If you stand still for long enough in Jamaica’s property market, you’ll hear it—a faint rustle, the quiet scrape of a chair being pulled closer to the negotiating table. It’s not the clamour of the pandemic years, when offers flew like hummingbirds in mating season, but it’s movement all the same.
Believe it or not, there are clear signs buyer interest is heating up again. And while the landscape looks calmer, the numbers hint that things are shifting—more like a tide returning than a flash flood.
A Market That Appears Quiet—But Isn’t
In design, there’s a moment when a structure looks dormant: walls up, scaffolding still, nothing seemingly happening. But inside, wiring is being threaded, tiles are being set, and the building’s character is quietly taking shape.
That’s the Jamaican market now. On the surface, some sellers see fewer bidding wars. But behind the scenes, buyers are moving with intention.
Google Trends tells part of the story—searches for “homes for sale” have been climbing steadily this year, peaking in mid-July. It’s a reminder that curiosity never truly goes away; it simply waits for a reason to become action.
And the MLS numbers quietly agree. In the first quarter of 2025, there were 553 properties under contract, representing a staggering J$27.6 billion in value. Apartments—once a niche corner of the market—are now leading the charge with 173 deals in motion.
Dean Jones, founder of Jamaica Homes and Realtor Associate at Coldwell Banker Jamaica Realty, puts it simply:
“The market doesn’t sleep; it shifts. Buyers don’t disappear—they recalibrate, waiting for a window where opportunity feels within reach.”
It’s not that the market has gone to sleep—it’s more that it’s become strategic.
Why Patience Has Become the Buyer’s Currency
Today’s buyers are a different breed from those of 2021. Back then, a new listing could send heart rates—and offers—skyrocketing. Now, the air is cooler, but no less charged.
The MLS data shows 135 closed sales in Q1, with an average 171 days on market. That’s not hesitation for hesitation’s sake; it’s measured consideration. Buyers are weighing long-term value, running their numbers, imagining not just ownership but lifestyle—sunrise angles, neighbourhood rhythms, the view on a rainy afternoon.
They’re also learning from the market’s own ebb and flow. Some will rent for six months, watching the listings like a hawk before making their move. Others will buy a smaller property now, knowing the bigger dream home can come later.
And yet, when the right property appears—one that ticks the boxes from budget to breeze—they’re ready to act immediately.
As Dean Jones notes:
“In any market, there are always two types of buyers—those who are testing the waters and those who know exactly why they’re diving in. The latter are the ones who make deals happen.”
The Subtle Pull of the Right Location
Where the activity is happening is telling. In Q1, St. Andrew dominated rentals, while St. Ann led sales. Kingston and Montego Bay still carry weight, but the data hints at a quiet decentralisation. Buyers and renters are exploring pockets of the island that balance beauty, accessibility, and potential growth.
This shift mirrors a design principle: sometimes the most valuable spaces are the ones slightly removed from the obvious centre. Just as a home office with a garden view can feel more expansive than one with a city skyline, a parish that offers both infrastructure and escape can hold irresistible charm.
The smart sellers? They’re taking note—and preparing to meet that demand head-on.
Why Your Property Might Already Be on Someone’s Radar
It’s worth remembering that the modern buyer doesn’t “start looking” the day they call an agent. Many have been watching for months—sometimes years. They’ve bookmarked listings, subscribed to alerts, driven past neighbourhoods at different times of day.
If your property fits their silent wishlist, it could leap from “maybe” to “must-have” the moment it’s listed.
This is why holding back can be a risk. Those 405 rental closings in Q1 aren’t just temporary moves—they’re strategic footholds. Some renters are biding their time until the right sale appears.
And yes, your home might be the one they’re waiting for.
Timing, Curry Goat, and the Art of the Sale
Selling in Jamaica has its own rhythm. A little like cooking curry goat—rush it, and everyone will taste the impatience. Leave it too long, and the moment might pass you by entirely.
The trick is to lift the lid at precisely the right time, and that moment may be closer than you think.
Momentum Over Mania
Nobody is calling for the white-knuckle, adrenaline-fuelled days of 2020 and 2021 to return. Frankly, they were exhausting—for agents, for buyers, and for sellers trying to decide whether to sleep on an offer for more than an hour.
Instead, the market now rewards preparation over panic. And in that calmer space, sellers have the chance to stage, photograph, and present their homes at their absolute best—without competing against an artificially inflated frenzy.
With over J$6.3 billion in closed sales already this year, it’s proof that success doesn’t require a crowd—just the right match.
Dean Jones calls it “selling to the moment”:
“The best time to sell isn’t when everyone’s buying—it’s when the right buyer is looking for exactly what you have.”
Designing the Sale—Lessons From Architecture
Think of selling your property as designing a home. You wouldn’t throw up a roof before laying the foundation. In the same way, you shouldn’t list without laying the groundwork:
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Market Preparation – Understand who’s buying in your area now. The data shows a growing interest in apartments—does your property offer similar appeal?
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Presentation – Photography, landscaping, staging. The buyers you want are scanning dozens of listings. Your first impression needs to stop the scroll.
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Positioning – Is your home’s best feature the view, the location, the investment potential? Highlight it early, highlight it often.
The buyers who are out there now may be fewer, but they are sharper, more focused, and far more likely to move when the right property meets their vision.
The Diaspora Dimension
The MLS figures also tell a quieter story about overseas interest. Properties in St. Ann, St. James, and parts of Portland are attracting diaspora buyers looking for both a foothold and a future here.
They’re motivated by more than investment—they’re seeking heritage, climate, and connection. For them, the right property is as much about returning to roots as it is about ROI.
As Dean Jones observes:
“For the diaspora buyer, a home in Jamaica is more than a transaction—it’s a chapter in a story they’ve been waiting to write.”
So, What Should Sellers Do Now?
If you’ve been waiting for “buyers to come back,” the truth is they’re already here. They’re browsing online, they’re signing rental agreements as stepping stones, they’re engaging agents quietly, they’re making offers on the right opportunities.
The danger isn’t that you’ll list too soon—it’s that you’ll miss the buyer who’s ready now.
That’s where an experienced agent matters. They’re not just listing homes; they’re matching them with the buyers whose needs, timelines, and budgets are already aligned.
Bottom Line
The whispers are real. Online search trends, under-contract figures, rental activity, and parish-level sales all point to a steady hum of buyer interest. It may not be loud, but it is deliberate—and it is growing.
As Dean Jones sums it up:
“In real estate, the sound you ignore today might be the opportunity you wish you’d answered tomorrow.”
Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. Please note: Jamaica Homes is not authorized to offer financial advice. The information provided is not financial advice and should not be relied upon for financial decisions. Consult a regulated mortgage adviser for guidance.