For those seeking more than a property — a place to return to peace. Sixty-five miles of barrier reef. Twelve uninhabited cays. A small brokerage that finds you a house among them — by introduction, by appointment, by the sea.
For more than twenty years I've been placing families in upscale homes across Bergen and Hudson Counties — Fort Lee, Englewood, Alpine, Hoboken — the houses that don't show on Zillow until they're already sold. The work was never about square footage. It was about the life inside it.
Turks & Caicos is the natural next chapter. Many of my clients already winter in the Caribbean; a growing number are buying here. I bring the same quiet method to Provo, Grace Bay, and the cays beyond — a brief, a boat, and a short list of houses worth seeing. The same relationship. Two coastlines.
Average degrees in February. Three hundred and fifty days of sun. The sea, eighty.
Income tax. Capital gains. Inheritance. The ledger ends where it begins.
Largest barrier reef in the world. Sixty-five miles long. Visibility eighty feet. Twelve uninhabited cays beyond it.
Hours from Miami. Direct from twelve gateways. A passport, a pair of shorts.
The Permanent Residency Certificate is issued upon a qualifying real-estate investment — $1,000,000 on Providenciales, or $300,000 on a sister island (Grand Turk, Salt Cay, and South, Middle, or North Caicos) — together with a one-time $25,000 government fee. The certificate holds for life and grants the right to reside indefinitely. The right to work is not automatic; that is handled by separate permit.
Want the worked example for your situation?
Photographs from Juanita's lens · October 2025
GRACE BAY · CORAL SAND · 12 MI
The address that needs no introduction.
LONG BAY · J.H. · 2025
Shallow flats. The kite-set. Modernist.
LEEWARD · J.H. · 2025
Marina. Megayacht slips. Gated, by tender.
PARROT CAY · PRIVATE
A private island. By invitation, by helicopter.
PINE CAY · J.H. · 2025
No cars. Eight hundred acres. Fifty homes.
NORTH CAICOS · WILD
The road less paved. Coconut groves, flamingos.
None quite right — or all of them?
SAILING · YACHTING
Charter introductions. Slip availability at Blue Haven and South Side. Captain & crew on retainer.
FAMILY · SCHOOLS
BWI Collegiate, Provo Primary, Beaches Resort program. We make the introduction.
WELLNESS · SPA
COMO Shambhala access. Trainers, Pilates, dive instructors, freediving — a short, vetted list.
CONCIERGE · STAFF
Estate managers, housekeepers, chefs, security. Discreet placement; references by introduction.
Forty-five minutes. We listen. You describe the life you are designing.
A written memorandum: islands, exposures, structures, fees, neighbors. Read in an evening.
Three to five days on island. Private boat, no agents-in-suits. Five properties, not fifty.
Counsel, negotiation, stamp duty, NIB filings. Quiet, end-to-end.
Closing in 30–60 days. Contractor on Tuesday. You arrive Saturday. Pantry stocked.
I built my practice in Bergen and Hudson Counties — Fort Lee, Englewood, Alpine, Demarest, Edgewater, Hoboken — placing families in upscale homes, modern condos, and the kind of townhouses that don't show on Zillow until they're already sold. More than twenty years in, I represent a deliberately limited number of buyers each year, most of whom arrive by referral.
Turks & Caicos is the natural next chapter for the clients I serve. Many of them already winter in the Caribbean; a growing number are buying there. I bring the same quiet method to Provo, Pine Cay, and the cays beyond — a brief, a boat, and a short list of houses worth seeing. There is no portal. Just a conversation.
My calendar is intentionally small.
Direct flights from twelve U.S. gateways. A stable BOT jurisdiction. Resort-managed rental programs that fill the calendar nine months of the year. The numbers below are the ones I share with clients before they ever see a house — so you can read the ledger before you read the brochure.
CHART · LUXURY APPRECIATION · 2015–2025
I send a worked ledger before our first call.
The guide I send to clients before our first call. A working document — not a brochure — that covers the ground most buyers wish they'd known a year earlier.
Wholly. There is no restriction on foreign ownership of freehold property in TCI. Title is held in fee simple.
Stamp duty 6.5%–10% by parcel value. Legal, recording, and survey ~1.5%. Written estimate before any offer.
Yes. Most beachfront clients elect a rental program. Net yields run 5–8% on well-positioned villas.
Cash: 30–45 days. Financed: 60–90.
65–70% LTV from a small set of local and offshore lenders. We make introductions.
CHAPTER I
Twelve miles apart, two different lives. Where to swim, where to dock, where to put the children, where to age into a hammock.
Read the chapter ↗
CHAPTER II
What 6.5% to 10% actually means on a $7M closing — with a worked example and the three line items most buyers miss.
Read the chapter ↗
CHAPTER III
How a New York family spent five days, saw three properties, and chose the smallest of the three. A short story, in pictures.
Read the chapter ↗We do not list clients. We do not share names. No transaction is published, photographed, or written about without explicit consent. The smallest islands have the longest memories — we keep ours short on purpose.
A short, curated email when a property worth your attention comes to market — often before it's listed publicly. Two to four sends a month, never more.
Sixty-four pages on Grace Bay, ownership, residency, rental potential, and which island fits which life. The guide I send before a first call.
An honest hour. We talk about what you're imagining, what it costs, and whether the islands are the right answer at all. No pitch. By appointment.
No pitch. No portal. A glass of something cold and an honest hour of your time.
