Choosing Your Exuma Base: George Town, Stocking Island Or The Cays

If you already love Exuma, the real question is where to put down roots. Do you want the daily ease of George Town, the boat-first rhythm of Stocking Island, or the seclusion and prestige of the Exuma Cays? Your best base depends on how you travel, how you boat, and whether you plan to rent. This guide lays out the tradeoffs so you can choose with confidence. Let’s dive in.

Quick compare: the three bases

George Town: practical hub with easy living

Access and daily life

You are close to Exuma International Airport (GGT), with scheduled flights from Nassau and select seasonal or direct charter options from North America. Being near the airport shortens owner and guest travel time. In town, you will find groceries, hardware, banks with limited services, basic medical care and most government offices.

Boating and mooring

Elizabeth Harbour sits right at your doorstep. It offers sheltered waters, multiple popular anchorages and convenient provisioning. Organized marina slips are more limited than in major yachting centers, so many owners rely on private docks, moorings or anchoring.

Rental potential

If you plan to rent, George Town is usually the simplest base. Property managers, cleaners and tour operators are nearby, and guest transfers are straightforward. The market supports short stays, family groups and transient boaters.

Who it suits

Choose George Town if you want convenience, community ties and reliable services. It is a strong fit for full-time or seasonal residents and for investors who want smoother rental operations.

Stocking Island: boat-first lifestyle minutes from town

Access and vibe

Stocking Island sits directly across a narrow channel from George Town and is reachable only by boat. Trips to town for groceries or contractors are quick, yet life on Stocking Island feels low-density and beach-centric. Day visitors create a lively shoreline scene, while year-round community is sparse.

Utilities and construction

Expect off-grid or hybrid systems. Many properties rely on generators, solar plus batteries, cisterns and septic. Construction and maintenance can cost more because materials and skilled labor travel by boat, and weather can extend timelines.

Boating focus

For immediate access to protected bays and sandbars, Stocking Island is hard to beat. Shorefront lots may allow private moorings, but you should check navigational channels and shallow bars before planning docks or tenders.

Rental considerations

Stocking Island can command interest as a unique island experience, especially if you offer dock or clear guest transfer options. Traditional rental turnover is more complex without direct road access. Strong planning for boat transport, cleaning and contingency during bad weather is key.

Who it suits

Pick Stocking Island if you want to live by the tide, hop in the skiff for errands and keep town within minutes by water. It works well for boat-centric owners who prize immediate access to beaches and anchorages.

The Exuma Cays: seclusion and world-class cruising

Access and services

The Exuma Cays stretch north and east from Great Exuma. Access ranges widely. Some cays offer airfields or scheduled transfers, while many require a private boat or charter. Services are just as variable. Inhabited cays may have small groceries or fuel, but most rely on replenishment from George Town or larger islands.

Boating highlights

The cays offer outstanding cruising with anchorages, sandbars and snorkeling sites, including renowned attractions throughout the chain. Navigation benefits from local knowledge because of shoals and tidal flows. In protected areas such as the Exuma Cays Land and Sea Park, moorings and marine activities are regulated.

Rental and investment profile

Premium rentals, private-island estates and villa retreats can perform well with the right pricing and logistics plan. Operations cost more and require dependable guest transport and on-site support. Expect stronger demand from boaters, yacht charter guests and high-end vacationers, alongside seasonal variability.

Who it suits

Choose a cay if you seek privacy, conservation-minded living or a luxury retreat. Be prepared to invest in infrastructure, staffing and transport, and to plan for extended build timelines.

Costs, utilities and build realities to expect

• Power and water. George Town has the best grid coverage in central Exuma, though outages can occur. On Stocking Island and many cays, plan for generators, solar with batteries, cisterns or desalination where available, and septic systems.
• Construction logistics. Freight, fuel and specialized labor increase costs off-grid and on cays. Weather and transport can lengthen build schedules.
• Site selection. Inspect elevation and flood risk, and confirm your permitted building envelope. Ask whether imported materials trigger duties or special handling.
• Property services. In George Town, it is easier to find contractors and ongoing maintenance. On Stocking Island and the cays, secure reliable vendors and plan spare parts and fuel storage.

