Real occupancy, nightly rates and RevPAR from live Airbnb calendars across Providenciales and the Turks & Caicos outer islands — the data layer for buying a Caribbean vacation rental on numbers, not brochures.
Turks & Caicos is one deep market plus a long tail: Providenciales carries almost all of the tracked supply and the resort demand, while Grand Turk, North, Middle and South Caicos, Salt Cay and the private cays add thin volume spread across a wide area. It is a British Overseas Territory with no restriction on foreign freehold ownership and no income, capital-gains or annual property tax — the costs that decide a yield model are stamp duty on purchase, the 12% accommodation tax collected on every stay, and an annual business licence. Letting is separately a licensed activity: every vacation rental must hold a tourism accommodation licence, granted only after inspection, which we do not verify for any individual property. Demand is winter-peaked, running December to April, with a low season that overlaps the Atlantic hurricane season. We track 1,633 listings here and calendar history starts in March 2026 — roughly five and a half months at publication — so read this as a current-market measurement rather than a multi-year track record. For-sale listings ranked by measured STR yield are coming; the market data is already live below.
743
Tracked Listings
8
Areas Covered
34%
Avg Occupancy
$732
Typical ADR
$249
RevPAR
Occupancy and ADR are observed from live Airbnb calendars across Apr 2026–Nov 2026 (743 tracked listings), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Grace Bay, Long Bay, Leeward and Chalk Sound — the island holding nearly all the tracked supply and the resort-driven demand.
5 areas tracked
Grand Turk, North, Middle and South Caicos and Salt Cay — thin, widely dispersed supply across the rest of the archipelago. Note that the private cays (Parrot Cay, Pine Cay, Ambergris Cay, Dellis Cay) and West Caicos are grouped here geographically but are treated as Providenciales for stamp duty and for the residence-certificate threshold.
3 areas tracked
Live Airbnb performance by area — occupancy and typical nightly rate (USD) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Discovery Bay | Providenciales | 294 | 33% | $724 | $7,451 |
| Grace Bay | Providenciales | 193 | 37% | $736 | $7,848 |
| Turtle Cove | Providenciales | 68 | 34% | $685 | $7,445 |
| Leeward | Providenciales | 66 | 38% | $1,149 | $13,577 |
| Grand Turk | Outer Islands | 50 | 31% | $338 | $3,018 |
| North Caicos | Outer Islands | 38 | 22% | $630 | $3,697 |
| Long Bay | Providenciales | 31 | 34% | $912 | $8,314 |
| Salt Cay | Outer Islands | 3 | 42% | $461 | $4,219 |
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Studio
28% occupancy
$232 per night
52 tracked
1 bedroom
34% occupancy
$295 per night
259 tracked
2 bedrooms
34% occupancy
$493 per night
176 tracked
3 bedrooms
34% occupancy
$787 per night
116 tracked
For-sale properties ranked by real Airbnb yield are coming. Join the waitlist for first access.
Yes, and on the same freehold terms as residents — there is no general restriction on non-resident ownership and no alien-landholding licence to obtain. Title can be held personally, jointly, or through a Turks and Caicos limited liability company. The one restriction is corporate: a foreign company cannot hold land directly, so title sits with an individual or a TCI-incorporated company and overseas entities own the local company instead. Buying does not grant residence — that runs through a separate Permanent Residence Certificate route. The home-investment threshold is USD 300,000 on Grand Turk, Salt Cay, South, Middle and North Caicos, and USD 1,000,000 everywhere else, including Providenciales, West Caicos and the private cays.
Two, plus a tax registration. Under the Tourism Regulation and Licensing Ordinance 2023 every vacation rental needs a tourism accommodation licence from the Department of Tourism Regulations, granted only after inspections by the DTR, the Fire and Rescue Service and Environmental Health, and separately an annual business licence from the Revenue Department. The proprietor must also register for the 12% Hotel and Tourism Accommodation Tax 30 days before operating and file monthly. Enforcement tightened from July 2025 with penalties reported up to USD 50,000, and the government has said it is examining designated STR zones, though none had been enacted as of April 2026. Confirm the licence status and whether it transfers on sale for the specific property before you underwrite it.
