Every stand alone property management company we could verify that looks after homes, villas and condos for owners in the Turks and Caicos Islands, in one place. Who manages short term villa rentals, who handles long term tenancies, who takes on strata and HOA work, and who covers North and Middle Caicos. Office addresses, direct numbers and email for each, plus the licensing and tax rules that apply to every rental property whoever manages it. Built for owners, buyers weighing rental income, and anyone about to hand over a set of keys.
Buying a home to rent out, or selling one with a rental history? The manager, the licence and the booking record often shape what a property is worth. Drew Scrymgeour, Christie's International Real Estate Turks and Caicos, on island since 1989.Talk property with Drew
Before you use this page
This is a free directory compiled from public sources. It is not an endorsement, ranking or review of any company, and it is not legal, tax or investment advice. Descriptions record what each company publishes about itself; where a company describes its own size or standing, the page says so rather than stating it as fact.
Management terms, fees and portfolios are agreed privately and change often, so none are quoted here. Government rules are summarised from the departments' own published pages and should be confirmed with the department before you rely on them. Inclusion is not a recommendation and absence is not a judgement. Corrections from any company listed are welcome and will be applied promptly, and any company that would prefer not to appear can ask to be removed: drew@thrive.tc.
How to read the Atlas
One record per company. Each carries the office address, phone numbers, email, website and the services the company publishes. The gold Enquire button on the left of each record opens a ready written message you can edit and send to the company, with Drew copied in, or send to Drew for an introduction instead.
Verification status is shown on every record.Verified on company site means the contact details were read from the company's own website. Directory listing means they come from a tourism or business directory and should be confirmed first. Government source marks the regulators.
Only stand alone property managers are listed. Real estate agencies, villa booking agents and resort operated villa programmes are left out. Gold on the left edge marks a manager covering Providenciales, green a manager based on North Caicos, and white a government department.
Portfolio and press shows range. Named homes are those each company presents on its own website, and press mentions are the ones it lists itself. Portfolios change, and a villa can move between managers, so confirm a specific home with the company.
Service tags are the company's own words, condensed. If a company does not publish a service, it is not tagged, which does not mean it will not do it. Ask.
Build a shortlist. Tap Add to shortlist on up to five records, then compare them side by side or send one request for proposals to all of them at once, with Drew copied in. The toolkit below adds deadline countdowns, a tax calculator, an owner net income comparison, a readiness tracker and a storm handover sheet.
Last checked date sits at the foot of every record. Numbers and offices change; the source links show where each detail came from.
Filter every manager by service · tap a service to isolate it
The managers
Almost all of the islands' rental activity is on Providenciales, and so are almost all of the managers. Most are small, owner run firms looking after a curated set of villas and condos, taking the whole job from bookings and guests to maintenance, licensing and the monthly accounts. One focuses on North and Middle Caicos. Real estate agencies and villa booking agents are not listed.
TKCA Vacation Rentals
TKCA Vacation Rentals · in house builder TDMG
Property managerVerified on company siteDirectory listing
Short term rentalsBuild, renovation or design support
A Grace Bay Road based luxury vacation home rental and management company offering owners sales and marketing, reservations, maintenance and day to day management, with deposits collected on all bookings. It presents itself as a combined design, build and management team, with an in house building firm, TDMG.
Portfolio and press
Clevelander, 2.24 acres with 160 ft of Long Bay beachfront
Villa Shambhala, over two acres on Long Bay
UXUE, Villa Umi and Kailoa Villa
Blue Lagoon and Goldfinger Villas
Recognised in The 100 Collection, a peer group of locally owned or operated rental brands (per its site).
Grace Bay Road, ProvidencialesGrace Bay Road, Providenciales (unit not published) Enquire by email
On island property managers acting as the villa owners' direct representatives and responsible for each home in their portfolio of luxury villas on Providenciales, many on Grace Bay Beach, from two to eleven bedrooms. Homes are maintained and staffed with trained butlers, housekeepers and private chefs, with concierge, VIP and babysitting services for guests.
