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Middle Caicos is the largest and least populated of the Turks & Caicos
Islands. The island can be divided into three regions centralized around the
local villages:
Each of these regions will be separately addressed below.
In general terms, real estate on Middle Caicos has been very slow in both
sales and price movement during the past decade, with perhaps one or two
sales per year across the whole of Middle Caicos. The vast majority of land
on Middle Caicos is privately owned with development to date focused along
the coasts.
Processing of generational land in private family hands will
bring more listings of clearly titled lots onto the market over the next
year or so. During the past decade, a number of government development
agreements were put into place with great fanfare, yet overall very minimal
actual construction has begun.
In 2006 and early 2007 land values rose abruptly, with a steady increase in
enquiries and sales, even minor increase in construction has been noted. The
big “boom” in real estate touted for North and Middle was a result of
over-development in Provo, and the rush to find all available beachfront and
waterfront. Unrealistic prices were attained for about six months, as clear
titled lots for sale are few, and the lack of available listings pushed
interest and prices proportionate higher for a time. Since last summer 2007,
land values have drastically fallen on Middle Caicos and sales ground to a
trickle.
As the hugely expanded population of Provo buys and constructs homes – over
30,000 people now make Provo their full time home - the lifestyle loses some
appeal for long time TCI residents. This has caused people to reconsider the
quieter and less developed lifestyle of North Caicos, and spilled over into
interest in Middle Caicos.
Very limited infrastructure of any kind is in place on Middle Caicos. Water
is supplied by rain collected in cisterns, locally called “tanks”, and if it
doesn't rain for a long spell, tanks run dry! With a stable population of
only about 250 people, the economics of a water plant and delivery service,
are not good. The same applies for small trades – plumbing, electrical,
masonry, mechanics – all tradesman are brought to Middle Caicos when needed.
Roads are unpaved, not surveyed and for the last ten years, “soon to be
fixed”. The current roadwork project across both Middle and North Caicos
will cause everyone to sigh in relief when completed. The completion of the
causeway between the two islands has allowed for more convenience to Middle
Caicos residents for shopping and travel to other islands - and a great spot
for line fishing!
Since 1995, less than ten buildings have been constructed on Middle Caicos;
building costs are high and logistics are very difficult on Middle Caicos.
There is access for large cargo delivery, and roll on/roll off capacity for
trailers and containers from sandy Point in North Caicos. Supplies for
construction must generally be offloaded by hand onto trucks for delivery to
building sites. Construction crews are all busy in Provo so finding and
keeping a good crew on the projects in Middle Caicos is one of the most
difficult elements of building here.
Nearly 50% of the island of Middle Caicos is dedicated to the International Ramsar Bio-diversity Wetland Reserve, a major treaty preserved site dedicated
to protection of habitat for the local flora and fauna. While the reserve
covers the bank or south side of the island, the commitment to wildlife and
the unspoiled nature of Middle Caicos would logically be a critical
development goal across the entire island. The importance of eco-tourism,
rather than mainstream tourism, will be crucial to the sustainable
development of Middle Caicos.
Middle Caicos, contains the heartland of TCI culture including traditional
straw craft, fanner grass basketry, native sloop building, model sailboat
carving/racing, and bush medicine. With a population of 270 people, five
churches are active – and the lifestyle of Middle Caicos will be destroyed
without careful planning and consideration for local values.
In the sections that follow, each of the three main regions of Middle Caicos
will be outlined through pictures and text to bring to life the current
situation and future possibilities, specifically focused on real estate
information.
Old Pier at Platico Point, Middle Caicos
Conch Bar – Western region
Conch Bar village is the largest by far, with roughly 75% of the islands
population, and is located near the airport. There is a gas station and two restaurants and bars, a primary school, a central government office, a health
clinic, a police station and three churches. About half the homes are
renovated century tabby wall buildings, and half cement block or wooden
construction.
The famous Mudjin Harbour and Crossing Place Trail are located
in this western region of the island. Pine Barrel boat landing, on the
channel between Middle Caicos and North Caicos, is at the extreme west end
of the island.
Private development is underway at Mudjin Harbour : the Blue Horizon Resort
Vacation Community has residential lots overlooking the spectacular sweep of
the bay. The lots
here have underground services in place to each site, shared roads with a
fee each year for maintenance, and a homeowners association soon.
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In the village of Conch Bar traditional homes, with serious renovation
involved, and land, are available for sale, As the reef pulls away from the
shore moving east there are a series of small coastal lots, however, the
unsurveyed road allowances complicate building potential until the road plan
is completed. Land values in the village are roughly $35,000 per acre,
but along Conch Bar beach, lots would be valued at least $100,000 acre,
higher depending on actual feet of frontage.
Government has created a new
subdivision area in the village, near the airport, and is working on a large
village expansion zone, with both commercial and residential lots, to the
west of the village.
The west end of Middle Caicos has been settled close to the shore, and the
resultant sea mist and spray take their toll on vehicles and buildings. With
the reef literally at the shore, there is minimal protection from storm
surges and weather, yet the sea breeze helps fights the notorious Middle
Caicos mosquitoes and sand flies. Currently, there are no property listings in this western region of Middle Caicos.
