What are the property taxes and fees in Punta Cana?

Overall, how much extra should I budget on top of the purchase price in Punta Cana in 2026?

How much are total buyer closing costs?

Total closing costs in Punta Cana usually run from about 4.5% to 6.5% of the price. On a $250,000 condo, that's $11,250 (about RD$692,000) to $16,250 (about RD$999,000) extra.

The low end, around 4.5%, covers the 3% transfer tax, a lawyer at about 1%, and the small notary and registry fees. You can't really go lower unless your purchase qualifies for Confotur.

The high end, around 6.5%, is a 1.5% lawyer plus the 18% ITBIS on the invoice, translations, a survey and extra registry steps. A mortgage adds 2% of the loan on top in 2026: $3,000 (about RD$184,000) on a $150,000 loan.

With a valid Confotur exemption on a first purchase, the 3% disappears and total costs fall to about 1.5% to 3.5%: $3,750 to $8,750 on $250,000. That matters more in Punta Cana than anywhere else in the country, because so many new projects here are sold "with Confotur".

What pushes you to the high end: a mortgage, a DGII appraisal above your price, a title that needs a deslinde, certified translations and a power of attorney signed abroad.

What's the usual total % of fees and taxes over the purchase price?

For a normal resale or finished condo bought in your own name, cash, the usual total is about 4.5% to 5.5% of the price in 2026.

The range that covers most deals is 4.5% to 6.5% without Confotur, and 1.5% to 3.5% with it. A "9% to 12% with a mortgage" figure doesn't add up: even with a 2% tax on a loan of 60% of the price, you add about 1.2 points, not 4 to 6.

Government taxes make up 3 points (the transfer tax), plus 2% of the loan if you borrow. Lawyer, notary, ITBIS on services and registry fees make up the other 1.5 to 3.5 points.

What costs are always mandatory when buying?

The mandatory costs are the 3% transfer tax (unless Confotur applies), the notary for the contract and deed (about RD$15,000 (about $245) to RD$45,000 (about $730), or 0.10% to 0.25% of the price), and the filing at the Registro de Títulos, including small items like the RD$1,000 cartulina. If you take a mortgage, the 2% registration tax on the loan is mandatory too.

Optional but strongly recommended: your own lawyer (not the developer's) to check the title, liens, permits, the seller's taxes and condo dues, a deslinde if the plot isn't individually surveyed, and translations if you don't read Spanish. A certification of the property's legal status costs about RD$1,000 (about $16). Never skip it.

What taxes do I pay when buying a property in Punta Cana in 2026?

What is the property transfer tax rate?

The transfer tax is 3%, the same national rate as everywhere in the country. It is calculated on the higher of your price and the DGII appraisal: $7,500 on a $250,000 condo if the DGII value is lower than your price.

There is no extra tax for foreigners. Dominicans and foreign buyers pay the same 3%, and Law 30-26 (June 2026) did not change it.

You don't pay VAT (ITBIS) on the property itself: the DGII confirms that sales of real estate are not subject to the 18% ITBIS. You do pay it on your lawyer's invoice.

There is no separate stamp duty. Apart from the 3%, you only see small stamp and document fees at filing. If you borrow, the 2% tax on registering the mortgage is the other real purchase tax in 2026.

Are there tax exemptions or reduced rates for first-time buyers?

There is no general first-time buyer exemption. The 3% applies to every purchase unless a specific law grants an exoneration.

The one that matters in Punta Cana is Confotur (Law 158-01). It waives the 3% transfer tax on the first purchase of a unit in an approved tourism project, and usually the IPI for 15 years. It only covers the units listed in the project's resolution. Resales, unapproved units and expired resolutions don't qualify, whatever the brochure says.

Buying through a company doesn't change the 3%. It changes the yearly side: companies don't get the individual IPI threshold, and you pay to set up and keep accounts for the company.

New-build or resale: both pay the same 3% and neither pays ITBIS on the property. The difference is that only a new unit bought from the developer of an approved Confotur project can get the exemption.

Does Confotur still save you 3% in Punta Cana after Law 30-26?

Yes, for now. Law 30-26, signed on 18 June 2026, did not repeal Confotur and did not touch the 3% transfer tax. A first purchase in an approved project still skips the 3%: $7,500 on a $250,000 condo, plus about $760 a year of IPI if the DGII appraises it at the price. Over 15 years, that IPI saving could reach about $11,400, less if the appraisal is lower.

