story is far more compelling. There has rarely been a better selection of recently completed and new development inventory to choose from. Options span luxury villas, branded residences and thoughtfully designed resort communities—offering buyers clarity, variety and negotiating leverage. And with complexity comes opportunity. Navigating this environment efficiently matters more than ever. Tools like our EPIC Experience Theatre, with its immersive 16’ x 9’ visualization wall, allow buyers to compare neighborhoods, projects and pricing quickly—saving valuable time and avoiding unnecessary site tours.
Looking Ahead to 2026
Early signals are already pointing to improved momentum as uncertainty begins to lift. Activity is strengthening, price adjustments are bringing buyers and sellers closer together, and demand is becoming more focused and intentional.
This next phase won’t mirror the exuberance of 2021, and that’s a good thing. A healthier, more balanced market favors informed decision-making, realistic valuations and long-term confidence. In a landscape with more choices, evolving pricing and shifting conditions, strong guidance matters.
We thank you for your continued trust and support, and we wish you a healthy, successful and prosperous 2026.
Find Turks & Caicos Sotheby’s International Realty past Market Reports link here.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
Turks and Caicos Real Estate: Positioning for the Push
Calm on the Surface, Power Beneath the Waves Q3 wasn’t about fireworks—it was about focus. The Turks and Caicos real estate market slipped into its usual summer rhythm this quarter, with overall sales volumes pulling back noticeably from Q2. But the story isn’t about the slowdown. The real story is what’s happening underneath it: serious buyers circling, record-setting deals closing, and momentum quietly building beneath the surface.
The seasonal “Gone Fishing” lull—a blend of travel patterns, global volatility and strategic patience—gave everyone room to breathe. Sellers recalibrated. Developers regrouped. Buyers sharpened their pencils. Whether Q4 delivers the seasonal uptick some anticipate remains to be seen, though the underlying fundamentals suggest the market is positioning for a strong year-end push.
Buyers Have the Edge—For Now For the first time in a while, the tide has shifted. Inventory is rising, and with it comes opportunity. More listings. More choice. More leverage. Pricing is starting to show signs of flexibility, and disciplined buyers who have been waiting on the sidelines are beginning to move.
And this isn’t just filler inventory—we’re talking about best-in-class villas, ultra-luxury beachfront estates, and rare land parcels that haven’t been on the market in years. For buyers who understand timing, this is the window they’ve been waiting for.
New Development, New Momentum While resales paused for breath, the development side of the market kept its foot on the gas. Global brands and visionary architects are reshaping the landscape and raising the bar for luxury in the Caribbean. Standouts include:
• The Point by Grace Bay Resorts (SWA Architects and Young Huh Design) • M-House by Beach Enclave (Blakstad Ibiza Architects) • Arc at South Bank (Piero Lissoni) • Janu by Amanresorts (coming soon) Manual Cervantes • The Reserve at Grace Bay by Beach Enclave (Jacobsen Arquitetura) (coming soon)
And the spotlight is firmly on The Strand, with resort operations and its rental program launching this fall—a defining moment for one of the region’s most ambitious projects.
Big Deals Still Getting Done If you think the summer slowdown means buyers stopped spending, think again. The quarter saw a string of headline-worthy transactions that prove demand for exceptional properties hasn’t gone anywhere:
Coral Pavilion: $16.5M, Long Bay Beachfront Land: $6.9M
Grace Bay Club Estate E403/404: $6.35M, Villa Khaya: $3.85M
These aren’t just sales—they’re statements. Buyers are still chasing quality, and they’re willing to pay for it.
Find Turks & Caicos Sotheby’s International Realty past Market Reports link here.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
From January to June 2025, the destination welcomed a total of 361,440 stayover visitors, compared to 364,539 in the same period in 2024 (Photo of H20 Life Style Resort, Long Bay Beach)
Despite a modest one percent dip in stayover arrivals for the first half of 2025, the Turks and Caicos Islands continues to demonstrate resilience and strategic growth in its tourism industry, with early indicators pointing to a rebound in the upcoming winter season.
From January to June 2025, the destination welcomed a total of 361,440 stayover visitors, compared to 364,539 in the same period in 2024. While May and June recorded lower monthly arrivals. March remained a high- performing month, attracting 76,850 stayover guests.
Commenting on the industry’s mid-year performance, Mr Paul Pennicook, Interim CEO Consultant of Experience Turks and Caicos, acknowledged the broader global travel context, particularly in the United States.
