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
Is January 2026 actually a good time to buy property in Punta Cana, or should you wait for better conditions?
In this blog post, we break down current housing prices in Punta Cana, market signals, and what local data tells us about where prices might go next.
We constantly update this article to keep it fresh, so the numbers and analysis you see here reflect the latest available information.
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.
So, is now a good time?
As of early 2026, buying property in Punta Cana is a "rather yes" decision, meaning conditions are favorable but not without caveats.
The strongest signal supporting a purchase now is that Punta Cana dominates foreign tourist arrivals (about 73% of air arrivals come through its airport), which keeps rental demand solid and underpins prices.
Another strong signal is the ongoing airport expansion (Terminal B, over $90 million invested), which will bring even more visitors and support both short-term rentals and second-home demand.
Other supportive signals include stable economic growth projections from the IMF, active construction costs that put a floor under new-build prices, and short-term rental performance showing around 43% occupancy with an average daily rate near $289 in La Altagracia province.
The best investment strategy in Punta Cana right now is to focus on condos or townhouses in proven rental zones like Los Corales, Cocotal, or Punta Cana Village, and underwrite your rental income using real occupancy data rather than peak-season hopes.
This is not financial or investment advice, we do not know your personal situation, and you should do your own research and consult professionals before making any decisions.
Is it smart to buy now in Punta Cana, or should I wait as of 2026?
Do real estate prices look too high in Punta Cana as of 2026?
As of early 2026, property prices in Punta Cana appear high in absolute terms but are supported by genuine demand rather than speculation, meaning they do not look like a classic overheated bubble.
One clear signal from listing data is that asking prices have been climbing steadily (around 7% for apartments and 5% for houses over the past year), but properties are still moving, suggesting buyers see value at current levels.
Another indicator is that Punta Cana's median apartment asking price sits around DOP 15,000 per square foot (roughly $2,550 per square meter), which is premium compared to other Dominican cities but consistent with its status as the country's top tourist destination.
You can also read our latest update regarding the housing prices in Punta Cana.
Does a property price drop look likely in Punta Cana as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Punta Cana over the next 12 months is low, mainly because tourism demand remains robust and airport capacity is expanding.
The plausible price change range for Punta Cana over the next year is somewhere between a slight dip of 2% and a gain of up to 8%, with the most likely outcome being flat-to-moderate growth.
The single most important macro factor that could increase the odds of a price drop in Punta Cana is a sharp rise in already-high mortgage rates (currently around 11-12% in pesos), which would squeeze local financed buyers and reduce demand.
However, a major rate spike looks unlikely given that the IMF projects stable economic conditions for the Dominican Republic into 2026, and banks are even forecasting potential rate declines toward 10-11% if conditions allow.
Finally, please note that we cover the price trends for next year in our pack about the property market in Punta Cana.
Could property prices jump again in Punta Cana as of 2026?
As of early 2026, the likelihood of a renewed price surge in Punta Cana is medium, and any jump would most likely be concentrated in prime micro-locations rather than market-wide.
The plausible upside price range over the next 12 months is around 5% to 12% in the best-positioned neighborhoods like Cap Cana, Punta Cana Village, or beachfront Bávaro, while average areas may see more modest gains of 3% to 7%.
The single biggest demand-side trigger that could drive prices to jump in Punta Cana is a wave of foreign cash buyers returning in response to a weaker dollar or increased flight capacity from North America and Europe, since about 65% of tourists already come from the US and Canada.
Please also note that we regularly publish and update real estate price forecasts for Punta Cana here.
Are we in a buyer or a seller market in Punta Cana as of 2026?
As of early 2026, Punta Cana is in a mildly buyer-leaning market for most properties, though truly prime assets in top locations still favor sellers.
While there is no official "months-of-inventory" statistic for Punta Cana, the combination of high mortgage rates (11-12%) and active new construction suggests that non-premium properties sit longer on the market, giving buyers more negotiating room than they had in 2021-2022.
We estimate that price reductions are more common on mid-market condos and townhouses, especially those further from the beach, while well-located properties in Cap Cana, Los Corales, or Punta Cana Village tend to hold their asking prices because foreign cash buyers keep demand steady there.
