Authored by the expert who managed and guided the team behind the Dominican Republic Property Pack
Yes, the analysis of Punta Cana's property market is included in our pack
If you want to rent out a property in Punta Cana as a foreigner in 2026, this guide covers everything you need to know about legality, rental yields, tenant demand, regulations, and Airbnb rules.
We constantly update this blog post with the latest data and regulatory changes so you always have fresh information.
Below, you will find straightforward answers to all the practical questions foreign landlords ask about renting out in Punta Cana.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Punta Cana.
Insights
- Short-term rentals in Punta Cana can generate 8% to 12% gross yield, but net returns drop to 5% to 8% after electricity, management fees, and ITBIS tax compliance costs.
- Punta Cana's tourism-driven economy means short-term rental occupancy swings from 25% in September to over 70% during peak winter months like January and February.
- Law 85-25 caps security deposits at 2 months of rent and limits annual rent increases to 10%, which affects how landlords structure long-term leases in Punta Cana.
- Bávaro, El Cortecito, and Cocotal consistently show the strongest long-term rental demand because they combine beach access, gated security, and proximity to jobs.
- Foreigners do not need residency to rent out property in Punta Cana, but registering for a local tax number (RNC) is practically required for short-term rental income.
- A 2-bedroom apartment in Punta Cana can realistically rent for $1,050 to $1,650 per month long-term, or $120 to $190 per night on Airbnb in 2026.
- Cap Cana commands the highest rents in Punta Cana but often compresses yields because purchase prices and HOA fees are significantly higher than in Bávaro or Verón.
- Furnished rentals in Punta Cana rent 30% to 50% faster than unfurnished ones due to the high volume of relocating expats, seasonal renters, and remote workers.
Can I legally rent out a property in Punta Cana as a foreigner right now?
Can a foreigner own-and-rent a residential property in Punta Cana in 2026?
As of early 2026, foreigners can legally own residential property in the Dominican Republic and rent it out in Punta Cana without any nationality-based restrictions.
Most foreign landlords hold property directly in their own name, though some use Dominican corporations (SRL) for liability protection or tax planning purposes.
The main limitation is not about ownership itself but about compliance: you must follow the rental law (Law 85-25), register for taxes with DGII if you earn rental income, and respect any HOA or condo rules that may restrict short-term rentals.
If you're not a local, you might want to read our guide to foreign property ownership in Punta Cana.
Do I need residency to rent out in Punta Cana right now?
No, you do not need residency in the Dominican Republic to be a landlord in Punta Cana, and most foreign owners manage their rentals entirely from abroad.
However, you will practically need a local tax identification number (RNC) to legally invoice tenants and comply with ITBIS (VAT) requirements, especially if you operate short-term rentals.
A local bank account is not strictly required by law, but it makes collecting rent, paying utilities, HOA fees, and handling tax payments in Dominican pesos much easier.
Managing a rental property in Punta Cana remotely is absolutely feasible, and most foreign owners work with local property managers who handle tenant communication, maintenance, and turnover.
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What rental strategy makes the most money in Punta Cana in 2026?
Is long-term renting more profitable than short-term in Punta Cana in 2026?
As of early 2026, short-term rentals in Punta Cana typically generate higher gross income than long-term rentals, but they also require more active management and come with higher operating costs.
A well-managed short-term rental can earn $15,000 to $25,000 USD (around 14,000 to 23,000 EUR) per year on a 2-bedroom unit, while a comparable long-term rental might bring in $12,000 to $18,000 USD (around 11,000 to 17,000 EUR) per year.
Properties in beach-adjacent areas like El Cortecito, Los Corales, or Cap Cana tend to favor short-term renting because tourists are willing to pay premium nightly rates for walkable beach access and resort-style amenities.
What's the average gross rental yield in Punta Cana in 2026?
As of early 2026, the average gross rental yield for residential properties in Punta Cana ranges from about 6% to 10%, depending on whether you rent long-term or short-term.
Long-term rentals typically achieve 6% to 8% gross yield, while short-term rentals can reach 8% to 12% gross yield if the property is well-located and professionally managed.
Studios and 1-bedroom apartments often achieve the highest gross yields in Punta Cana because their lower purchase prices and strong demand from solo travelers and couples keep the rent-to-price ratio favorable.