The catch is a new rule in the Tax Code: a taxpayer can't use two incentive regimes on the same investment or transaction. The law doesn't name Confotur, and in August 2026 the law firm Pellerano & Herrera wrote that key terms are undefined and will need DGII guidance. Nobody knows yet how it will be applied.

Punta Cana is where this bites most: much of the off-plan supply is marketed with Confotur, and a developer may also hold other incentives. Ask whether the project uses any other tax regime.

Before you pay a deposit: look up the project on MITUR's Confotur search (confotur.mitur.gob.do/consulta), ask for the resolution number, and check that your unit is listed and that the approval isn't expired or only provisional.

What to negotiate: if the exemption isn't confirmed for your unit, ask for a clause that the developer pays the 3% if the DGII refuses it. And don't pay a "Confotur premium" on a resale: the transfer tax exemption doesn't pass to a second buyer.

Which professional fees will I pay as a buyer in Punta Cana in 2026?

How much does a notary or conveyancing lawyer cost?

A lawyer usually charges 1% to 1.5% of the price: $2,500 to $3,750 on a $250,000 condo. Lawyers add 18% ITBIS, which takes it to about $2,950 to $4,425, so ask for a quote with ITBIS included.

The notary is a separate, smaller cost: about RD$15,000 (about $245) to RD$45,000 (about $730), or 0.10% to 0.25% of the price.

Most lawyers charge a percentage, often with a minimum for cheaper units. Some offer a flat fee for a simple resale. Use a lawyer who works for you, not the one the developer suggests.

Translations and an interpreter at signing usually cost a few hundred dollars, more for certified translations of contracts or a power of attorney. We found no published price list, so get a quote.

You don't need a tax advisor for a simple purchase. If you plan to rent out or buy through a company, a local accountant is worth it: rental filings and company accounts are yearly costs, not one-off.

What's the typical real estate agent fee?

The usual commission is 3% to 5% of the sale price: $7,500 to $12,500 on a $250,000 condo. When two agents are involved, they split it.

The seller normally pays it out of the sale price. As a buyer you usually pay nothing, unless you hire your own buyer's agent on separate terms. Get that in writing before you visit units.

There is no legal rate. The old idea that 5% to 10% is normal in Punta Cana doesn't match what agencies publish in 2026.

How much do legal checks cost (title, liens, permits)?

The basic check is cheap: a certification of the property's legal status from the Registro de Títulos costs about RD$1,000 (about $16). Full due diligence (title, liens, permits, the seller's taxes and condo debts) is usually part of your lawyer's 1% to 1.5%. Ask whether it's included.

If the plot has no individual survey, a deslinde costs about RD$18,000 (about $295) to RD$60,000 (about $975) and takes 30 to 90 days. Avoid buying on a "constancia anotada" (a share of a larger plot without its own surveyed title), which still shows up on older villas and land around Bávaro.

A private appraisal usually costs a few hundred dollars. Banks require one if you borrow.

The check you should never skip is the "Certificación del Estado Jurídico del Inmueble" from the Registro de Títulos. It shows the owner, liens and any annotations on the title.

What hidden or surprise costs should I watch for in Punta Cana right now?

What are the most common unexpected fees buyers discover?

The most common surprises in Punta Cana: unpaid condo dues from the seller, condo fees to prepay at closing, developer "contract" or "admin" fees in off-plan projects, furniture not included in the price, a DGII appraisal above your price, and the cost of a power of attorney legalized abroad.

Yes, you can inherit a seller's debts on the property. Ask for proof that the IPI is paid and a letter from the condo administration that dues are up to date before closing.

Fake listings and pressure to wire a "reservation fee" to a personal account do happen. Check ownership at the Registro de Títulos, pay only into accounts named in the contract, and pay no deposit before your own lawyer has seen the title.

In off-plan, the bigger risk is not a fee but delay. There is no general legal escrow: your protection depends on the project's fideicomiso and contract, and a fideicomiso doesn't guarantee completion.

Are there extra fees if the property has a tenant?

Buying with a tenant mostly means more legal work: reviewing the lease, transferring the deposit and notifying the tenant. Expect your lawyer to bill extra; we found no standard price.