Moving east toward Bambarra to the central
region of the island, huge swathes of property are generational land that is
slowly being sorted out. At the point where the reef pulls fully away from
shore, Platico Point, the remnants of a development plan for a duty free
deep water port are a landmark eyesore. Waterfront and backlots across the
road are available in the Platico Point area, with a magnificent ironshore
coastline. Waterfront prices from $400,000 per acre, backlots from $100,000
per acre. The developments in this area have not to date identified beach
access lanes and completed the roads to allow access to back lots.
Just
past this area the curve of Bambarra beach begins...and the central region
of Middle Caicos.
Bambarra – Central region
The central region is characterized by a high ridge in the middle of the
island and the grand sweep of Bambarra beach – four miles of curving
beachfront lined with casuarina trees. The reef is well off shore and the
bay shallow, with coral heads to explore and the main fishermen’s landing
nestled in the sheltered east end of the bay.
The village of Bambarra sits
proudly on the ridge with fresh breezes and views in all directions. One of
the best public beach facilities in the country, with tiki huts, picnic
shelter, latrines and the sand spit out to Pelican Cay, is sited on Bambarra
beach.
The village of Bambarra currently has roughly 50 residents, and many homes
were built at the turn of the century- thick “tabby” walls, low doorways and
wooden shutters. There is no water plant on Middle Caicos, home supply is
from cisterns, but Bambarra boasts many wells, with some well water suitable
for irrigation and construction.
All of the property in Bambarra village is
privately owned, with many who have emigrated returning home to
build/rebuild/retire. A new eco-tourism centre is open for visitors in the
original Bambarra school building. NO listings currently on the market in
Bambarra.
The shoreline of Bambarra beach is truly spectacular, and the limited amount
of property is has caused prices to rise drastically. From multi acre lots
running up into the ridge land to one acre lots on the beach, this is the
centre of the property market. A development zone was approved in the mid
eighties for the central beach area, and nearly one hundred individual lots
have been surveyed, although only seven homes exist to date. The layout has
long lots along the beach
front and two tiers of smaller lots behind.
Minimal access by road has been allotted and public beach access will need
to be addressed, as the current situation has no public beach access lanes
at all, even for the lot owners in the area off the beachfront.
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Vacant
beachfront lots are currently selling for at least $400,000/acre, and ½ acre
lots off the beach for $80,000. Two new resort developments are being
initiated for the Bambarra beach region - a small condo group and a 55 acre
hotel site. Again very limited listings are currently available, and
generational land in the area will only be coming available later this year.
Moving toward the east of Bambarra beach, the far eastern shore is ironshore
coast, along an extremely shallow bay with only a narrow strip of land
between the sea and the huge Farmcreek pond salina. Archeological traces of
several Lucayan and Taino settlements have been fund in the Bambarra beach
region. To hike out to Gambol Point, where fires were lit to guide the
sailing sloops home, is a great day’s outing that places the whole bay in
front of you.
Along the coast moving further east, at Half Creek, government
land has been set aside since 1997 for a marina, luxury hotel and villas. To
date, no listings for lots in this development have come onto the market.
Continuing along the shoreline, three developments are now “in progress”
along the easternmost beach spit, noted on the Middle Caicos map as “Wild
Cow Run”.
The “EastWinds” group sold land at $289,000 for a two acre
beachfront parcel in 2005, with prices now at $395,000 for beachfront acre
lots. The other two proposed developments involve further government
land sales and more plans for major hotel/tourist infrastructure. The east
end of Middle Caicos is a good 30 minute ride from the airport.
Transportation logistics will be difficult, as the prevailing wind shore
does not provide easy landing for cargo boats at many times of year.
Lorimer’s : Eastern region
 The inland eastern region of Middle Caicos was heavily utilized during the
plantation era, with many ruins still in evidence. Lorimers was the biggest
village in TCI at the turn of the century although at present only six
families make their home there. The mangroves along the creek and pond edges
are Lorimer’s special feature, along with the wild exposed east end beaches.
The village has numerous ruins of traditional homes scattered in the bush,
and has more named streets than any other village in TCI. The village is
also the access point for the famous Increase plantation, on land close to
South Caicos, at the ‘back” of the island on the banks. The equally noted
Haulover plantation has been conserved as a tourist site, with other walking
trails set aside.
The original “Kings Road” runs into Lorimers, and various lots are available
for sale along the road. Some of the highest land in Middle Caicos is in
this area, an area of rough indigenous bush, with remnants of stone walls
from traditional farming days and interior ponds. Access to the Windward
passage, between East and Middle Caicos, and on to South Caicos is via a
winding route across the creeks and sand bars, with birds and fish as common
companions. Sea kayaking and small boat fishing, exploring the in lets of
East Caicos and appreciating the rich bird life are attractions of the
eastern region.
This information has been prepared and provided to you by Sara J. Kaufman,
manager of Forbes, Forbes and Forbes Ltd. The firm specializes in personal
realty services. Please contact her directly for further details, with your
questions, or for assistance.
Email : forbesrealty@ tciway.tc
Cell Tel : 1-649-231-4884
Tel/Fax : 1-649-946-6132
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