TCI Insider Atlas Series / Sold by Drew / Chalk Sound, Waterfront Edition
The waterfront
Every Chalk Sound and Sapodilla Bay land transaction recorded on the Turks and Caicos MLS, from 2004 through to today. parcel records, with the beachfront, oceanfront and sound frontage sales pulled out and set against the dry lots behind them. Three kinds of water in one corner of the island, and they price nothing like each other. Hover or tap anything on this page for the transactions behind it.
Lens one
Chalk Sound and Sapodilla Bay sit on the south west corner of Providenciales in two registration sections, 60400 and 60612, wrapped around the turquoise sound on one side and the Caicos Bank on the other. This page holds every land record the MLS carries for them: 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
Chalk Sound trades thinly. The last twelve months carry recorded sales at , and a normal year is a handful of parcels. On a market this small, one sale moves the picture.
Lens two
Four markets in one corner. Beach at Taylor Bay, Sapodilla Bay and Silly Creek. Ocean frontage along the rocky south shore and the outer edge of Chalk Sound Drive. The sound itself, the shallow lagoon that gives the place its name. And the dry lots behind all three.
The three sets come from the MLS frontage exports, beachfront parcels, oceanfront and on the sound, keyed in by MLS number and applied at parcel level. Where a parcel appears on more than one list it takes the highest: beach over ocean, ocean over sound.
The split is stark. Water frontage of some kind is of the recorded sales and of the money that has changed hands here.
Hover or tap a group 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, gold for beach, teal for ocean, green for the sound. Hover or tap any point for the parcel
The measure that actually matters on water, all three kinds together. Sale date across, price paid per foot of the frontage dimension on the MLS up. Hover or tap any point for the parcel
Frontage on the MLS is written by whoever filed the listing. If your parcel belongs on the beachfront, oceanfront or waterfront list and is not described that way, 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. At Chalk Sound the ceiling is a beachfront number in almost every year of the record.
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
Two registration sections, and they are not alike. 60400 is Chalk Sound proper: the sound itself, Chalk Sound Drive and Taylor Bay. 60612 is Sapodilla Bay, Silly Creek and Harbour Gates. Hover or tap a section for what it has actually done and its mix of beach, ocean, sound and dry land.
Every completed sale in the section, since 2004
Lens five
Smaller than people expect. of the Chalk Sound sales that carry a lot area are half an acre or under. At Long Bay that figure is 17 per cent and at Turtle Tail 16. This corner was subdivided tight and never re-cut, which is why the rates per square foot look high here while the entry prices stay within reach.
Sales in each size band. Hover or tap a band for the parcels behind it, what they went for and the rates paid
Lens six
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 Chalk Sound the interior follows that rule closely.
Water still breaks it at the top: the best beach parcels carry the highest rates despite being ordinary in size. Hover or tap each band for its mix of beach, ocean, sound and dry land.
Hover or tap a band for its mix of beach, ocean, sound and dry land, because size and frontage are tangled together here
Decide first whether you want sand, ocean rock, the sound or none of them, because those are four different markets sharing one postcode. A sound lot puts a dinghy at the door for a fraction of the beach rate, and if the water is the point rather than the sand, that is where the value sits at Chalk Sound.
Quoting a Chalk Sound waterfront rate without saying which water is how parcels get mispriced in both directions. Sound owners anchoring on beach sales sit for years. Beach owners anchoring on sound sales leave a lot of money behind.
Lens seven
Both prices are on the record for all Chalk Sound sales, so the gap between them is measurable rather than anecdotal. of them were paid at the full asking price or above, which is a harder market for sellers than the headline prices suggest.
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 paid at the full asking price. Hover or tap for the deepest discount on record in that group
Lens eight
Hover or tap any listing for its size, whether it is beach, ocean, sound or dry, 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, and include conditional and pending listings, which are marked. 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 Chalk Sound 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 nine
This export contains matched pairs where the same Chalk Sound parcel sold twice or more, of them on water. 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 group. Hover or tap for the two dates, the two prices and the annual rate
Bought in Chalk Sound 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
Waterfront Chalk Sound
$1,325,000
0.58 acres, 25,265 square feet, with 137 feet of water frontage on the MLS record, on Chalk Sound Drive. One of water frontage parcels on the Chalk Sound market.
Every water sale with a frontage figure, highest first. The gold bar is the asking rate on this parcel. Hover or tap any bar for the transaction
The acreage measure, where this parcel sits differently
Chalk Sound moves slowly in both directions. of the water sales in the record took more than a year, and the listings on the market today range from 32 to 1,200 days.
Ask about this parcel Email Property finder
Ask me anything on it: survey, water depth and dock potential, setbacks and closing costs.
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
Start with the featured parcel. Waterfront Chalk Sound, 0.58 acres with 137 feet of water frontage at $1,325,000, one of eight water parcels available in this corner. If it is not the right fit, I can represent you on anything else on this page at no cost to you, and if you already own here I will tell you what your parcel is worth against the record.
Tell me the budget, whether you want sand, ocean, sound or none of them, and whether you are building or holding, and I will send what fits, in Chalk Sound 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.
For sale: Waterfront Chalk Sound, Chalk Sound Drive 0.58 acres with 137 feet of water frontage, $1,325,000, one of eight water frontage parcels on the Chalk Sound market. I can also represent you on any other parcel on this page, whoever holds the listing, at no cost to you.
Ask about this parcel 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 frontage have done since.
Enquire Email Property finderSelling? The same record tells you what to list at.
Waterfront Chalk Sound, Chalk Sound Drive0.58 acres with 137 feet of water frontage, $1,325,000
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