Portfolio and press
Vision Beach, a five bedroom modern beach house at 70 Prince of Wales Drive, Leeward, with 240 ft of Grace Bay frontage, a private dock and full staff
Tranquility, an 11 acre oceanfront estate in Leeward with an eight bedroom main house and three bedroom guest house
Coral House, Grace Bay
Sentosa, Hawksbill, Footprints, Sundance, AWA, Beach Kandi and Marahuyo
Portfolio of over 20 properties, grown from three over the past decade (per its site).
Venture House, Grace Bay203 Venture House, Grace Bay, Providenciales TKCA 1ZZ +1 649 941 7550 (office) · +1 888 413 3808 (reservations) Office Monday to Friday 9:00 am to 5:00 pm Eastern
Island House Luxury Villa Management · founded 2020
Property managerVerified on company site
Short term rentalsFully staffed villas
A luxury villa management company founded in 2020 by a luxury hotelier, managing a portfolio of beach and seafront villas across Providenciales, from four to ten bedrooms, in areas including Grace Bay, Long Bay, Leeward, Chalk Sound and Turtle Tail. Management covers day to day villa operations, sales and marketing and guest services, with butler and concierge service in each home and a dedicated villa management email for owners. Its team page lists a property manager, operations managers, a director of engineering and a director of marketing and revenue.
Portfolio and press
Villa Sole E Mare, ten bedrooms
La Dolce Vita and Villa Salacia, nine bedrooms each
The Point and Villa Paradisa, eight bedrooms each
Emerald Bay, Haven House and Sea to Sky Villa, seven bedrooms each
Estate of Grace, listed as coming soon
Collection of around 20 beach and seafront villas from four to ten bedrooms.
Grace Bay, Providenciales9 Castle Road, Grace Bay, Providenciales TKCA 1ZZ +1 833 343 3173 (reservations)
Islands Escapes (TCI) Ltd · office at Turtle Cove Marina, Zenza Hotel
Property managerVerified on company site
Short term rentalsLong term and commercial letsMaintenance teamAccounting and owner statements
A full service management company offering three distinct products: short term villa rentals with marketing, guest relations, bookkeeping and maintenance; long term and commercial lettings of six months or more, including tenant finding and screening, lease negotiation and rent collection; and property maintenance through an in house maintenance department. Villas are marketed through its own site, a network of accredited travel partners, subscription sites and select print.
Portfolio and press
Casa Varnishkes, a nine bedroom gated estate on 2.5 acres with 170 ft of Long Bay beachfront
Balinese Villa, Turtle Tail
Homes range from seaside cottages to large beachfront villas across Leeward, Long Bay, Chalk Sound, Sapodilla and Taylor Bay, and Turtle Cove.
Turtle Cove, Providenciales22 Bridge Road, Turtle Cove, Providenciales TKCA 1ZZ +1 649 941 4006 · fax +1 649 941 4008 Mon to Fri 8:00 am to 5:00 pm Eastern
Short term rentalsLong term and commercial letsStrata and HOA managementPrivate home care, no rentalsMaintenance teamAccounting and owner statementsBuild, renovation or design support
A locally owned firm managing villa rentals, private vacation homes, condos, retail and long term rental property, with a portfolio it describes as including boutique hotels, private villas, waterfront homes and condos. Published services run from marketing and the full guest cycle to strata and HOA management, bill payment and human resources, account management, maintenance and gardening, hurricane preparation, and overseeing small construction or design projects for owners.
Portfolio and press
Villa Verde, a ten bedroom waterfront home in Leeward
Off the Grid, an oceanfront villa
Seafoam Cay and Vitamin Sea
Condos at Renaissance on Grace Bay, Ocean Club West, The Yacht Club at Turtle Cove and La Vista Azul
Off the Grid is described on its site as having featured on HGTV's Caribbean Life.
Short term rentalsFully staffed villasLicensing and complianceMaintenance teamBuild, renovation or design support
A Providenciales firm specialising in high end villa management with a deliberately small, curated portfolio. Services published for owners cover preventative maintenance and licensing, staff management, concierge, pricing and distribution across Airbnb, Vrbo, travel partners and direct booking. The family behind it has lived on Providenciales since 1981 and cites construction and hospitality backgrounds; a sister company, Panoply Sport Fishing and Luxury Charters, offers boat and yacht management, and the firm names partnerships with Projetech Construction and Finishing Touch Interior Design for builds, renovations and furnishing.