“As we look at the data, it is very clear that the industry is being affected by external circumstances. The United States, our primary source market, according to data from ForwardKeys, shows that outbound travel to the Caribbean is down from June to October 2025 as more Americans opt for destinations in Europe and North America,” he said. “This reflects a wider year-over-year decline in total US departures. However, as we look toward the winter season, the outlook is much more promising.” Forward bookings for the winter season signal a rebound in demand, with forecasts showing a double- digit percent increases in stayover visitors in December 2025 and in January 2026 compared to the same period in 2024 and 2025.
“These are encouraging signs,” Mr Pennicook added. “Experience Turks and Caicos is working closely with our travel advisors and tour operators across all source markets to sustain and strengthen this upward trend.”
To support this effort, the organisation is undertaking robust training programmes for travel agents in the United States, Canada, the United Kingdom, and Latin America, ensuring that front-line sellers are well-equipped to promote the unique offerings of the Turks and Caicos Islands. Additionally, the destination’s new marketing initiative, “My Turks and Caicos Story,” has launched in key US cities, inviting potential tourists to visit so they can write their own story.
Meanwhile, the cruise sector continues to deliver strong results, with a notable 20 percent increase in cruise passenger arrivals over the same period in 2024. January and February were standout months, welcoming 145,079 and 139,544 cruise passengers respectively, underscoring the destination’s growing appeal among cruise travellers.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
Turks and Caicos Real Estate: Market Recalibration in Motion
Growth is never lineal and growing markets simply don’t keep increasing endlessly, without some periods of recalibration. Since 2020, the Turks and Caicos Islands have experienced record-breaking demand in both tourism and real estate. The past five years have seen nearly three times the transactional volume of the previous five years—an extraordinary, often breathless period that catalyzed a construction boom, bringing elevated quality and expanded options for buyers.
After such an extended surge, the market is now entering an inevitable recalibration period. Total Year-To-Date (YTD) sales volume dropped 13.4% compared to the same period in 2024 (from $354,457,949 to $309,975,838) though average sales prices increased by $167,098 representing a 10.8% jump. Market-wide inventory has increased, currently $2,047,883,872 worth of inventory on the MLS which represents a 20% increase with an increase in DOM from 189 to 238 Days, creating a more measured buyer outlook.
As an important client wistfully put it, it is currently a bit foggy for many to see clearly enough to make sizeable real estate investments. Buyers and investors are waiting for the fog to lift. Patience is truly a virtue for sellers – avoiding panic while taking a sober look at pricing and value, recognizing that overzealous pricing can be rebuked in bearish markets. Resale buyers are waiting on the sidelines, ready to strike when they see back-to-earth valuations. Developers especially need patience given the abundance of pre-construction and under-construction units available. Developer fundamentals remain paramount, with product design, innovation, execution quality, amenities, and services functioning as the primary drivers that provide first-class value. Purchasers will be rewarded when they choose projects with developers who have proven track records for executing exceptional quality – both those already committed and those seeking new offerings in prime developments completing within the next two years.
New Offerings such as the South Bank Beach Villa 18, The Strand’s Signature Villas ($7.4M+), M-House by Beach Enclave ($4.05M+), and Villas at Blue Mountain ($5.3M+) continue drawing interest by aligning with buyer expectations: location, architectural distinction and lifestyle. Arc Sky Villas at South Bank steadily progresses construction, with the 5th level slab starting imminently and completion slated for end of 2026. The Point by Grace Bay Resorts broke ground in February and has reached significant milestones in construction and engineering of this iconic new property on Grace Bay beach. Large beachfront parcels including a 6.17 acres lot with 526 ft of frontage at $35M and 2.9 acres lot with 285 ft frontage at $19.5M, both on Grace Bay Beach, signal continued investment potential for master-planned communities or ultra-luxury estates.
As Turks and Caicos continues this recalibration period, we look forward to being of service throughout.
Find Turks & Caicos Sotheby’s International Realty past Market Reports link here.
About Turks & Caicos Sotheby’s International Realty Turks & Caicos Sotheby’s International Realty (TCSIR) is the premier luxury real estate brokerage firm in Turks & Caicos. Boasting a profound track record and significant foothold in all market segments, particularly new development and trophy properties, TCSIR is the go-to resource for developers, investors, home-buyers and sellers in this highly sought-after destination. With strong leadership backed by the world’s greatest international luxury real estate brand, and a strong team of agents, TCSIR is influential in both the local community as well as the greater real estate industry worldwide. The firm’s signature office is ideally located in uptown Grace Bay with satellite offices at Grace Bay Club, The Palms, Point Grace and South Bank.