Locally, close to it on the ownership side: no income tax, no capital-gains tax, no annual property tax, no inheritance tax and no VAT. The cost is loaded onto the transaction and onto guest revenue instead — stamp duty of up to 10% on purchase, an annual business licence, and the 12% accommodation tax charged on every stay, which is the number that matters most in a net-yield model. Imported furnishings also carry roughly 30% customs duty plus a 5% processing fee. And a zero local rate does not remove your home-country liability: US, UK, Canadian and EU-resident owners are generally still taxed on this income where they live.
Yes, substantially — it is one of the few places where the island genuinely changes the numbers. On Providenciales and the private cays the rate is 6.5% up to USD 250,000, 8% to USD 500,000 and 10% above that. On Grand Turk, North, Middle and South Caicos and Salt Cay the rate is 5% up to USD 100,000 and 6.5% above. The rate applies to the whole price rather than the slice above each threshold, so a purchase just over a band boundary can cost meaningfully more duty than one just under it.
Strongly winter-peaked, the opposite of the Mediterranean markets. December through April is the high season on North American winter travel, with rates reported well above the annual average and tight availability; May and November are shoulder months; June through October is the low season and overlaps the Atlantic hurricane season, with peak storm risk from August to mid-October. That shape comes from published TCI travel-market sources, not from our own calendar data: our history starts in March 2026 — roughly five and a half months at publication — and does not yet contain a single December–April month, so treat every winter figure here as unobserved.
Turks & Caicos is a British Overseas Territory with no general restriction on non-resident or foreign ownership of real estate: a foreign buyer takes absolute freehold title under the Registered Land Ordinance (Cap 9.01), in their own name, jointly, or through a locally incorporated TCI company. There is no alien-landholding-licence regime and no leasehold-only structure of the kind used in some Asian markets. The one structural limit is corporate: a foreign company cannot hold title directly — land must be registered to an individual or a Turks and Caicos limited liability company, so overseas entities own shares in a local company that holds the parcel instead. Title is recorded on a public, state-guaranteed land register (a parcel search costs about USD 25). Buying property does not by itself confer residence or a work right; the separate Permanent Residence Certificate investment route sets a USD 300,000 minimum on Grand Turk, Salt Cay, South, Middle and North Caicos and USD 1,000,000 on every other island, Providenciales, West Caicos and the private cays included. A foreign company that carries on business in TCI must also register with the Registrar of Companies within a month.
Short-term letting is a licensed activity here, and the regime is recent and actively enforced. Under the Tourism Regulation and Licensing Ordinance 2023 (in force 27 November 2023, with existing operators required to apply by 27 May 2024), every vacation rental must hold a tourism accommodation licence issued by the Department of Tourism Regulations, and separately hold the applicable annual business licence from the Revenue Department. A licence is granted only after inspections by three bodies: the Department of Tourism Regulations, the TCI Fire and Rescue Service, and Environmental Health. Applications require the owner or manager’s passport, the manager’s status card or work permit, a fire-equipment service contract, and the property’s summer and winter rates. Separately, the proprietor must register for the 12% Hotel and Tourism Accommodation Tax at least 30 days before starting to operate, collect it on every stay, file monthly by the 21st, and retain records for seven years; whether a booking platform remits on the host’s behalf is not settled and should be confirmed with the Inland Revenue Department. Enforcement stepped up from July 2025, with penalties reported up to USD 50,000 plus daily fines, and the Ministry of Tourism has said it is examining designated STR zones — no such zoning ordinance had been enacted as of April 2026, so where STR is permitted could change. Brixfox publishes what the law requires; we do not verify and do not assert that any individual property holds a current accommodation or business licence, and a buyer must confirm the licence and its transferability on the specific parcel before underwriting.