Portfolio and press
La Mer Villa and La Mer West, Silly Creek
Villa Eden
The Retreat at Turtle Tail
Villa Caona
Its press page lists The Times and Sunday Times, National Geographic Traveller (UK) and Condé Nast Traveller. Member of the Turks and Caicos Hotel and Tourism Association.
The Hub, Grace BayUnit 201, The Hub, Allegro Road, Grace Bay, Providenciales TKCA 1ZZ +1 649 432 3566 Mon to Fri 9:00 am to 5:00 pm Eastern · weekends on request
Short term rentalsLicensing and complianceAccounting and owner statementsBuild, renovation or design support
A boutique villa management company with staff based entirely on Providenciales, marketing owners' villas, managing bookings and guest stays, and handling compliance, tax filing, billing and accounting. It acts as the owner's on island representative for repairs, furnishing, renovation and new photography, hiring and supervising contractors and paying invoices. The portfolio runs from two bedroom condos to seven bedroom homes in areas including Chalk Sound, Long Bay, Leeward and Silly Creek.
Portfolio and press
La Koubba, Sapodilla Bay
Villa Cena, Chalk Sound
Ponte Del Sogno, Hakuna Matata and Bamboo House
Homes from two bedroom condos to seven bedroom villas.
Saltmills Plaza, Grace BayUnit 47, Saltmills Plaza, 363 Grace Bay Road, Grace Bay, Providenciales +1 649 432 4673
Short term rentalsPrivate home care, no rentalsFully staffed villas
An on island team acting as the owner's direct representative and contracted villa manager, with pricing for its portfolio approved on the owner's behalf. It markets through partnerships with on and offshore travel agents, provides owners with performance reports, and also takes on year round management for owners who do not rent at all. The team works in English, Spanish and Portuguese.
Portfolio and press
Big Chill Villa, Sandy Bottom and Villa Alinna, as named in guest reviews on its site
Ports of Call, Grace Bay1 Ports of Call Plaza, Grace Bay, Providenciales TKCA 1ZZ +1 649 441 8061 · +1 649 431 8061
A boutique management and luxury villa rental company looking after eight villas on Providenciales, by design, with a dedicated team for each home: host, chef, housekeeper and groundskeeping staff. Owners are invited to entrust their homes to the same model.
Portfolio and press
Sea Breeze Estate, Grace Bay, formerly Amazing Grace
Emerald Pavilion, one acre of beachfront on Emerald Point, Leeward, with a private dock
Cabuya, Blue Cay Estate, Leeward
A deliberately small portfolio of eight villas.
ProvidencialesProvidenciales (no street address published on site) +1 649 231 6077
Short term rentalsFully staffed villasLicensing and complianceAccounting and owner statementsMaintenance teamBuild, renovation or design support
A Providenciales based manager of luxury villas acting as direct representative of each owner, with staffed homes (butlers, housekeepers, chefs). Its published service list includes a dedicated property manager, day or night maintenance response, logged issue tracking, routine inspections, business licence and permit management, vehicle and asset registration and insurance, monthly financial reporting, staff recruitment, procurement, renovation coordination and revenue guidance.
Portfolio and press
Collection grouped on its site from one and two bedroom villas up to eleven and twelve bedroom estates.
ProvidencialesProvidenciales (no street address published on site) +1 649 431 2827 · reservations 1 888 548 2327
Short term rentalsPrivate home care, no rentalsMaintenance team
Housekeeping, maintenance and management for second home owners and working professionals, plus rental revenue and reservations management for owners who want it. Owners can keep managing their own Airbnb or Vrbo listings while CVM handles on island management and guest services. Its own rental collection is six properties from one to ten bedrooms.
Portfolio and press
Coastal Vibes Villa, Chalk Sound
Harbour House, Endless Blue Villa and Swan Villa
Six properties from one to ten bedrooms.