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.
Are homes overpriced, or fairly priced in Punta Cana as of 2026?
Are homes overpriced versus rents or versus incomes in Punta Cana as of 2026?
As of early 2026, homes in Punta Cana appear fairly priced when measured against short-term rental income potential, but stretched when compared to local Dominican incomes, which reflects the reality that most buyers here are foreigners or investors rather than local wage earners.
The estimated price-to-rent ratio in Punta Cana for well-located short-term rental properties sits around 10-12 years of gross rental income (based on annual revenues around $18,000 for properties priced at $180,000-$220,000), which is reasonable for a tourism-driven market compared to typical balanced-market benchmarks of 15-20 years.
However, the price-to-income multiple for a local Dominican household is very high (easily 15-20+ times annual income), which is why this market is essentially priced for foreign earnings, not local salaries.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Punta Cana.
Are home prices above the long-term average in Punta Cana as of 2026?
As of early 2026, Punta Cana property prices are estimated to be 25-40% above their pre-2020 levels, though this premium looks structurally supported by tourism scale and infrastructure improvements rather than being a temporary spike.
The recent 12-month price change in Punta Cana has been around 7% for apartments and 5% for houses, which is above the long-run historical average of 3-5% but slower than the post-pandemic surge of 10-15% seen in some luxury segments.
In inflation-adjusted (real) terms, Punta Cana prices are likely at or near their cycle peak, but this is a market that has fundamentally repriced upward due to permanent shifts in tourism infrastructure (airport expansion, new resorts) rather than just cheap money.
Get fresh and reliable information about the market in Punta Cana
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What local changes could move prices in Punta Cana as of 2026?
Are big infrastructure projects coming to Punta Cana as of 2026?
As of early 2026, the biggest infrastructure project affecting Punta Cana property prices is the Terminal B expansion at Punta Cana International Airport, a $90+ million investment that has already begun operations and will significantly increase passenger throughput.
The project is already operational (not just planned), which means its price impact is actively unfolding: easier access for tourists translates directly into stronger rental demand and more foreign buyer interest in the surrounding areas.
For the latest updates on the local projects, you can read our property market analysis about Punta Cana here.
Are zoning or building rules changing in Punta Cana as of 2026?
There is no single headline-grabbing zoning change in Punta Cana as of the first half of 2026, but the more practical concern for buyers is whether a specific development has clean permits and clear title, which varies project by project.
As of early 2026, the net effect of existing zoning and building rules in Punta Cana is that new supply keeps coming (La Altagracia province is consistently among the top for construction licenses issued), which prevents runaway price spikes but also means buyers have choices.
The areas most affected by ongoing permitting activity are the newer development zones like Cana Bay, White Sands, and parts of Verón, where large master-planned communities are being built and where HOA rules on short-term rentals vary significantly.
Are foreign-buyer or mortgage rules changing in Punta Cana as of 2026?
As of early 2026, there are no major foreign-buyer restrictions being introduced in Punta Cana, and the Dominican Republic remains one of the most foreigner-friendly property markets in the Caribbean with full ownership rights for non-residents.
No specific foreign-buyer tax, ban, or quota is currently being discussed, which means the status quo (open access, same rights as locals) is expected to continue.
On the mortgage side, the main change buyers feel is simply the cost of borrowing: peso-denominated mortgage rates remain around 11-12%, and dollar-denominated loans sit around 9%, which effectively acts as a tightening force even without new rules being introduced.
You can also read our latest update about mortgage and interest rates in The Dominican Republic.
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.
Will it be easy to find tenants in Punta Cana as of 2026?
Is the renter pool growing faster than new supply in Punta Cana as of 2026?
As of early 2026, the renter pool in Punta Cana appears to be growing at least as fast as new supply for well-located properties, though out-of-core locations face more competition from new developments.
The clearest signal of renter demand growth is tourism: Punta Cana attracted over 5 million visitors through its airport in 2024, with projections exceeding 6 million by 2026, and this directly feeds short-term rental demand.
On the supply side, La Altagracia province remains one of the leaders for construction licenses issued, meaning new inventory keeps arriving, but the tourism growth rate appears strong enough to absorb well-positioned units.
