TCI Insider Atlas Series / Sold by Drew / Blue Mountain
The hillside
Every Blue Mountain land transaction recorded on the Turks and Caicos MLS, from 2005 through to today. parcel records across two registration sections. of the completed sales are beachfront and is waterfront, and between them they carry 31 per cent of the money. The rest is hillside. Hover or tap anything on this page for the transactions behind it.
Lens one
Blue Mountain sits on the north shore of Providenciales between Blue Mountain and the Bight, in two registration sections, 60702 and 60703. This page holds every land record the MLS carries for it: records over distinct parcels, completed sales and listings on the market today.
Hover or tap any year for the sales behind it, what they went for, the rates paid and how long they took
The last twelve months carry recorded sales at . Blue Mountain trades steadily rather than in bursts, at prices well below the beach markets on the same coast.
Lens two
Blue Mountain is a hillside market with a short shoreline. The MLS frontage exports carry three beachfront parcels and one waterfront parcel here, against 84 sales inland, so this page is mostly about the hillside and what it has paid.
Both sets come from the MLS frontage exports, beachfront parcels and waterfront, keyed in by MLS number and applied at parcel level. One parcel appears on both lists and resolves to beachfront.
The split is stark for a different reason here. Water frontage is of the recorded sales and of the money, so four transactions carry nearly a third of everything traded.
Hover or tap a group for its highest and lowest transactions, the rate range, days on market and how often the full asking price was paid
Sale date across, rate per square foot up, gold for the beach and blue for the waterfront sale. Hover or tap any point for the parcel
Frontage is on the record for three Blue Mountain sales, so this is a note rather than a series. Hover or tap a point for the parcel
Frontage on the MLS is written by whoever filed the listing. If your parcel belongs on the beachfront or waterfront list and is not described that way, that gap is costing you on every comparison a buyer runs. Send the parcel number and I will tell you where it actually sits.
Lens three
Strip out everything except the highest rate paid in each year. On a market this small the line jumps around on volumes this small. The highest point is a hillside lot in 2025 at $57.39, and the next is Babalua Beach in 2014 at $38.77.
One point per year. Hover or tap for the parcel that set it
Lot areas are omitted here so that individual consideration is not published in this table. The full record, with sizes and prices, is further down the page.
Lens four
of the sales that carry a lot area are half an acre or under.
Sales in each size band. Hover or tap a band for the parcels behind it, what they went for and the rates paid
Lens five
The usual rule is that rate per square foot falls as parcels get bigger, because every buildable parcel carries the same fixed floor underneath it: a road frontage, a utility connection, a registered title and permission to build. Spread that floor over less land and the rate multiplies. At Blue Mountain it barely applies, because the parcels here are large and the water decides the price.
Hover or tap each band for its mix of beach, water and hillside.
Hover or tap a band for its mix of beach, ocean, sound and dry land, because size and frontage are tangled together here
Decide first whether you want sand, ocean rock, the sound or none of them, because those are four different markets sharing one postcode. A sound lot puts a dinghy at the door for a fraction of the beach rate, and if the water is the point rather than the sand, that is where the value sits at Blue Mountain.
Quoting a Blue Mountain waterfront rate without saying which water is how parcels get mispriced in both directions. Sound owners anchoring on beach sales sit for years. Beach owners anchoring on sound sales leave a lot of money behind.
Lens six
Both prices are on the record for all Blue Mountain sales, so the gap between them is measurable rather than anecdotal. of them were paid at the full asking price or above, which is a harder market for sellers than the headline prices suggest.
Share of sales in each period that closed at or above the asking price
Count of sales in each period that took 180 days or fewer, out of every sale with days on record
Share of sales paid at the full asking price. Hover or tap for the deepest discount on record in that group
Lens seven
Hover or tap any listing for its size, whether it is beach, ocean, sound or dry, its days on market, its stamp duty and what the parcel last sold for
Days on market and asking prices are as recorded on the MLS at the date of export, and include conditional and pending listings, which are marked. Stamp duty is calculated at the Providenciales rate on the asking price, so it moves if the price does. I can represent you on any parcel here, whoever holds the listing, at no cost to you.