Millennium Heights, Providenciales21 Ruby Crest, Millennium Heights, Providenciales TKCA 1ZZ +1 649 243 6115 · +1 649 244 2606
Tranquility Property Management Ltd · also listed as Tranquility Property Management & Vacation Rentals Ltd
Property managerVerified on company siteDirectory listing
Short term rentals
An on island management company and staff for the villas it rents, stating that it is not a third party booking agency and that it knows each property first hand. Guest services include provisioning, excursions, private chefs and event planning.
Portfolio and press
Rock Spray, set alone on a peninsula
Tree House
Grace Bay Village, Providenciales65 Beechwood Road, Grace Bay Village, Providenciales TKCA 1ZZ +1 649 232 2699 (company site) · +1 649 232 4109 (Facebook page)
A locally owned and operated vacation rental company with affordable to luxury villas across Providenciales, from Chalk Sound and Sapodilla Bay to Leeward, Long Bay and Grace Bay. Its team page invites owners to make contact about villa ownership or a property evaluation.
Portfolio and press
Villas from one to five bedrooms across Chalk Sound, Sapodilla Bay, Leeward, Long Bay and Grace Bay.
ProvidencialesProvidenciales (no street address published on site) Use the contact form
A Providenciales villa rental specialist stating that every villa on its site is managed by the company itself, from waterside cottages to beachfront villas. Its website is still online, but current trading could not be confirmed on the date checked; confirm directly before relying on this record.
Caribbean Place, ProvidencialesPO Box 683, Caribbean Place, Providenciales Use the contact form
Rental managers for villas, condominiums and single family homes, most on or close to the beach, with arrangements for extra services and airport collection. No company website and no current trading information could be found on the date checked; confirm directly before relying on this record.
Prestige Place, Grace BayPrestige Place, 229 Grace Bay Road, Box 23, Providenciales TKCA 1ZZ Not published in directory
Property management for vacation rental condos, homes and villas in the luxury market, alongside villa rentals, with a team it describes as landscapers, gardeners, private chefs, cleaners and handymen.
ProvidencialesProvidenciales (no street address published) See website
Property manager, North CaicosVerified on company site
Short term rentalsNorth and Middle CaicosMaintenance teamAccounting and owner statements
Boutique vacation rentals and property management across North Caicos, Middle Caicos and Providenciales. Services published for villa owners include maintenance, guest and concierge services, financial statements and performance reviews, and goal setting with owners.
Portfolio and press
Secrets Bay, a beach home with a saltwater infinity pool on North Caicos
8 Gables Cottage
Caicos Cactus Residences at Whitby and Major Hill
Homes at Sandy Point, North Caicos and Conch Bar, Middle Caicos
Whitby, North CaicosWhitby, North Caicos (company site; the FindYello directory lists Blue Hills, Providenciales) +1 649 231 4885
TC Villas PR LLC · TCI Lux, a TC Villas company for staffed villas · founded 1970
Property managerVerified on company site
Short term rentalsFully staffed villasAccounting and owner statements
A boutique villa rental and management company founded in 1970 by Henry Moog, who built over 20 villas on Providenciales, many still in its collection. For owners it offers full service management covering marketing, sales, customer service, rental agreements, payments, bookkeeping and monthly or quarterly reporting, with dynamic pricing, guest vetting and listing on its own site and over 70 other websites. Its TCI Lux brand handles fully staffed, partially staffed and self catering beachfront villas. The company's correspondence address is in San Juan, Puerto Rico; ask how on island care of a home is provided.
Portfolio and press
Many villas in its collection were built by its founder, who built over 20 on Providenciales. Villas listed on its own site and over 70 other websites (per its site).
Correspondence addressPO Box 16082, San Juan, Puerto Rico 00908 +1 787 378 8410
Turks and Caicos Islands Government · Tourism Regulation and Licensing Ordinance 2023
RegulatorGovernment source
Licenses and inspects every tourism accommodation in the islands, from hotels to a single condo on Airbnb, and has taken over all accommodation licensing and renewals. It publishes the licence application, a property checklist written for property managers, the Ordinance and TIDES training certification. On the date checked its website totals showed 565 accommodations and 5,543 rooms.