Are days-on-market for rentals falling in Punta Cana as of 2026?
As of early 2026, days-on-market for short-term rentals in Punta Cana's best locations appear stable to improving, as evidenced by rising occupancy and revenue trends in La Altagracia province.
The difference in rental absorption between the best areas (Los Corales, Cocotal, Cap Cana) and weaker locations is significant: prime units often book within days of listing at competitive rates, while units further from beaches or tourist amenities can sit vacant for weeks.
One common reason days-on-market falls in Punta Cana is the seasonal surge during North American winter months (December through April), when tourist arrivals peak and occupancy rates can exceed 80% in popular areas.
Are vacancies dropping in the best areas of Punta Cana as of 2026?
As of early 2026, vacancies in Punta Cana's best rental areas (Los Corales, El Cortecito, Cocotal in Bávaro, Punta Cana Village, and Cap Cana) are stable to declining, with strong occupancy driven by consistent tourist arrivals.
The province-wide short-term rental occupancy rate sits around 43%, which means the best submarkets are typically performing well above that average, likely in the 55-70% range for top-tier properties with strong reviews and prime locations.
One practical sign that the best areas are tightening first is that property managers in Los Corales and Cap Cana report being able to raise nightly rates without losing bookings, a clear indicator of demand exceeding readily available supply in those specific zones.
By the way, we've written a blog article detailing what are the current rent levels in Punta Cana.
Buying real estate in Punta Cana can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Punta Cana as of 2026?
Is for-sale inventory shrinking in Punta Cana as of 2026?
As of early 2026, for-sale inventory in Punta Cana is not shrinking overall, as active construction licensing in La Altagracia province keeps new supply flowing into the market.
We cannot provide an exact months-of-supply figure for Punta Cana because there is no centralized MLS system, but based on licensing activity and listing observations, the market does not appear undersupplied at the aggregate level, though prime inventory (beach-adjacent, best-managed, clean-title properties) can still feel tight.
Are homes selling faster in Punta Cana as of 2026?
As of early 2026, homes in Punta Cana are not selling faster than a year ago at the market-wide level, as high mortgage rates (11-12%) have slowed financed buyers, though cash buyers and foreigners continue to transact at a steady pace.
The year-over-year change in selling speed is mixed: premium properties in top locations may sell within weeks if priced correctly, while mid-market or poorly located units are taking longer than they did during the 2021-2022 post-pandemic rush.
Are new listings slowing down in Punta Cana as of 2026?
As of early 2026, new listings in Punta Cana are not slowing down significantly, as La Altagracia remains one of the top provinces for construction licenses, which means developers continue to bring new units to market.
The seasonal pattern for new listings in Punta Cana tends to pick up in the fall and winter as developers target the high season for launches, and current levels appear consistent with this pattern rather than unusually low.
Is new construction failing to keep up in Punta Cana as of 2026?
As of early 2026, new construction in Punta Cana is not failing to keep up with demand at the market-wide level, and if anything, the risk is more about adequate supply creating buyer choice than about a shortage.
The recent trend in construction permits shows La Altagracia province consistently ranking among the top for licenses issued, and major projects continue to move forward in areas like Cana Bay, White Sands, and expanded zones of Cap Cana.
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.
Will it be easy to sell later in Punta Cana as of 2026?
Is resale liquidity strong enough in Punta Cana as of 2026?
As of early 2026, resale liquidity in Punta Cana is adequate for well-located, mainstream property types, meaning you can expect to sell within a reasonable timeframe if your property is priced realistically and situated in a desirable area.
While there is no official median days-on-market statistic, properties in proven rental zones like Los Corales, Cocotal, or Punta Cana Village typically sell faster than a "healthy liquidity" benchmark of 90 days, while out-of-core locations can take significantly longer.
The property characteristic that most improves resale liquidity in Punta Cana is location within a gated community with established short-term rental track record and proximity to the beach, as this appeals to both lifestyle buyers and investors seeking rental income.
Is selling time getting longer in Punta Cana as of 2026?
As of early 2026, selling time in Punta Cana has likely increased modestly compared to the post-pandemic boom years of 2021-2022, mainly because high mortgage rates have reduced the pool of financed buyers.
