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“In JamaicaJamaica, with its vibrant culture and stunning landscapes, has a unique position in the global real estate market. The i..., a home isn’t merely an address. It’s ancestry. It’s artistry. It’s the echo of every dinner prayer and duppy"Duppy," meaning "ghost" in Jamaican Patois, often carries cultural and superstitious connotations, making it a lively t... story told on a verandah under a zinc or a shingle roof.”
— Dean JonesDean Jones is a chartered builder, project manager, licensed real estate professional and the founder of Jamaica Homes, ..., Founder of Jamaica HomesJamaica Homes is a premier real estate company offering a comprehensive platform for buying, selling, and renting proper...
There’s a particular kind of hush that falls over a JamaicanThe term "Jamaican" encompasses the citizens of Jamaica and their descendants in the Jamaican diaspora, representing a d... propertyProperty encompasses a wide range of tangible assets that individuals or entities can own, utilize, or invest in, includ... that’s been on the market a little too long. Not defeat. Not decay. Just… pause. A beautiful stillness, waiting for the right footsteps to cross the threshold.
And that’s the thing. In the world of Jamaican real estateJamaican real estate encompasses a diverse property market within Jamaica, including residential homes, commercial build..., homes aren’t just bought—they’re chosen. Often slowly. Deliberately. Sometimes with reverence.
If you’ve listed your houseA house serves as a fundamental structure designed for residential living, providing shelter and a place for individuals... and it hasn’t sold in a few months, you might be wondering what’s gone wrong. But what if the real question is—what’s taking shape behind the scenes?
To understand the wait, we must first understand the waltz of Jamaican property—a dance with long roots, rich intentions, and motivations that span the sentimental to the surreal.
Selling in Jamaica: A Timeline Older Than Any Listing
It begins long before the digital listings and polished aerial drone shots.
Long before gated communities or mortgage pre-approvals, JamaicansJamaicans are a resilient and vibrant people with a deep-rooted history defined by courage, resistance, and cultural ric... built homes with their hands and their hopes. From the time of emancipation, owning a piece of land—any land—was a signal of independence. What followed were family yards, clusters of homes and generations, bound not just by blood but by mango trees and marl tracks.
These weren’t houses to be sold; they were to be held, passed down, split up, built on top of. They formed the marrow of towns like St. Mary’s Highgate or Clarendon’s Race Course.
Fast forward, and we begin to see more structured developmentIn Jamaica, the term "development" can refer to various contexts, each with its unique focus and implications. Real esta... in the 60s and 70s—Mandeville’s airy bungalows, Kingston’s townhouses, the rise of “scheme” homes. But even then, sales were whispered affairs, handled through family connections or local ‘fixers,’ long before the internet made everything searchable.
To this day, many homes across Jamaica are quiet listings, or what we call “pocket listings”—properties for sale but not advertised publicly. These are often places of pedigree: maybe a villaIn Jamaica, a villa is a prestigious type of residence known for its spaciousness, elegant design, and luxurious feature... once owned by someone famous, a Georgian great house perched on a bluff, or even a modest concrete home with history carved into its walls.
“A house in Jamaica often waits years to be sold—not because it’s undesirable, but because it needs the right person to recognise its soul.”
— Dean Jones
The Myth of the 3-Month Turnaround
Let’s dispense with this up front: three months is not a standard benchmark for selling in Jamaica. That’s the tempo of London or Miami. In Jamaica, the average time on market can stretch to a year or more, especially for properties above J$50 million or outside the core urban zones.
And for heritageHeritage, in the context of Jamaica, real estate, and the rest of the world, refers to the tangible and intangible asset... properties, years can pass.
Not because the property isn’t beautiful or desirable—but because the buyerA buyer is an individual or entity that acquires goods, services, or properties through a transaction, motivated by a ne... has to fall in love. These homes are often restored or reimagined. They don’t just change hands; they change keepers.
Why Your Home May Still Be Waiting
1. The Price Must Sing in Harmony
In a market like Jamaica’s—small, personality-driven, and subject to the winds of diasporaIn the context of Jamaica, real estate, and the broader global sphere, diaspora refers to the community of Jamaicans liv... currency—price is everything. And while temptation urges some sellers to list at aspirational prices, the truth is: Jamaican buyers are value-sensitive, not deal-hungry.
That sea viewIn Jamaica, "sea view" refers to a property or location with a visible and often unobstructed perspective of the Caribbe...? That famous former owner? They might add allure, but not always dollars.
Buyers—especially those from overseas—scrutinise exchange rates, transfer taxes, and renovation costs. And local buyers are even more cautious, especially with mortgage rates climbing.
If your home’s price is too ambitious, it won’t just deter offers—it can stall viewings altogether. The whispers begin: “It too dear, man.”
And so it waits.
2. A House Must Feel Ready to Be Loved
There’s beauty in a home with character—flaking paint on original fretwork, creaking floors that remember footsteps from the 1940s. But charm must be balanced with cleanliness, clarity, and presentation.
