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Op-Ed: New Housing Model for Providenciales, Turks and Caicos Islands

Several articles have been written in the last few weeks concerning Housing in Turks and Caicos, especially the Island of Providenciales.


I have read them all and did not see where there was an answer to (2) basic Questions:

1.     Is there enough Land to sustain the Model that is no “favored”? (Everyone has a yard of some kind?)

2.     Why is the Affordable Housing Projects not placed closer to the jobs... (Right now, live in Blue Hills but work on Grace Bay?)


With this Op-Ed I will propose one solution that can be discussed. As you, readers already know I write to “encourage meaningful discussion” about a particular topic. All in the hopes that the right people will begin to think and question, may be galvanized to action, resulting in some solution(s). Use what I have put forward in any way You like.


What follows is one “idea” of a blueprint for Providenciales‑specific housing model that blends Caribbean urbanism, land efficiency, cultural identity, and economic reality.


A New Housing Model for Providenciales: Local, Affordable, and Land‑Smart

Providenciales is facing a classic island challenge:

  • Limited land

  • Exploding land prices

  • Tourism growth outpacing local wages

  • A suburban model (½‑acre lots) that is mathematically impossible to scale

  • Pressure on infrastructure, traffic, and informal housing


The solution is not to abandon local identity — it’s to evolve the housing model so locals can actually live, work, and thrive on their own island.

 

  1. Why Provo Needs a New Housing Framework


Providenciales is no longer a rural island with abundant land. It is:

  • A global tourism hub

  • A high‑value real estate market

  • A place where land scarcity is structural, not temporary

  • An island where infrastructure costs skyrocket when spread out

The ½‑acre model produces:

  • Sprawl

  • High utility costs

  • Long commutes

  • Unaffordable land

  • Pressure for illegal subdivisions

It’s not sustainable for locals or the government.

 


  1. The New Model: Medium‑Density, Caribbean‑Appropriate Housing

Providenciales needs a purpose‑built, island‑specific housing typology that respects culture while using land efficiently.


The sweet spot is:

A. 3–5 Story Mid‑Rise Buildings

  • Perfect for Provo’s scale

  • Hurricane‑resilient

  • Efficient land use

  • Affordable to maintain

  • Avoids “high‑rise” stigma

B. Clustered Communities

Instead of scattered houses, create neighborhood clusters with:

  • Housing

  • Shops

  • Daycare

  • Community gardens

  • Small parks

  • Transit links

This creates villages, not “projects.”

C. Mixed Unit Types

To serve locals at different life stages:

  • Studios (young workers)

  • 1‑bedroom (couples)

  • 2‑bedroom (small families)

  • 3‑bedroom (established families)

  • Townhouses with small yards (for those who want land)

This avoids monocultures and supports social stability.

 


  1.  How This Model Fits Providenciales’ Geography


Providenciales has distinct zones that lend themselves to different housing strategies:

A. Grace Bay / Leeward / Tourism Belt

  • Worker housing (rental)

  • Mixed‑use mid‑rise buildings

  • Transit‑linked clusters

  • Reduces traffic and commute times

B. Blue Hills / Five Cays / Kew Town

  • Local affordable housing

  • Rent‑to‑own units

  • Community‑scaled density

  • Upgrading existing neighborhoods with better infrastructure

C. Long Bay / Cooper Jack / Venetian Road

  • Mixed‑income developments

  • Townhouses + mid‑rise apartments

  • Small‑lot ownership options

D. Northwest Point / South Dock Corridor

  • Larger master‑planned communities

  • Opportunity for new local housing villages

  • Land still available for structured growth

 


  1. Architectural Identity: Caribbean, Not Generic

Providenciales can avoid the “slum” look by using:

  • Breezeways

  • Shaded courtyards

  • Colorful façades

  • Natural ventilation

  • Overhangs and verandas

  • Local stone and wood accents

  • Community gardens instead of large private yards

This keeps the developments beautiful, culturally rooted, and climate‑appropriate.

 


  1. Affordability Mechanisms for Locals

A Providenciales‑specific model must include multiple pathways, not just rentals.


A. Affordable Rental Units

  • Income‑linked

  • Government‑regulated

  • Professionally managed


B. Rent‑to‑Own Programs

Critical for local wealth‑building.


C. Shared Equity Ownership

Government or a housing trust retains a portion of equity to keep units affordable long‑term.


D. Employer‑Supported Housing

Hotels, construction firms, and service industries contribute to housing funds or guarantee rents.


E. Land‑Use Incentives

Developers receive:

  • Density bonuses

  • Tax incentives

  • Fast‑track approvals

…in exchange for delivering local affordable units.

 


  1. What About Locals Who Want a Yard?

You can still offer:

  • Townhouses with small private yards

  • Cluster homes with shared green spaces

  • Community gardens

  • Pocket parks

But the days of ½‑acre lots are gone.A realistic lot size for Provo is 1,500–3,000 sq ft, not 20,000 sq ft.

 


  1. Should Worker Housing and Local Housing Be Separate?

No — not in Providenciales.

A unified model avoids:

  • Segregation

  • Stigma

  • Unequal quality

  • Political backlash

Instead, build mixed‑income, mixed‑tenure communities where:

  • Locals

  • Workers

  • Middle‑income families

…all live in the same high‑quality environment.

 


  1. The Vision for Providenciales

A future where:

  • Locals can afford to stay on the island

  • Workers live close to jobs

  • Neighborhoods are walkable and vibrant

  • Land is used wisely

  • Housing builds wealth, not debt

  • Communities feel Caribbean, not imported

This is not just housing — it’s nation‑building.

 

On top of all of this, here is a sweetener. TCIG has already laid the Ground work for a Mortgage Corporation, from which Locals can get loans to buy Houses, affordable or otherwise.


The very next step that could be enacted is to “gather” much more seed money (Capital) for this Bank / Corporation by issuing a Public Offering of Shares. As it stands now $20 million seed capital means that this Institution can offer 100 loans at an “average” of $200 K per house. This figure is used to drive the point; I am aware that the houses proposed will be of varying costs.


TCIG can look at the present structure and make adjustments accordingly. To fit the new paradigm of a Government / Public Partnership. When homes are sold or loans given both the Mortgage Corp. and the Shareholding public benefit.


TCIG has not married Nation Building to Islander empowerment.

 

 

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