Turks & Caicos levies no income tax, no capital-gains tax, no annual property tax, no inheritance tax, no corporation tax and no VAT, so rental profit and resale gain are not taxed locally — a genuine structural difference from Portugal, Spain or Greece, not a marketing line. The cost sits elsewhere. On purchase, stamp duty is charged on the whole consideration (not marginally) and the rate depends on which island the parcel is on: on Providenciales and the private cays it is 6.5% from USD 25,000 to 250,000, 8% from 250,000 to 500,000 and 10% above 500,000; on Grand Turk, North, Middle and South Caicos and Salt Cay it is 5% from USD 25,000 to 100,000 and 6.5% above that. Crossing a band lifts the rate on the entire price, so a USD 255,000 Provo purchase carries more duty than a USD 245,000 one. Mortgage stamp duty is 1% of the secured amount, capped at USD 50,000, and furniture and appliances are excluded from the dutiable value. Recurring: the 12% Hotel and Tourism Accommodation Tax on gross accommodation revenue is the largest single drag on a TCI yield model and must sit in the gross-to-net bridge, alongside the annual business licence (the general band runs roughly USD 150–7,500 by classification; tourist accommodation is charged per unit under its own line in the fee schedule, so confirm the current per-unit rate for your classification and island with the Revenue Department). Imported furnishing and renovation goods carry customs duty — around 30% plus a 5% processing fee on most items, 10% plus 5% on building materials — which materially raises fit-out budgets. There is no payroll-based tax on the owner as such, but National Insurance (11–12%) and National Health Insurance contributions (6% employee, USD 250 a month self-employed) apply to anyone employed locally — a caretaker, manager or cleaner — whether paid directly or bundled into a management fee. Finally, a zero local rate is not a zero tax bill: US, UK, Canadian and EU-resident owners are generally still taxable on this income at home, so confirm the position with an adviser in your own country of residence.
Classic North-Atlantic-facing Caribbean demand curve. The high season runs December through April on US and Canadian winter travel, with accommodation rates reported 30-50% above the rest of the year and constrained availability. May and November are shoulder months. June through October is the low season and overlaps the Atlantic hurricane season (1 June - 30 November, peak risk August to mid-October), which suppresses both occupancy and rate. This is the inverse of Mediterranean markets such as Croatia and Greece, so any summer-peak assumption imported from those models will be wrong here. This shape and the 30-50% peak-season uplift are drawn from published TCI travel-market sources, not from our own calendar data: our history starts in March 2026 and does not yet contain a single December-April month. Treat every winter figure on this page as unobserved until a full December-April cycle has been recorded.
Small market: 1,633 Airbnb listings tracked, 1,572 with occupancy stats. Area and bedroom breakdowns thin out quickly — treat any sub-segment with few comps as indicative, not conclusive. Short history: calendar scraping began in March 2026, giving roughly five and a half months of observed data at publication, and containing no December–April month — the season this market actually turns on. This is a current-market read, not proven multi-year performance, and it does not yet cover a full seasonal cycle. ADR is derived from asking nightly rates on live Airbnb calendars, not from settled bookings, and is gross of cleaning fees, platform commission and the 12% Hotel and Tourism Accommodation Tax. Occupancy is derived from calendar availability diffs, which cannot distinguish a paid booking from an owner block, so it is an upper bound on paid occupancy. The “Outer Islands” region aggregates several separate islands (Grand Turk, North, Middle and South Caicos, Salt Cay and the private cays) with very different supply, access and price levels. Its averages should not be read as descriptive of any one island.
Brixfox does not verify the licence status of any individual property. We describe what the Tourism Regulation and Licensing Ordinance 2023 requires; no listing shown here is stated or implied to hold a current tourism accommodation licence or business licence. Short-term-rental rules are in flux: the Ministry of Tourism has said it is examining designated STR zones, and no such ordinance had been enacted as of April 2026. Where STR is permitted may change. Stamp duty rates differ by island and are charged on the whole consideration, not marginally. Confirm the applicable band for the specific parcel with a TCI attorney. Whether booking platforms remit the 12% Hotel and Tourism Accommodation Tax on a host’s behalf is not settled — the obligation to register, collect and file monthly sits with the proprietor. Confirm with the Inland Revenue Department. No local income or capital-gains tax does not mean no tax: owners resident in the US, UK, Canada or the EU are generally still taxable on this income at home. The low season overlaps the Atlantic hurricane season (1 June - 30 November, peak risk August to mid-October); insurance cost and availability materially affect net yield in this market and are not reflected in the gross figures on this page. Nothing on this page is legal or tax advice. Confirm ownership structure, licensing and tax treatment with a TCI attorney and an adviser in your country of residence before committing.
Brixfox tracks live Airbnb availability calendars across Turks & Caicos and derives occupancy, ADR and RevPAR from observed bookings — the same engine behind our Bali, Portugal, Dubai and Spain markets. It is real market data shown in USD, not survey estimates.
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