Regulations, title and hurricane risk

• Ownership basics. Foreign buyers can purchase in The Bahamas, subject to formalities such as stamp duty on transfers. Work with a licensed Bahamas real estate attorney for title searches, easements and closing procedures.
• Protected areas. Environmental and planning rules apply throughout the Exumas, and restrictions are tighter in or near protected zones such as the Exuma Cays Land and Sea Park. Confirm what you can build, where you can anchor, and any limits on docks or moorings.
• Access rights. Verify easements, water access, and any shared infrastructure agreements for docks or roads. Island parcels often depend on water-only access.
• Short-term rentals. Registration, licensing and VAT rules can vary. Consult the Bahamas Ministry of Tourism along with a local accountant or attorney to set up compliant operations.
• Storm planning. The Bahamas is in the Atlantic hurricane belt with season from June through November. Insurers often require elevated construction and hurricane-rated openings. Premiums, deductibles and insurability depend on location and elevation, and some higher-risk properties may face limited coverage availability.

Scenarios: match your plan to a place

• Practical, year-round living. You want schools, a clinic and easy flights, plus weekend cruising. George Town is the efficient choice with the smoothest day-to-day routine.
• Boat-centric owner near services. You want to anchor before breakfast, beach by lunch and still grab groceries in minutes by skiff. Stocking Island fits that rhythm, or consider a waterfront lot in George Town.
• Privacy-first or luxury retreat investor. You value seclusion, conservation and a high-end guest experience. Select Exuma Cays can deliver, with the understanding that infrastructure and guest logistics require meaningful planning and budget.
• Rental investor who wants operational simplicity. You prefer dependable guest transfers, available managers and easy provisioning. George Town is the straightforward base. Avoid remote cays unless you have the appetite and capital for higher overhead.

Due diligence checklist for property tours

• Title and use. Engage a Bahamas real estate attorney to confirm legal title, permitted uses and any subdivision restrictions.
• Access. Clarify public or private dock rights, recorded rights-of-way and practical tide or shoal considerations.
• Utilities. Ask about power source, water supply, septic and internet options. Understand repair and fuel schedules for generators.
• Hurricane resilience. Verify elevation, structural standards and ratings for windows and doors. Review historical surge exposure.
• Insurance. Get quotes specific to the location, including premiums, exclusions and typical deductibles.
• Property services. Confirm availability of managers, cleaners, contractors and fuel suppliers, and understand realistic response times.
• Rental paperwork. Ask about licensing, VAT and reporting requirements. Discuss booking platforms that perform well in the area.
• Environmental rules. Check proximity to protected zones and the related marine or construction restrictions.
• Logistics and costs. Understand freight rates for building materials, shipping timelines and seasonal weather limits on transport.
• On-site reconnaissance. Visit at high and low tides, in different seasons and after weather events. Speak with neighbors and local mariners about navigation and storm history.

Next steps

Choosing the right Exuma base is about aligning your boating habits, travel pattern and rental goals with the on-the-ground realities of each area. If you want help pressure-testing your plan and shortlisting properties that fit your lifestyle, we can coordinate introductions to Bahamas attorneys and lenders, outline ownership options, and map out property management from day one. Connect with My Bahamas Realtor Limited to schedule a private consultation.

FAQs

What is the easiest Exuma base for short-term rentals?

• George Town typically offers the smoothest rental operations because it is near the airport, provisioning, property managers and guest services.

How do I access Stocking Island if there are no roads?

• Stocking Island is boat access only across a narrow channel from George Town, which means quick supply runs by skiff and planned guest transfers by boat.

What utility setup should I expect on a remote Exuma Cay?

• Many cay properties are off-grid, using diesel generators, solar with batteries, cisterns for water and septic systems, with higher logistics for fuel and maintenance.

How does hurricane season affect buying and insuring in Exuma?

• The official season runs June through November. Insurers often require elevated construction and hurricane-rated openings, and premiums, deductibles and coverage availability vary by elevation and location.

Can foreign buyers purchase on Great Exuma or in the cays?

• Yes, foreigners can buy property in The Bahamas, subject to formalities such as stamp duty. Use a licensed Bahamas real estate attorney for title searches and closing.

What should I check about docks and moorings before buying?

• Verify legal dock or mooring rights, riparian considerations, shared infrastructure agreements and any government leases, and assess local shoals and tidal channels for access.

How do protected areas like the Exuma Cays Land and Sea Park impact ownership?

• Protected zones carry additional rules on development, anchoring and marine activities. If a property is within or near such areas, expect tighter permitting and conservation obligations.