The realistic range for time-to-sell across most listings in Punta Cana is probably 60-180 days, with prime properties at the low end and average units in less desirable locations at the high end or beyond.
One clear reason selling time can lengthen in Punta Cana is affordability pressure: when mortgage rates stay above 11%, local buyers struggle to qualify, and you become more dependent on foreign cash buyers who may be pickier and more seasonal in their shopping.
Is it realistic to exit with profit in Punta Cana as of 2026?
As of early 2026, the likelihood of selling with a profit in Punta Cana is medium to high, provided you hold for an adequate period and buy in a location with genuine demand.
The estimated minimum holding period that makes exiting with profit realistic in Punta Cana is around 3-5 years, which allows enough time for price appreciation to offset transaction costs and absorb any market fluctuations.
The total round-trip cost drag (buying plus selling) in Punta Cana is approximately 8-12% of the property value, including the 3% transfer tax on purchase, 1-1.5% legal fees, notary costs, and the 27% capital gains tax on net profit when selling, which in USD terms means roughly $16,000-$24,000 on a $200,000 property.
The factor that most increases profit odds in Punta Cana is buying in a proven rental zone where you can generate cash flow while holding, since rental income can offset costs and reduce your effective break-even timeline.
Get the full checklist for your due diligence in Punta Cana
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Banco Central de la República Dominicana (BCRD) | The Dominican central bank publishes official tourism statistics compiled with government data. | We used it to anchor tourism demand strength and validate that Punta Cana is the dominant foreign arrival gateway. This helped us avoid relying on anecdotes when discussing rental demand. |
| Ministerio de Turismo (MITUR/SITUR) | The official tourism intelligence portal for the Dominican Ministry of Tourism. | We used it to identify government-reported investment and demand patterns for Punta Cana-Bávaro. We triangulated it with BCRD and airport data. |
| Ministerio de Vivienda y Edificaciones (MIVED) | The government body that regulates and issues building licenses in the Dominican Republic. | We used its provincial licensing data to show La Altagracia's high construction activity. This grounded our supply pipeline analysis in hard regulatory data. |
| Oficina Nacional de Estadística (ONE) | The official national statistics agency of the Dominican Republic. | We used their construction cost index to explain why replacement costs put a floor under new-build pricing. This added a cost-side check to our demand story. |
| International Monetary Fund (IMF) | The IMF provides standardized country surveillance with rigorous economic methodology. | We used their 2025 Article IV consultation to frame macro expectations for 2026. This helped us assess growth outlook, credit health, and buyer confidence. |
| World Bank | A core World Bank macro product used for consistent cross-country analysis. | We used it as a second independent macro baseline to avoid single-source assumptions. It helped validate growth drivers and risks. |
| Properstar | A large international property portal with transparent listing-based methodology. | We used their December 2025 snapshot for Punta Cana-specific price anchors. We treated it as a market-ask indicator and cross-checked directionally with other sources. |
| Global Property Guide | A standardized housing trend dataset used for cross-country comparisons. | We used it for national price trends, mortgage rate data, and affordability context. It helped us frame whether the DR is in a boom or slowdown at the macro level. |
| AirDNA | A widely used short-term rental data provider tracking Airbnb and Vrbo performance. | We used it to quantify the rental engine behind many Punta Cana purchases. Occupancy, ADR, and revenue data helped us assess whether rental income supports current prices. |
| Dirección General de Impuestos Internos (DGII) | The Dominican tax authority publishes official exchange rates sourced from the central bank. | We used their December 2025 exchange rate to convert peso-based pricing into USD. This helps readers sanity-check price comparisons. |
| Grupo Punta Cana | The official operator group behind key Punta Cana infrastructure assets including the airport. | We used their Terminal B expansion press release to validate near-term capacity improvements. This directly supports demand for rentals and second homes. |
| Superintendencia de Bancos | The Dominican bank supervisor and watchdog for credit quality and lending. | We used it as the authoritative institution behind claims about mortgage credit conditions. It kept our financing discussion grounded in regulatory reality. |
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.
Related blog posts
- What are the best areas to buy a property in property in Punta Cana?