TCI Insider Atlas Series / Sold by Drew / Turtle Tail, Edition One
The waterfront
Every Turtle Tail land transaction recorded on the Turks and Caicos MLS, from the first entries in 2004 through to today. parcel records across four registration blocks, sorted into the frontage tiers that actually drive price on this coast: beachfront, oceanfront, marina, canalfront & lakefront. Hover or tap anything on this page for the transactions behind it.
Lens one
Turtle Tail runs along the south coast of Providenciales in four registration blocks, 61002 through 61005, all inside Juba Salina. This page holds every land record the MLS carries for those blocks: 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 pattern is not a smooth curve. Turtle Tail moved in volume between 2014 and 2018, when interior and salina lots changed hands cheaply, then repriced hard from 2021 as the frontage tiers pulled away. The last twelve months carry recorded sales at .
Lens two
Water is not one thing on this coast, and treating it as one thing is how buyers overpay and sellers underprice. Turtle Tail carries sand, ironshore, a marina basin, a canal system and the Juba Salina pond. The tiers here are built from six frontage lists, and of the records in this export appear on at least one of them.
Those lists overlap heavily, which is the whole reason a hierarchy is needed. records sit on two or more, because one listing can describe a beach, the ocean and the water in the same breath. So each parcel takes the single highest tier it qualifies for and is counted once: beachfront beats oceanfront, oceanfront beats marina, marina beats canalfront, canalfront beats lakefront, and plain waterfront is the residual. Everything on none of the lists is inland. The tier is applied at parcel level across every record that parcel carries, because the land does not change between listings even when the wording does.
Hover or tap a tier 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, coloured by tier. Hover or tap any point for the parcel
The same record read the other way. Sale date across, price paid per foot of the frontage dimension on the MLS up, coloured by tier. Hover or tap any point for the parcel
Frontage on the MLS is written by whoever filed the listing. If your parcel is in a better tier than its description says, 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. This is what the best parcel on this coast has been able to command, and it is the number a waterfront owner is competing with.
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
The four blocks are not four versions of the same thing. 61002 is the Hawksbill end, where the beach parcels, the marina basin and the canal sit together. 61003 runs along Ocean Drive. 61004 holds most of the salina frontage. 61005 is Bristol Hill at the eastern end. Hover or tap a block for what it has actually done.
Every completed sale in the block, since 2004
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 Turtle Tail the rule only holds above an acre, and the reason is worth knowing before you price anything. The half acre to one acre band carries the top rate on the whole coast, because that is the size the beachfront and oceanfront parcels come in. This lens is showing two forces at once, size and tier, which is why the tier mix sits inside every tooltip. Read them together or the comparison will be wrong in both directions.
Hover or tap a band for the tier mix inside it, because size and frontage are tangled together here
The cheapest ground per square foot is the largest parcel in the weakest tier, and the most expensive is the smallest parcel on the best water. Neither is a mistake. Decide first whether the purchase is a place to build or a land position, then buy the tier that matches, then argue about the rate.
If your parcel is large and on good water, the rate per square foot on a neighbouring quarter acre is not your comparable and quoting it will price you out. Read the band you sit in, then the tier, then the transactions in both.
Lens six
Both prices are on the record for all sales, so the gap between them is measurable rather than anecdotal. of them were paid at the full asking price or above. The rest closed below it, and the size of that gap has moved with the market.
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 in the tier paid at the full asking price. Hover or tap for the deepest discount on record in that tier
Lens seven
Hover or tap any listing for its size, its tier, 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. 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 Turtle Tail 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 parcel sold twice or more. 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 frontage tier. Hover or tap for the two dates, the two prices and the annual rate
Bought in Turtle Tail 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.
The featured parcel
Surrounded by Water
$4,949,000
Two adjoining ocean front parcels at Hawksbill, offered together as one holding of 1.33 acres, 57,935 square feet, with 656 feet of water frontage on the MLS record. Both sold as ocean front land in 2019 and both resolve to the oceanfront tier. They are also available separately, as The Enclave of Hawksbill and The Pinnacle of Hawksbill. Nothing else on the Turtle Tail market today offers this much frontage in one holding.
The combined price is the exact sum of the two individual asking prices. There is no assemblage discount and no assemblage premium built into the number.
Rate per square foot is the wrong lens on a waterfront parcel, because it rewards depth into the bush and charges nothing for the edge on the water. The edge is the scarce thing. Every listing and every sale below carries a frontage dimension on the MLS record, so the comparison is like for like.
Listings that carry a frontage dimension on the record, coloured by tier. Hover or tap for the parcel
Every beachfront and oceanfront sale since 2021 with a frontage dimension on the record
Both parcels traded in 2019 and the record is in this dataset. Parcel 61002/128 sold twice that year, in March and again in September. Parcel 61002/129 sold in July. The combined 2019 basis, taking the later of the two sales on 128, was $1,920,000. Parcel 61002/129 itself was paid $39.31 a square foot in July 2019. The oceanfront ceiling on this coast now stands at $66.96 and the beachfront ceiling at $70.15, and the last two oceanfront sales, in April 2026, were paid at $51.29 on parcels of under half an acre carrying 75 feet of frontage each.
Measured frontage, elevation and the line of the ironshore edge are matters for the survey rather than the MLS, and the survey is available on request. So is the 2019 transaction detail.
The full record
All sales, 2004 to 2026, 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, the tier and whether you are building or holding, and I will send what fits, in Turtle Tail 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 in Turtle Tail 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 tier and your block 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 tier have done since.
Enquire Email Property finderSelling? The same record tells you what to list at.