Regent Village, Grace Bay3rd floor, Regent Village, Grace Bay Road, Providenciales +1 649 338 5349
Turks and Caicos Islands Government · Hotel, Restaurant and Tourism Taxation Ordinance
RegulatorGovernment source
Collects the 12% hotel and tourism accommodation tax and issues and renews business licences. Operators register 30 days before trading, file and pay by the 21st monthly, and keep records for seven years. Registrants are offered a free advisory session on applying the tax and filing.
Revenue DepartmentProvidenciales +1 649 338 5234 · +1 649 338 5224 Mon to Thu 8:00 am to 4:30 pm · Fri 8:00 am to 4:00 pm
Tick what matters for your property. Managers that publish every ticked service appear below. This works only from what each company says on its own site or directory listing, so a firm that does not appear may still offer the service; it simply does not advertise it.
What every rental owner has to have in place
These obligations sit with the property, whoever manages it. A good manager will handle most of them for you, but the licence and the tax account are in the owner's or operating company's name, and the risk of getting them wrong stays with the owner.
1. An accommodation licence
Under the Tourism Regulation and Licensing Ordinance 2023, tourism accommodation of any size needs a licence from the Department of Tourism Regulations as well as a business licence. The Department has said publicly that holding a business licence does not remove the need for the accommodation licence. Properties are inspected before a licence is issued, and the Department has since introduced nine accommodation classifications, assigning the final one after inspection.
Business licences are issued and renewed by the Inland Revenue Department. For the 2026 to 2027 year the renewal window ran from 1 to 30 April 2026, with no extensions; under the Business Licensing Act 2026 a licence not renewed in time is suspended from 1 May, with a one month reinstatement period. Short term rental providers must include proof of accommodation licensing with their renewal.
The Hotel, Restaurant and Tourism Taxation Ordinance taxes accommodation services at 12%. Operators must register 30 days before they start, file and pay by the 21st of each month for the month before, and file a nil return for months with no bookings. Late payment triggers a 20% penalty plus 1.5% interest a month, and records must be kept for seven years, since the tax is self assessed and audited.
Condos are almost always strata title under the Strata Titles Act, run by a strata corporation whose executive committee sets bylaws, including rules on renting. Larger schemes often contract day to day running to a professional management company. In branded or hotel integrated developments there may be a mandatory rental programme, in which case an independent manager cannot rent the unit. Read the bylaws and any rental agreement before choosing a manager.
Every month, by the 21stAccommodation tax return and payment for the month before, including nil returns in closed months.
1 to 30 AprilBusiness licence renewal, with proof of accommodation licensing for short term rentals. Suspension follows from 1 May if missed.
1 June to 30 NovemberAtlantic hurricane season. Agree the storm preparation and post storm inspection routine with your manager before it starts.
Any changeTell the Revenue Department of a change of ownership, location, closure or cessation, and keep books for seven years.
The owner and manager toolkit
Six working tools, built on the government's own published figures where figures are involved. Nothing you type leaves your device: entries are kept only in this browser so the page remembers them next time.
What is due next
Live countdowns to the deadlines every licensed rental works to, calculated from today's date.
Accommodation tax and late filing
Enter the accommodation charges for a month. The page applies the 12% Hotel and Tourism Accommodation Tax, and shows what a late payment would add under the Revenue Department's published rule: a 20% penalty on the overdue tax plus 1.5% interest for each month it stays unpaid. An illustration only; the Revenue Department assesses the actual figure.
What reaches the owner
For comparing proposals. Enter the figures a manager quotes you and your own running costs; no market rates are assumed. Accommodation tax is shown separately because it is collected from guests and passed to government, not earned.
Rental readiness tracker
Tick each step as it is done. Progress is saved in this browser, so an owner and manager working through a new property can come back to it.
Storm handover sheet
The one page a manager needs when a storm is coming and the owner is thousands of miles away. Fill it in, save it as a PDF and send a copy to your manager before 1 June. Entries stay in this browser.