By the way, we have much more granular data about rental yields in our property pack about Punta Cana.
What's the realistic net rental yield after costs in Punta Cana in 2026?
As of early 2026, net rental yields in Punta Cana typically fall between 3.5% and 8%, depending on your rental strategy and how efficiently you manage costs.
Long-term landlords usually see 3.5% to 5% net yield, while short-term rental operators can achieve 5% to 8% net yield if they keep occupancy high and control expenses.
The three cost categories that hurt net yields most in Punta Cana are electricity (guests run A/C heavily in the tropical climate), HOA fees in resort-style communities (security, pools, landscaping), and ITBIS tax compliance which many foreign investors underestimate.
You might want to check our latest analysis about gross and net rental yields in Punta Cana.
What monthly rent can I get in Punta Cana in 2026?
As of early 2026, typical monthly rents in Punta Cana for long-term rentals are around $700 USD (650 EUR, 42,000 DOP) for a studio, $950 USD (880 EUR, 57,000 DOP) for a 1-bedroom, and $1,350 USD (1,250 EUR, 81,000 DOP) for a 2-bedroom apartment.
A decent entry-level studio in Punta Cana rents for approximately $550 to $850 USD (510 to 790 EUR, or 33,000 to 51,000 DOP) per month.
A typical mid-range 1-bedroom apartment commands $750 to $1,150 USD (700 to 1,070 EUR, or 45,000 to 69,000 DOP) per month.
For a 2-bedroom apartment in a decent location, expect to charge $1,050 to $1,650 USD (975 to 1,530 EUR, or 63,000 to 99,000 DOP) per month, with premium zones like Cap Cana running 30% to 80% higher.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Punta Cana.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Dominican Republic versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the real numbers I should budget for renting out in Punta Cana in 2026?
What's the total "all-in" monthly cost to hold a rental in Punta Cana in 2026?
As of early 2026, the total monthly cost to hold and maintain a typical rental property in Punta Cana runs between $300 and $650 USD (280 to 600 EUR, or 18,000 to 39,000 DOP) for long-term rentals, and $650 to $1,400 USD (600 to 1,300 EUR, or 39,000 to 84,000 DOP) for short-term rentals.
For most landlords, realistic monthly holding costs range from $300 USD (280 EUR) on the low end for a simple long-term setup to $1,400 USD (1,300 EUR) on the high end for a fully-managed short-term rental with high turnover.
In Punta Cana specifically, HOA and condo fees are often the largest single cost category because resort-style communities include security, pools, landscaping, and common area maintenance that can run $150 to $350 USD per month.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Punta Cana.
What's the typical vacancy rate in Punta Cana in 2026?
As of early 2026, landlords should budget for approximately 8% to 17% vacancy on long-term rentals (roughly 1 to 2 months per year), while short-term rental operators should think in terms of 45% to 60% average annual occupancy.
For long-term rentals, budgeting 1 to 2 vacant months per year is realistic in Punta Cana because tenant turnover happens when leases end and marketing a new tenant takes time, especially in slower seasons.
The main factor affecting vacancy in different Punta Cana neighborhoods is proximity to jobs and beaches: areas like Bávaro and El Cortecito have lower vacancy because demand from workers, expats, and tourists is consistently strong.
The highest tenant turnover and vacancy in Punta Cana typically occurs in September and October, which are the slowest tourism months due to hurricane season and the end of summer travel.
We have a whole part covering the best rental strategies in our pack about buying a property in Punta Cana.
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Where do rentals perform best in Punta Cana in 2026?
Which neighborhoods have the highest long-term demand in Punta Cana in 2026?
As of early 2026, the three neighborhoods with the strongest overall long-term rental demand in Punta Cana are Bávaro, El Cortecito, and Cocotal, because they combine beach access, services, and proximity to employment hubs.
Families looking for long-term rentals in Punta Cana gravitate toward Cocotal, Punta Cana Village, and White Sands because these gated communities offer security, green spaces, and a residential feel.
Students and early-career workers tend to rent in Verón and the Downtown Punta Cana corridor because prices are lower and these areas are close to hospitality jobs and services.
Expats and international professionals prefer Los Corales, El Cortecito, and Cap Cana because they offer walkable beach lifestyle, quality amenities, and an established foreign community.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Punta Cana.
