Real property tax calculator
Estimate the annual real property tax on a home, commercial property or vacant land. You'll see how each band of the value is taxed, which exemptions apply and the effective rate.
Estimated tax
How this is calculated
Real property tax is charged on bands of value. Each band has its own rate, and the rate applies only to the part of the value that falls inside that band. A band with a 0% rate is an exemption. Some categories also have a minimum or maximum tax.
Owner-occupied home (Bahamian owner)
Your own home, lived in by you as a Bahamian or a permanent resident with the right to work.
| Band | Charge |
|---|---|
| $0 – $300,000 | 0% |
| $300,000 – $500,000 | 0.625% |
| Over $500,000 | 1% |
Maximum tax: $150,000.00.
Since 1 July 2026 there is no minimum number of days you must live in the home for the $300,000 exemption or the $150,000 annual cap.
Bahamian owners aged 65 and over with an NIB senior citizen's card can get 50% off the tax on the value between $300,000 and $1 million, which this estimate doesn't include.
First-time Bahamian homeowners can apply for a five-year exemption on homes worth up to $600,000.
Owner-occupied home (non-Bahamian owner)
A home lived in by a non-Bahamian owner who holds a residence permit, annual work permit or Home Owner Resident Card.
| Band | Charge |
|---|---|
| Full assessed value | 0.625% |
Maximum tax: $200,000.00.
A flat 0.625% of the full assessed value, capped at $200,000 a year. This class started on 1 July 2026.
Home not lived in by the owner (up to 4 units)
A building of up to four units used only as a dwelling but not occupied by its owner, such as a second home or a Bahamian-owned home that is rented out.
| Band | Charge |
|---|---|
| First $75,000 (flat $300) | $300 + 0% |
| Over $75,000 | 0.625% |
Homes rented out by non-Bahamian owners are taxed as commercial property.
Commercial property, or a non-Bahamian's rental
Business premises, buildings with more than four units, and homes rented out by non-Bahamian owners.
| Band | Charge |
|---|---|
| $0 – $500,000 | 0.75% |
| $500,000 – $2,000,000 | 1% |
| Over $2,000,000 | 1.5% |
Vacant land (non-Bahamian owner)
Undeveloped land owned by a non-Bahamian.
| Band | Charge |
|---|---|
| First $7,000 (flat $100) | $100 + 0% |
| Over $7,000 | 2% |
Late payment on non-Bahamian-owned vacant land carries a higher surcharge: 5% in the first year, 7.5% in the second and 12% from the third.
Worked example
A property in the Owner-occupied home (Bahamian owner) category valued at $450,000.00:
- $0 – $300,000: $300,000.00 × 0% = $0.00
- $300,000 – $500,000: $150,000.00 × 0.625% = $937.50
- Annual tax: $937.50 (effective rate 0.21%)
Due dates, discounts and penalties
- Real property tax is due by 31 March. Paying the year's bill in full by then earns a 10% discount.
- Tax still unpaid at 31 December attracts a 5% surcharge from 1 January.
Frequently asked questions
What value is real property tax based on?
It is based on the market value of the property as assessed by the Department of Inland Revenue. If you don't know the assessed value, use a realistic market value to estimate.
Is my home exempt?
Owner-occupied homes owned by Bahamians usually get an exemption on part of their value. The exact threshold and who qualifies are set by law; the calculator shows which exemptions it applied.
When is real property tax due?
Bills are issued annually by the Department of Inland Revenue. Check the official site for the current due date and any discount for early payment or penalty for late payment.
Do I pay more if I am not Bahamian?
Property owned by non-Bahamians is often taxed in a different category with different rates. Choose the category that matches how the property is owned and used.
Sources
- Department of Inland Revenue – Real Property Tax FAQs (rates by class)
- Real Property Tax (Amendment) Act, 2026
- Department of Inland Revenue – Real Property Tax legislation
Rates last verified: 2026-10-07. Rates effective from 1 July 2026. Rate changes log
This is an estimate for planning only. Confirm figures with the relevant government department, your bank or a qualified professional before making decisions. See our terms.