September 2026
Established 2-Bedroom Oceanfront Residences
Helping buyers make informed condominium purchasing decisions.
Grace Bay Condo Prices: September Snapshot
Here’s a look at Grace Bay condo prices this month. As of September 18, there are 22 active established two-bedroom oceanfront condominium listings represented in this month’s MLS review.
The average asking price is approximately $1.81 million, with an average asking price of approximately $1,002 per square foot. The median asking price is approximately $1.795 million.
There continues to be a considerable range in Grace Bay condo prices—from approximately $660 per square foot to more than $1,600 per square foot—which illustrates why price per square foot, while a useful comparison, should never be considered in isolation.
Resort management, condition of the property, strata fees and financials, rental restrictions and performance, amenities, location and the overall ownership experience can all have a significant impact on value.
This month, rather than simply highlighting the least expensive properties, I have focused on several that I believe are particularly useful in illustrating where value can be found—and where buyers need to look beyond the initial numbers.
If you’d like to discuss how Grace Bay condo prices apply to your own search or property, I’m always happy to talk.
This Month’s Properties of Interest
| Property | Asking Price | $/Sq.Ft. | Ownership Experience | My Perspective |
|---|---|---|---|---|
| The Sands 3115 | $1,050,000 | $660 | Established Grace Bay Resort | Excellent Overall Value |
| West Bay Club 206 | $1,795,000 | $829 | Upscale Beachfront Resort | Strong Overall Value |
| The Somerset 303 | $1,995,000 | $920 | Boutique, Low-Density Resort | Strong Value |
| Wymara 1308/09 | $1,950,000 | $1,083 | High-End Resort | Worth a Closer Look |
| The Palms 2401/02 | $2,550,000 | $1,181 | 5-Star Full-Service Resort | Renovated 5-Star Opportunity |
Complete Inventory
The properties highlighted above are not simply those with the lowest price per square foot. They are properties that, in my opinion, deserve consideration for different reasons and for different types of buyers.
For those wishing to dig deeper, the accompanying spreadsheet contains the complete September MLS inventory of active two-bedroom condominiums, including asking price, square footage, price per square foot, MLS number and direct links to each listing.
Property Commentary
The Sands – Unit 3115
At approximately $660 per square foot, Unit 3115 continues to be one of the strongest value propositions in the current two-bedroom oceanfront market.
What makes this listing particularly noteworthy to me is that the attractive price per square foot is supported by the resort itself.
The Sands has consistently maintained the property well and has an established rental program. For buyers looking for a combination of Grace Bay beachfront, sensible pricing, established management and rental appeal, I believe Unit 3115 deserves particular attention this month.
West Bay Club – Unit 206
At approximately $829 per square foot, Unit 206 continues to stand out as strong value.
West Bay Club benefits from experienced and well-established resort management—an important consideration that isn’t reflected in a simple price-per-square-foot calculation.
Combined with its generous residence size, excellent beachfront setting and established rental appeal, I continue to believe this is one of the stronger opportunities currently available.
The Somerset – Unit 303
At approximately $920 per square foot, Unit 303 continues to deserve consideration for buyers who prefer a smaller, lower-density resort environment.
The Somerset is well maintained, with spacious residences, beautifully landscaped grounds and a notably loyal ownership base. Several owners have been with the resort since its early years and continue to enjoy the ownership experience.
Its boutique scale and relaxed beachfront atmosphere offer something quite different from the island’s larger resort developments.
For buyers who value space, lower density and a more intimate resort environment, I believe The Somerset remains worthy of a closer look.
Wymara – Unit 1308/09
At approximately $1,083 per square foot, this Wymara residence may catch a buyer’s attention, particularly given the resort’s positioning within the upper end of the Turks & Caicos market.
As with any resort residence, however, the price per square foot is only part of the picture. Wymara has specific rental and ownership parameters that buyers should understand, together with the associated strata costs and services provided by the resort.
For the right purchaser, the combination of Wymara’s resort experience, location and amenities may be very appealing. The important consideration is understanding how the ownership structure fits with the buyer’s intended use of the property.
The Palms – Unit 2401/02
For buyers looking for a 5-star, full-service resort experience, Unit 2401/02 at The Palms remains particularly well positioned in the current market.
The residence recently completed an extensive renovation and presents beautifully, offering a turnkey opportunity without the additional cost and inconvenience of updating an older residence.
At approximately $1,181 per square foot, it is more expensive than some of the properties highlighted this month, but the comparison isn’t like-for-like. The buyer is getting a newly renovated residence within an established 5-star resort, together with the services and amenities associated with that ownership experience.
I continue to believe it represents a well-priced opportunity within the 5-star resort category.
What the Numbers Don’t Tell You
This month’s listings provide a particularly good illustration of why I don’t believe buyers should simply sort the MLS by price per square foot. At The Sands, approximately $660 per square foot is supported by a property that has been consistently maintained and has an established rental program.
At Wymara, approximately $1,083 per square foot needs to be considered alongside the resort’s particular ownership and rental structure and the services provided.
And at The Palms, approximately $1,181 per square foot buys a newly renovated residence within an established 5-star, full-service resort.
Each could represent value—but for very different buyers.
Price per square foot also can’t tell you what may be happening immediately around an individual residence. Future construction, changes in views, location within a resort and other property-specific considerations can materially affect the ownership experience. These are all factors I consider before recommending that a buyer take a closer look at a particular residence.
Excellent Overall Value
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The Sands 3115
Worth a Closer Look
_
Wymara 1308/09
Renovated 5-Star Opportunity
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The Palms 2401/02
Beyond the Listing
When evaluating a condominium, I look well beyond the asking price.
The financial strength of the strata, adequacy of reserve funding, management quality, maintenance history, planned capital improvements, monthly ownership costs, rental performance and restrictions, owner-use policies, construction quality and resale demand can be just as important as location and price.
Every resort also has its own personality and ownership style.
Some buyers prefer the amenities and energy of a larger full-service resort. Others are drawn to a quieter, lower-density environment. Some place considerable importance on rental income, while others intend to spend several months of the year in their residence and are far less concerned with rental performance.
Neither approach is inherently better. The important thing is finding the condominium community that fits how you intend to own and use the property.
These are the details that rarely appear in an MLS listing but can have a significant impact on both the enjoyment of ownership and the property’s long-term value.
My background in accounting, combined with extensive experience in the Turks & Caicos condominium market, allows me to assess these considerations alongside the residence itself.
If you’re considering purchasing a condominium in Turks & Caicos, I’d be delighted to discuss what you’re looking for and help you identify the properties—and condominium communities—that best match your objectives.
Warm regards,
Elain Dubensky
Condominium Specialist
Turks & Caicos Sotheby’s International Realty
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