Which neighborhoods have the best yield in Punta Cana in 2026?
As of early 2026, the three neighborhoods offering the best rental yields in Punta Cana are Bávaro (non-beachfront areas with good access), Cocotal, and the Downtown Punta Cana/Verón corridor.
These top-yielding neighborhoods typically achieve 7% to 10% gross rental yield, compared to 5% to 7% in premium areas like Cap Cana where purchase prices are higher.
The main characteristic that allows these neighborhoods to outperform on yield is their lower purchase prices relative to rent: you avoid paying the "brand premium" of luxury developments while still accessing strong and consistent tenant demand.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Punta Cana.
Where do tenants pay the highest rents in Punta Cana in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Punta Cana are Cap Cana, Punta Cana Resort area, and prime beachfront pockets of Los Corales and El Cortecito.
In these premium neighborhoods, a typical 2-bedroom apartment rents for $2,000 to $3,500 USD (1,850 to 3,250 EUR, or 120,000 to 210,000 DOP) per month on a long-term basis.
What makes these neighborhoods command the highest rents is their combination of exclusive beach access, 24/7 gated security, resort-grade amenities like golf courses and marinas, and the prestige associated with their addresses.
The typical tenant profile in these highest-rent neighborhoods includes senior executives working in hospitality or tourism, wealthy retirees seeking a tropical lifestyle, and remote workers from North America and Europe with high disposable income.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Dominican Republic. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Punta Cana in 2026?
What features increase rent the most in Punta Cana in 2026?
As of early 2026, the three property features that increase monthly rent the most in Punta Cana are reliable air conditioning with backup power planning, walkable beach access, and gated security with dedicated parking.
Reliable A/C alone can add 15% to 25% to achievable rent in Punta Cana because the tropical heat and humidity make climate control absolutely essential for comfort.
One commonly overrated feature in Punta Cana is luxury kitchen upgrades like granite countertops or high-end appliances, which tenants appreciate but rarely pay significantly more for compared to a clean, functional kitchen.
One affordable upgrade that delivers strong ROI in Punta Cana is installing high-speed fiber internet, which costs relatively little but attracts remote workers willing to pay premium rents for reliable connectivity.
Do furnished rentals rent faster in Punta Cana in 2026?
As of early 2026, furnished apartments in Punta Cana typically rent 30% to 50% faster than unfurnished ones because the market has a large share of relocating expats, seasonal renters, and remote workers who want move-in-ready units.
Furnished rentals in Punta Cana can also command a 15% to 25% rent premium over unfurnished units, especially in expat-heavy neighborhoods like Los Corales, El Cortecito, and Cap Cana.
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How regulated is long-term renting in Punta Cana right now?
Can I freely set rent prices in Punta Cana right now?
Landlords in Punta Cana can freely set the initial rent price when signing a new lease, as there is no rent control on starting rents in the Dominican Republic.
However, once a tenant is in place, Law 85-25 caps annual rent increases at 10%, so you cannot raise rent by more than that percentage during an ongoing tenancy.
What's the standard lease length in Punta Cana right now?
The standard lease length in Punta Cana is typically 12 months, though there is no legally mandated minimum term and parties are free to agree on shorter or longer durations.
Under Law 85-25, landlords in Punta Cana can require a maximum security deposit of 2 months of rent, which translates to roughly $1,500 to $3,000 USD (1,400 to 2,800 EUR, or 90,000 to 180,000 DOP) for a typical apartment.
The law requires deposits to be handled formally through designated banks (Banco Agrícola or Banreservas), and landlords must return the deposit at the end of tenancy minus any legitimate deductions for damages or unpaid rent.
We made this infographic to show you how property prices in the Dominican Republic compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Punta Cana in 2026?
Is Airbnb legal in Punta Cana right now?
Airbnb-style short-term rentals operate widely and legally in Punta Cana as of early 2026, though the regulatory framework is evolving and landlords should stay informed about upcoming changes.
Currently, there is no single universally-required national license for short-term rentals in Punta Cana, but MITUR and ASONAHORES have been working on a formal regulation framework that may introduce registration or permit requirements.
As of early 2026, there is no official national cap on the number of nights per year you can rent short-term in Punta Cana, though your HOA or condo association may have its own restrictions.