You take over the existing lease and must respect it until it ends. Law 85-25, in force since August 2025, sets the rules: deposits are capped at 2 months, a lease with no written term is presumed to run 1 year, you must give 90 days' notice before the end of the term, and if the contract says nothing, rent increases are capped at 10% a year.

You generally can't end the lease right after buying because you want to live there. Eviction goes through the courts and can take months.

Stays of 90 days or less for tourism are outside that law. A unit already booked on Airbnb comes with future reservations, not a lease: ask for the booking calendar and who keeps the deposits.

Which fees are negotiable, and who really pays what in Punta Cana?

Which closing costs are negotiable in Punta Cana right now?

Negotiable: your lawyer's fee (within reason), developer contract or admin fees, who pays some registry certificates, furniture, and who pays the 3% if a Confotur exemption is refused.

Not negotiable: the 3% transfer tax and the 2% mortgage registration tax in 2026. Both are set by law.

On legal fees, a modest discount is possible on simple or high-value deals, but don't push so hard that the lawyer skips checks. We found no published data on typical discounts.

Can I ask the seller to cover some closing costs?

Yes, and in Punta Cana in 2026 you have more room than in most of the country. RE/MAX counts more than 50 off-plan projects in its Punta Cana sample, and many finished condos compete for the same buyers.

Developers rarely cut the list price, but they often pay part of the closing costs, include furniture or improve the payment plan. Resale sellers more often agree to pay condo arrears, some registry charges or give a credit at closing.

You have the most room when a unit has been listed for months, in buildings with many units for sale (Bávaro and Los Corales), or when your lawyer finds a problem. Cap Cana and the best beachfront buildings give less.

Is price bargaining common?

Yes. Bargaining is normal in Punta Cana, especially on resales in condo-heavy areas like Bávaro and Los Corales. Prime pockets like Cap Cana hold their asking prices better.

There is no public data on final sale prices, only asking prices, so nobody can give you a reliable average discount. One sign of the supply: Evalua's September 2026 listings show off-plan units asking about the same per m² as finished ones ($2,621 vs $2,648), so you don't need to pay a premium for "new".

Ask how long the unit has been listed and what similar units in the same building sold for. Then aim below the asking price and use any title or condo-debt issue your lawyer finds.

What monthly, quarterly or annual costs will I pay as an owner in Punta Cana?

What's the realistic monthly owner budget in Punta Cana right now?

For a 2-bedroom condo, we estimate roughly $400 to $800 a month (about RD$24,600 to RD$49,200) before any mortgage payment. It's our estimate, built from the items below.

That covers condo (HOA) fees, insurance and repairs, electricity, water and internet. Insurance and repairs alone are about $210 a month if you budget 1% of a $250,000 price a year, which is what we use in our yield calculations.

Condo fees vary the most. In two 2026 listings, a 112 m² 2-bedroom in Bávaro charged $185 a month and a 152 m² 2-bedroom in Cana Bay $350. Resort-style buildings with pools, beach clubs, 24-hour security and generators charge the most.

Electricity: national residential tariffs were frozen in October 2026, but most of Bávaro and Punta Cana is on CEPM, a private grid, and outages still happen, and many Punta Cana buildings bill electricity and generator fuel separately. Ask what the condo fee includes.

Insurance matters more on this coast: hurricane season runs from 1 June to 30 November, and about 9 million tonnes of sargassum built up in the region from January to June 2026, a record that hits beachfront upkeep in Bávaro and Punta Cana.

What is the annual property tax amount?

The annual property tax (IPI, Impuesto al Patrimonio Inmobiliario) is 1% of the value above RD$10,695,494 (about $174,000), for individuals. The threshold applies to all your Dominican properties combined, at DGII-appraised values.

Below it you pay nothing. A $250,000 condo appraised at its full price would pay about RD$46,795 (about $760) a year. One appraised at RD$14 million pays about RD$33,045 (about $535).

DGII appraisals are often below market price, so many foreign-owned condos in Punta Cana pay little or no IPI. Ask the seller for the latest DGII value before you buy.

Other reliefs: units in a Confotur project usually pay no IPI for 15 years, and retirees, rentistas and owners over 65 of their only home can get exemptions or reductions. Companies and fideicomisos don't get the individual threshold.

If I rent it out, what extra taxes and fees apply in Punta Cana in 2026?