For property managers: add or correct your record
Run a management company that is missing, or need a detail changed? Fill this in and it opens an email to the Atlas editor. Corrections are applied with a dated change log entry.
Choosing a manager: what to ask
Visit Turks and Caicos Islands, the long running independent guide, notes that management fees typically combine a set monthly rate covering oversight and bill payment, the property's own expenses, and a commission on rentals, and that it is common for a manager to ask for a significant deposit when taking on a new property. It also advises distinguishing between properties a firm actually runs and those it only takes bookings for.
Common questions
Do I need a licence to rent my home on Airbnb or Vrbo?
Yes. The Department of Tourism Regulations has stated that all tourism accommodation, regardless of size, needs both an accommodation licence and a business licence to operate legally, and that every rental is inspected against its standards. Listing on a platform does not replace either licence.
Who pays the 12% accommodation tax, and who files it?
The tax is charged on the accommodation and remitted by the registered operator, which may be the owner's company or, depending on the arrangement, the manager. Agree in writing which of you is registered and files the monthly return, because penalties for late filing are steep and records are audited.
Is the government restricting short term rentals?
In his 2026 budget presentation the Minister of Tourism said government would strengthen registration and enforcement and was examining designated short term rental zones. As at spring 2026, a short term rental bulletin reported that no zoning ordinance had been drafted. Watch the Department of Tourism Regulations press page for changes.
Can a manager handle the licensing for me?
Several firms in this Atlas say so explicitly, including licensing, compliance, tax filing and accounting. It remains your property's licence, so ask for copies of the licence, inspection results and tax receipts for your own file.
What is the difference between a strata manager and a rental manager?
A strata manager works for the strata corporation, looking after common areas, budgets, service charges and meetings for all owners in a building. A rental manager works for you, looking after your unit and your guests. In some developments one company does both; in branded resorts the rental programme may be compulsory.
Is there a manager for North Caicos or Middle Caicos?
Yes, though fewer. Caicos Cactus Management gives Whitby, North Caicos as its base and covers North, Middle and Providenciales. Most Providenciales firms focus on Provo, so ask about travel time and cover before signing for an outer island home.
Does renting my home out change its value when I sell?
It can. A licensed property with a clean tax record and a documented booking history is easier to value on income and easier for a buyer to finance and insure. Drew is happy to talk through how a rental record would read to buyers for a specific property.
Buying for rental income, or selling a rental home?
Drew Scrymgeour has lived in the islands since 1989 and works with buyers and sellers through Christie's International Real Estate Turks and Caicos. If you are weighing what a villa or condo could earn, want an introduction to a manager for a home you are buying, or are selling a property with a rental history, get in touch.
Companies were identified from their own websites, the Visit Turks and Caicos Islands property management guide, the Turks and Caicos Tourist Board's real estate and rental agents directory, the Turks and Caicos Hotel and Tourism Association business directory and the FindYello business directory, all read on 16 September 2026. Contact details were taken from each company's own website wherever one was available; where only a directory carried them, the record is marked as a directory listing. Where a company's site and a directory give different numbers, both are shown.
Regulatory material comes from the Department of Tourism Regulations website, the Revenue Department's HTT page, the Government press office notice on business licence renewal for 2026, local press reporting of Department statements, and the Chambers and Partners Real Estate 2026 guide for strata structures. No fees, commissions or occupancy figures are published, because none are published consistently by the firms themselves.
This page names real businesses. It records what they publish and does not rank or review them. Only stand alone property management companies are listed. Real estate agencies, including those that run a rental or management desk alongside sales, are left out, as are villa booking agents, resort and hotel groups operating villas, firms that operate only their own villas, mandatory rental programmes inside branded condo resorts, and online co-hosting services whose on island presence could not be confirmed. Corrections and additions are welcome at drew@thrive.tc and will be applied with a dated entry in the change log.
Change log
16 September 2026: first published, with every record read against its sources on the day of publication and the 12% accommodation tax rate confirmed against the Revenue Department.
This page lives at thepropertymanageratlas.tciinsider.com. An Atlas by Thrive for TCI Insider.
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