An Honest Look at What’s Really Happening
There’s a hush over Jamaica’s north coast. Not the kind you get from ocean breezes brushing against palm trees or the peaceful silence after a rainstorm. No, this is a different kind of quiet — one that echoes through the rental listings in Discovery Bay and Trelawny, where properties sit vacant and landlords wait... and wait... for tenants or tourists that don’t come.
If you’ve been paying attention to the Jamaican rental market, especially in these two regions, you’ve likely noticed something’s off. Once-promising areas that were buzzing with optimism now feel strangely still. What's going on?
Let’s take a closer look at what’s causing the slump — and whether there’s a path forward.
1. The Tourism Paradox: Paradise, but Just Out of Reach
Discovery Bay and Trelawny are undeniably beautiful — lined with breathtaking coastlines, turquoise waters, and a charm that could rival any Caribbean gem. But beauty alone doesn’t pay the bills.
Tourism drives much of Jamaica’s economy, and this is where the first disconnect lies: tourists aren't coming here in the same numbers. Instead, they’re flocking to Ocho Rios, Montego Bay, and Negril — places with massive all-inclusive resorts, easy airport access, and curated excursions.
In Discovery Bay and parts of Trelawny, the tourism infrastructure is limited. No big casinos. Fewer tours. Less nightlife. So, while short-term rentals on Airbnb exist, the occupancy rates are underwhelming, with some parts of Trelawny reporting below 30% occupancy for the year.
That’s not a sustainable model for many local hosts who rely on consistency.
2. Bureaucracy vs. the Small Rental Operator
Here’s where reality bites.
To legally operate a short-term rental in Jamaica — even a modest two-bedroom cottage — you’re required to jump through some hoops.
You need:
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JTB/TPDCo certification
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Health and fire inspections
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Police records
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Insurance
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Registered business status
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Annual license fees
That’s time-consuming, expensive, and complicated. The result? Many owners simply don’t bother. They either rent “under the radar,” risking fines, or walk away from the rental market entirely. That keeps legitimate listings low, while demand is spread too thin to support even the rogue operators.
3. Oversupply and Unrealistic Expectations
Let’s be honest. Everyone wants a piece of paradise, and that’s led to an oversupply of rental properties — especially in developments like Camelot Village, Stonebrook, Holland Estate, and the hills outside Discovery Bay. Homes go up, keys are cut, but doors stay shut.
Why?
Because prices are out of sync with local and tourist demand. Many landlords are holding out for premium rates — $1,250 USD per month or $200 USD per night — but renters and visitors aren’t biting. The disconnect is stark.
Some units have sat empty for six months or more, with owners unwilling to lower prices. Meanwhile, potential tenants — especially Jamaicans — simply can't afford them.
4. Landlords Don’t Want Long-Term Tenants
This one might surprise you.
Jamaica has strict rent control laws, especially in urban areas where landlords are legally limited to 7.5% annual rent increases. That’s fine if you’re in it for the long haul — but many property owners aren’t. They see real estate as a flip game, not a steady income stream.
So they avoid long-term tenants altogether.
No leases. No wear and tear. No problems.
Instead, they list on Airbnb and hope for a few tourists to cover their mortgage. But when bookings dry up, they’re stuck with neither income nor flexibility. It’s a gamble, and many are losing.
5. Investors Are Sitting on Property — Not Renting It
Here's another truth: a lot of properties in Trelawny and Discovery Bay aren’t even meant to be rented. They’re land-banked by overseas investors, or being held for appreciation. And with property values in some areas doubling over the past five years, who can blame them?
In places like Sherwood Content and parts of Duncans, houses that once sold for JMD $15M are now fetching JMD $30M–$40M+. That kind of capital growth is a siren song for developers and returnees — but it means less focus on building communities or generating rental income.
6. Infrastructure Is Lagging Behind Development
No one wants to rent a lovely house if there’s:
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No nearby grocery store
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Poor mobile data
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Unreliable electricity
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Flooding roads during the rainy season
As new gated communities rise, basic infrastructure hasn’t always caught up — especially in inland Trelawny. Some areas feel isolated, lacking schools and clinics. That makes long-term tenants think twice.
You can build a villa in a weekend, but it takes decades to build a town.
What Locals Are Saying
Scroll through Reddit or talk to people in the communities and you’ll hear it:
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“Too many places asking too much.”
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“Landlords only want tourists, not locals.”
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“People holding property just to flip it.”
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“Nothing’s affordable anymore.”
It’s a sobering chorus — one that reflects a deeper disconnect between development and livability.
So, What’s the Way Forward?
Despite all this, there’s hope — and opportunity. But it will require a shift in mindset.
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Diversify Rental Options
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Not every home needs to be a luxury Airbnb. There’s real demand for modest, well-maintained, long-term housing for teachers, nurses, construction workers, and remote professionals.
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Incentivize Compliance
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Make it easier and more affordable for small property owners to become licensed. Simplify the process. Subsidize fees for locals.
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Rebuild Community Infrastructure
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Partner with developers and diaspora investors to improve roads, utilities, and services. Rental demand follows convenience.
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Educate Landlords
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Help owners understand the rental market. Holding out for unrealistic prices hurts more than it helps.
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Final Thoughts: Not Just a Market, But a Mirror
The rental slowdown in Discovery Bay and Trelawny isn’t just about supply and demand — it’s a reflection of Jamaica’s broader challenge: balancing development with access, growth with sustainability, and investment with livability.
If we want vibrant communities, not just empty houses with “For Rent” signs — we need to rethink the way we view property. Not as something to hoard, but something to share, to build with, and to live in.
That’s how we turn the quiet into a future worth hearing.