The most common consequence for non-compliance in Punta Cana currently comes from HOA enforcement (fines or lease termination) rather than government penalties, though this may change as regulations formalize.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Punta Cana.
What's the average short-term occupancy in Punta Cana in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Punta Cana is approximately 45% to 60%, with significant variation based on property quality, location, and management.
Realistic occupancy in Punta Cana ranges from 25% to 45% for average listings to 65% to 80% for top-performing properties with excellent reviews and professional management.
The highest occupancy months in Punta Cana are December through April, when North American and European tourists escape winter weather and drive peak season demand.
The lowest occupancy months are September and October, when hurricane season concerns and the end of summer travel reduce tourist arrivals significantly.
Finally, please note that you can find much more granular data about this topic in our property pack about Punta Cana.
What's the average nightly rate in Punta Cana in 2026?
As of early 2026, the average nightly rate for entire-home short-term rentals in Punta Cana is approximately $110 to $150 USD (100 to 140 EUR, or 6,600 to 9,000 DOP) for a typical 1 to 2-bedroom unit.
Nightly rates across Punta Cana range from about $60 USD (55 EUR) for basic studios in inland areas to $300+ USD (280+ EUR) for premium beachfront villas in Cap Cana.
During peak season (December to April), nightly rates in Punta Cana typically run 30% to 50% higher than off-season rates, meaning a unit that charges $100 USD per night in September might command $130 to $150 USD per night in January.
Is short-term rental supply saturated in Punta Cana in 2026?
As of early 2026, the short-term rental market in Punta Cana is competitive but not fully saturated, meaning well-managed properties can still perform strongly while average listings struggle.
The number of active STR listings in Punta Cana has been growing steadily as more investors enter the market, which means quality and differentiation matter more than ever.
The most oversaturated neighborhoods for short-term rentals in Punta Cana are Los Corales and El Cortecito, where high listing density means you need excellent reviews and professional management to stand out.
Neighborhoods that still have room for new short-term rental supply include inland Bávaro, the Verón corridor, and emerging areas of Cap Cana where new developments are adding inventory to meet growing demand.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Punta Cana, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banco Central de la República Dominicana (BCRD) - Tourism Flow Report | It's the official central bank publishing the country's tourism statistics. | We used it to quantify tourist arrivals and validate demand drivers for Punta Cana rentals. We also used it to sanity-check seasonality assumptions. |
| BCRD - Hotel Occupancy by Zone (2025) | It's official data breaking down occupancy by tourism zone. | We used it to benchmark realistic occupancy rates for Punta Cana/Bávaro. We also used it to calibrate STR vacancy assumptions. |
| SITUR - Ministerio de Turismo Intelligence Portal | It's MITUR's official tourism intelligence platform. | We used it to cross-check that Punta Cana is a core tourism zone. We also used it as the reference for verifiable arrivals data. |
| Dirección General de Impuestos Internos (DGII) | It's the Dominican Republic's national tax authority. | We used it to explain tax registration (RNC) requirements. We also relied on it for ITBIS and compliance guidance. |
| Law 85-25 Summary (P&H Law) | It's a published legal summary of the enacted rental law. | We used it to extract deposit caps, rent increase limits, and lease rules. We also used it to explain landlord obligations. |
| Airbnb Dominican Republic Tax Guide (2024) | It's a platform-issued guide summarizing local tax obligations. | We used it to explain ITBIS, income tax, and withholding requirements. We also used it to warn about compliance surprises. |
| Airbnb - Responsible Hosting (Dominican Republic) | It's Airbnb's official compliance guidance for hosts. | We used it to frame STR legality and compliance expectations. We also used it to explain that rules may evolve. |
| Dominican Today - MITUR/ASONAHORES Regulation Report | It's a widely-cited news report on the regulation process. | We used it only for directional information on where STR regulation is headed. We cross-checked against official MITUR sources. |
| Airbtics - Punta Cana Airbnb Analytics | It's a recognized STR data vendor with market-level metrics. | We used it to benchmark occupancy rates and nightly rates. We applied conservative haircuts to avoid best-case bias. |
| AirDNA - Vacation Rental Data Platform | It's a leading STR analytics platform used by investors. | We used it to assess market saturation and listing competition. We also used it to validate ADR and occupancy trends. |
We have made this infographic to give you a quick and clear snapshot of the property market in the Dominican Republic. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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