Staging matters. Not just for luxury villasLuxury villas in Jamaica are high-end, private homes often located in prime coastal areas like Montego Bay, Negril, or O..., but for that split-level in PortmorePortmore, located approximately 24 km from Jamaica’s capital, Kingston, is a major urban settlement in St. Catherine. ... or the bungalowA bungalow is a type of single-story house or cottage that is typically small in size and may have a low-pitched roof, w... in Buff BayAs of February 12, 2025, Buff Bay remains a coastal town in western Portland Parish, Jamaica, bordered by the&....
- Trim the hedges.
- Remove personal relics.
- Let light flood in.
A fresh coat of paint costs little but speaks volumes.
And if your home is being marketed with 2019 photos and a handwritten sign on the gate, you’re not just behind—you’re invisible.
“When a home is dressed in its Sunday best, it invites conversation. And in real estateReal estate refers to property consisting of land and the structures on it, such as buildings and homes. It also include..., the right conversation sparks desire.”
— Dean Jones
3. A Buyer Must Be Allowed to Meet the House
Access. Access. Access.
One of the most silent killers of a property sale is the simple issue of inflexible viewings. Sellers who insist on restrictive hours or deny walk-throughs because “it’s not tidy” or “the tenantIn Jamaica, a tenant is an individual or entity who occupies and utilizes a property under a rental agreement or lease w... not home” are clipping their own wings.
Many Jamaican buyers fly in with just five days to house hunt. They have cash, intent, and a dream. But they don’t have time to wait two weeks for you to arrange things.
In this dance, every delay is a missed opportunity.
Jamaican Buyers: Motivations Beyond the Ordinary
Here’s the truth: the motivations behind buying homes in Jamaica are wildly diverse and often deeply emotional.
Some move to be closer to aging parents or schools for their children. Others are returning residentsReturning Residents are Jamaican nationals (or persons eligible through Jamaican descent or marriage to a Jamaican natio..., hoping to recapture the warmth and scent of childhood summers.
Then there are the romantics—those who, after one trip to Treasure BeachTreasure Beach is a beautiful, quiet area on the south coast of Jamaica, known for its calm, friendly vibe and lovely be..., decide to buy a piece of that tranquillity. Their motive? Not ROI. Not practicality. Just joy.
There are even those who purchase a property because someone they admired once lived there. Some homes have sat on the market for years—until a buyer discovered it was once the childhood house of a reggaeReggae is a genre of music that originated in Jamaica in the late 1960s, characterized by its distinct rhythm, offbeat t... pioneer. It sold in a matter of weeks after that.
“Some buyers are logical. Others are lyrical. Jamaica sells best to both—but only when the story is told right.”
— Dean Jones
The Heritage Trap—and Treasure
A special note must be made for Jamaica’s historic homes. Great housesGreat Houses in Jamaica and beyond are architectural and historical icons symbolizing power, wealth, and social hierarch.... 1920s cottages. Post-emancipation estates with hand-chiselled stone walls.
These properties are gold for the right buyer, but they don’t move quickly. They often require:
- Special planningPlanning in Jamaica involves managing land, resources, and infrastructure to support economic growth, social development... approvals
- Costly restoration
- TitleA title is a crucial document that establishes legal ownership of a property. When a buyer agrees to purchase real estat... clarity
They aren’t impulse buys. They are passion projectsA project or projects, within the Jamaican context, refers to a planned endeavor undertaken to achieve specific goals or....
And so they wait. Quietly. Beautifully.
Or as we say in Jamaica: “Every mikkle mek a mukkleEvery mikkle mek a mukkle: This Jamaican Patois proverb, meaning "every little bit adds up," highlights the value of sma..., but some mikkle tek time.”
So, What’s the Bottom Line?
If your Jamaican property hasn’t sold, don’t be disheartened.
Ask yourself:
- Is it priced right?
- Does it show well?
- Is it available for viewings?
- Is the story being told?
- Is patience part of your plan?
Because in this market, the buyer you’re waiting for may be halfway around the world, dreaming of exactly what you’re offering, but hasn’t yet clicked “Book Flight.”
Final Word from Dean Jones
“To sell in Jamaica is to understand its heartbeats—sometimes fast, sometimes slow. But always with rhythm. Selling fast is sweet. But selling right? That’s sweeter.”
So if your house is still waiting, don’t think of it as unsold. Think of it as holding out for the right story to begin again.
DisclaimerA disclaimer is a statement that serves to limit or exclude liability, usually found in legal documents, websites, produ...:
The views, reflections, and insights shared in this blog are based on personal experience, professional expertise, and cultural observations by Dean Jones, Founder of Jamaica Homes and Realtor Associate at Coldwell Banker Jamaica RealtyJamaica Realty represents the broad and evolving landscape of real estate services in Jamaica, encompassing the buying, .... This post is intended for general informational purposes only and does not constitute legal, financial, or professional real estateIn Jamaican real estate, an estate refers to the total collection of assets and property owned by an individual, especia... advice.
While every effort has been made to ensure accuracy, the Jamaican real estate market is dynamic and subject to change. Readers are encouraged to consult directly with qualified professionals or local real estate expertsIn Jamaica, real estate experts are professionals skilled in various aspects of the property market, including agents, a... for guidance tailored to their specific circumstances.
Additionally, some names, anecdotes, or property descriptions may have been adapted to respect privacy, cultural nuances, or for illustrative effect. Jamaica Homes assumes no responsibility for decisions made based on the content herein.
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