What tax rate applies to rental income?

Rental income is subject to income tax (ISR). Since Law 30-26, a company that pays rent to an individual must withhold 15% of the rent (it was 10%).

Residents pay the progressive income tax, from 0% to 25%, on net rental profit, after documented costs such as maintenance, management, insurance and condo fees.

Non-residents are taxed differently. Dominican-source income of non-residents is subject to 27% withholding when a company pays it, and owners who rent to individuals or tourists usually file through a local accountant. Budget for the 27% non-resident rate on your Dominican rental profit.

Your home country may also tax that income, with a credit for Dominican tax depending on its rules and any tax treaty. Check this before you buy.

Do I pay tax on short-term rentals?

You pay income tax on short-term rental profit, like any rental. ITBIS (18% VAT) is the open question: DGII consultations treat tourist apartments and furnished tourist-style rentals as subject to ITBIS, while long-term housing rentals are exempt. How it applies to an individual's Airbnb in Bávaro is not settled, so check with an accountant.

On the platform side, Airbnb's host-only fee is 15.5% in 2026 (3% for hosts still on split fees), and a local manager usually takes 20% to 25% of revenue.

There is no national Airbnb license in force. MITUR's draft RENATUR registry, put to consultation in May 2026, was withdrawn on 20 July 2026 and moved to talks with the sector, with no new date. Condo bylaws can still ban short stays, so read the reglamento before you buy.

How much do taxes and fees eat from a Punta Cana rental in 2026?

More than most buyers expect. Take a $250,000 2-bedroom rented on a long lease at the area median of $1,500 a month (CLIC, March 2026): that's 7.2% gross.

After one empty month, about $200 a month of condo fees, 10% management, 1% of the price for insurance and repairs, and about $760 of IPI, you keep about $9,190 (about RD$565,000) a year: a 3.7% net yield before income tax. As a non-resident, budget for Dominican income tax on that profit (the general rate for non-residents is 27%). If the full 27% applies, you'd keep about 2.7%.

On Airbnb, the same unit does worse on average. Open all year at AirROI's 2-bedroom averages, it grosses about RD$943,700 (about $15,300). After the 15.5% host fee, 20% management, utilities and condo fees, it nets about 1.4% before income tax. Tourism is up (6.38 million international passengers at Punta Cana airport in January-June 2026, +19.3%), but occupancy stays around 36% because supply grew too.

What to aim for: rent at or above the area median, keep the condo fee near $200, and on Airbnb you need about $167 a night at 50% occupancy to reach a 5% net yield, against a $115 average for 2-bedrooms.

If I sell later, what taxes and fees will I pay in Punta Cana in 2026?

What's the total cost of selling as a % of price?

Selling usually costs about 4% to 6% of the price before tax on the gain: the agent's 3% to 5% plus about 1% for your lawyer.

Add the 10% tax on your gain. If you bought at $250,000 and sell at $300,000, the tax is about $5,000 on the $50,000 gain, and the agent and lawyer about $12,000 to $18,000. Total: roughly 5.7% to 7.7% of the sale price.

The agent commission is usually the biggest single cost. Under the old 27% rate, the tax on a large gain often beat it; at 10%, it rarely does.

Count the round trip too: about 4.5% to 6.5% to buy plus 3% to 5% of commission to sell, so 7.5% to 11.5% before any gain. With flat asking prices and many new units for sale, a short hold in Punta Cana often loses money.

What capital gains tax applies when selling?

Since Law 30-26 (June 2026), individuals pay a flat, final 10% tax on the gain from selling property. Before, gains were taxed at up to 27%, with an inflation adjustment. On a $50,000 gain, that's $5,000 instead of up to $13,500.

Two exemptions: the gain on your main home if you reinvest in a new main home within 6 months, and owners over 65 selling their main home. Neither covers a rental or holiday condo, which is what most foreigners own in Punta Cana.

The 10% applies to individuals, not by nationality. The law doesn't spell out how it is collected from a non-resident seller, so ask your lawyer before you sign the sale. Companies pay 27% (30% for very large companies from 2026 to 2028).

The gain is roughly the sale price minus your purchase price. Keep the deed, the transfer tax receipt and invoices for major works: whether improvements and inflation can be deducted under the new rule still waits on the implementing regulation.