Before you offer
There is no annual property tax in the Turks and Caicos, no capital gains tax and no inheritance tax. The government takes its share once, at the transfer, as stamp duty. On Providenciales that is the largest cost on top of the price, it is paid by the buyer, and it is due within thirty days of the transfer being executed.
Enter a price, or tap one of the parcels on the market today
The rate applies to the whole value, not to the slice above each threshold
Bands shown are for Providenciales. The other islands are lower. Rates and concessions change, so treat this as a planning tool and have your attorney confirm the figure before you exchange.
Stamp duty is charged on the transfer of the parcel. What you then spend building on it is outside the duty calculation, which is why buying land and building can carry a lower one off government cost than buying the finished house.
Freehold title in the Turks and Caicos does not carry residency. There is no annual property tax to plan for either, so the carrying cost of holding Blue Mountain land is close to nil once the duty is paid, which is part of why parcels here sit unbuilt for a decade and more.
Sources: the Turks and Caicos Islands Government stamp duty bands for Providenciales, read in August 2026. Nothing here is legal or tax advice, and concessions for Turks and Caicos Islanders and Belongers are not included in the calculator.
Lens eight
This export contains matched pairs where the same Blue Mountain parcel sold twice or more, of them on water. That is the closest thing to a like for like return series that exists here, because it removes the question of whether one parcel is comparable to another.
Same parcel, bought and sold, both prices on the record, sortable by any column
Every matched pair, ordered by multiple and coloured by group. Hover or tap for the two dates, the two prices and the annual rate
Bought in Blue Mountain years ago and wondering where you sit now? Send the parcel number and I will work out the difference on the current record, including the figures blurred out on this page.
Buying or selling at Blue Mountain
Get in touch
Hillside or shoreline
Buying, selling, or working out what your parcel is worth, the next step is a conversation rather than another chart. I can act for you on anything on this page, whoever holds the listing, at no cost to you as a buyer.
The three water sales that carry a frontage figure. Hover or tap any bar for the transaction
The acreage measure, for comparison with the dry lots behind
Blue Mountain moves slowly. of the water sales in the record took more than a year to sell, and the listings on the market today have been there between 54 and 559 days.
Get in touch about Blue Mountain Email Property finder
Tell me what you are trying to do and I will tell you what the record supports. If you want to know when something comes up on the shoreline, say so and I will put you on the list.
The full record
All sales, 2003 to 2025, sortable by any column and searchable by address, MLS number or parcel. Prices from the last twelve months are shown in full. Older figures are released on request: tap any blurred figure, or use the ask button on the row.
Where to go from here
This page is the market. What it cannot do is tell you what your own parcel is worth, or find the one that fits a brief. Both of those are a conversation.
Tell me the budget, whether you want sand, ocean, sound or none of them, and whether you are building or holding, and I will send what fits, in Blue Mountain or anywhere else on Provo. That includes listings held by other agents, at no cost to you.
How this was built
Prepared by Drew Scrymgeour, Christie's International Real Estate Turks and Caicos, for TCI Insider. Data is provided for market orientation and is not a valuation. Verify parcel boundaries, frontage and title with a licensed surveyor and an attorney before transacting.
Buying or selling at Blue Mountain I can represent you on any parcel on this page, whoever holds the listing, at no cost to you. If you already own here, send the parcel number and I will come back with what your group and your section have achieved, and what I would list it at.
I am buying I am sellingSales from the last twelve months are shown in full. Older prices and resale gains are released on request, to buyers and to owners.
Send the parcel number and I will come back with what it asked, what it achieved, how long it took and what the parcels nearest it in size and frontage have done since.
Enquire Email Property finderSelling? The same record tells you what to list at.
Interested in Blue Mountain?Get in touch about buying or selling and we will work out what makes sense for you.
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