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
Punta Cana remains one of the Caribbean's hottest real estate markets, but that popularity comes with a catch: more opportunity also means more surface area for scams.
We constantly update this blog post to reflect the latest risks, regulations, and insider knowledge so you can protect yourself when buying property in Punta Cana.
Whether you're looking at a beachfront condo in Bavaro, a villa in Cap Cana, or a pre-construction deal in Cocotal, understanding the specific pitfalls in this market is essential before signing anything.
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.
How risky is buying property in Punta Cana as a foreigner in 2026?
Can foreigners legally own properties in Punta Cana in 2026?
As of early 2026, foreigners can legally own real estate in Punta Cana with the same property rights as Dominican citizens, including condos, villas, and land, with no restrictions on ownership percentages or mandatory local partners.
The main condition that applies to foreign buyers in Punta Cana is that you must register with the Dominican tax authority (DGII) before completing your purchase, and you need to ensure the property has a clean, registrable title through the official land registry system called Registro Inmobiliario.
Since direct ownership is fully permitted in the Dominican Republic, foreigners typically buy property in their own name, though some investors choose to hold property through a Dominican corporation (SRL) for liability protection or estate planning purposes, particularly for higher-value properties or rental investments.
The real risk in Punta Cana is not whether you can own property, but whether you are actually buying something that can be cleanly registered in your name.
What buyer rights do foreigners actually have in Punta Cana in 2026?
As of early 2026, your real legal protection as a foreign buyer in Punta Cana comes from being the registered holder of a Certificado de Titulo (title certificate) issued by the Registro Inmobiliario, which is the only document that proves you legally own the property.
If a seller breaches a contract in Punta Cana, you can pursue civil remedies through Dominican courts, including specific performance (forcing the sale to complete) or damages, but enforcement is slower than in North America or Europe, which is why prevention through proper documentation matters more than the ability to sue later.
The most common right that foreigners mistakenly assume they have in Punta Cana is believing that a signed purchase agreement or "promesa de venta" (promise to sell) gives them ownership, when in fact you only own the property once the title is transferred and registered at the Registro de Titulos in your name.
How strong is contract enforcement in Punta Cana right now?
Contract enforcement in Punta Cana real estate transactions is moderate but slow compared to countries like the United States, Canada, or Western Europe, where disputes typically resolve in months rather than years, meaning your best protection is preventing problems upfront rather than counting on winning a lawsuit.
The main weakness foreigners should know about contract enforcement in Punta Cana is that bureaucratic delays can stretch title transfers and legal disputes from the expected 45 days to over 12 months, giving scammers and bad actors an advantage since they profit by stalling.
By the way, we detail all the documents you need and what they mean in our property pack covering 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.
Which scams target foreign buyers in Punta Cana right now?
Are scams against foreigners common in Punta Cana right now?
Real estate scams targeting foreigners in Punta Cana are common enough that both Dominican consumer protection authorities (Pro Consumidor) and the New York Attorney General have issued official warnings about them in 2024 and 2025.
The type of property transaction most frequently targeted by scammers in Punta Cana is pre-construction sales, where buyers pay deposits for condos or villas that are not yet built, making it easier for dishonest developers to disappear with funds or deliver something very different from what was promised.
The profile of foreign buyer most commonly targeted in Punta Cana is the diaspora investor or first-time international buyer who shops remotely, gets excited by glossy renders and "guaranteed rental income" promises, and feels pressure to wire money quickly before "the deal is gone."
The single biggest warning sign that a deal may be a scam in Punta Cana is being asked to pay a significant deposit before you have verified the seller's ownership through an official Certificacion del Estado Juridico del Inmueble from the land registry.
What are the top three scams foreigners face in Punta Cana right now?
The top three scams foreigners face when buying property in Punta Cana are: (1) the pre-construction deposit trap where your money goes into a poorly protected structure and the project stalls or disappears, (2) buying "papers" that look like ownership but are not a clean registrable title, and (3) purchasing a property with hidden liens, mortgages, or boundary disputes that only surface after you have paid.
The most common scam in Punta Cana typically unfolds like this: you see a beautiful condo online, an agent pressures you to "reserve" it with a fast wire transfer (often $5,000 to $25,000), you receive convincing-looking documents, but months later you discover the seller never owned the property, the development was never properly licensed, or your "title" cannot be registered.
The single most effective way to protect yourself from each of these three scams in Punta Cana is: for pre-construction, verify the project uses a fideicomiso (trust structure) that protects your funds; for fake ownership, always demand a fresh Certificacion del Estado Juridico del Inmueble from the Registro Inmobiliario before paying anything; and for hidden liens, have your independent attorney request the full registry history, not just a screenshot provided by the seller.
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.
How do I verify the seller and ownership in Punta Cana without getting fooled?
How do I confirm the seller is the real owner in Punta Cana?
The standard verification process in Punta Cana requires your attorney to request an official Certificacion del Estado Juridico del Inmueble from the Registro de Titulos (Title Registry), which shows who legally owns the property, any recorded encumbrances, and whether the title is clean and transferable.
The official document foreigners should check in Punta Cana is the Certificado de Titulo or Constancia Anotada held at the Registro Inmobiliario, combined with the Estado Juridico certification, and these must be obtained directly from the registry office, not from screenshots or copies provided by the seller.
The most common trick fake sellers use in Punta Cana to appear legitimate is showing old contracts, receipts, or "promise to sell" documents that look official but do not represent actual registered ownership, and this is common enough that Pro Consumidor created a registry initiative specifically to combat these schemes.
Where do I check liens or mortgages on a property in Punta Cana?
In Punta Cana, liens, mortgages, and other encumbrances (called cargas or gravamenes) are officially recorded at the Registro de Titulos, and you access this information through the Certificacion del Estado Juridico del Inmueble, which is the definitive source for what burdens exist on a property.
When checking for liens in Punta Cana, you should request the complete registry history showing all current and released encumbrances, annotations, restrictions, and any pending legal actions affecting the property, not just a summary or verbal assurance from the agent.
The type of encumbrance most commonly missed by foreign buyers in Punta Cana is the annotation (anotacion) for pending boundary disputes or incomplete deslinde (survey delimitation) processes, which can block your ability to sell or mortgage the property later even if the title looks clean at first glance.
It's one of the aspects we cover in our our pack about the real estate market in Punta Cana.
How do I spot forged documents in Punta Cana right now?
The most common type of forged document in Punta Cana property scams is a fake or altered Certificado de Titulo or "promise to sell" contract that mimics official formatting but was never issued by the Registro Inmobiliario, and this occurs commonly enough that it has triggered official consumer protection initiatives.
Red flags that indicate a document may be forged in Punta Cana include: mismatched names or identification numbers, missing official stamps or signatures, documents provided only as photos or PDFs rather than certified originals, and any discrepancy between the property identifiers (matricula, parcela, designacion catastral) across different documents.
The official verification method in Punta Cana is to have your independent attorney request the documents directly from the Registro de Titulos office, not from the seller, and the good news is that Punta Cana has a local Registro Inmobiliario service office which makes this process more convenient when you are on the ground.
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 "grey-area" practices should I watch for in Punta Cana?
What hidden costs surprise foreigners when buying a property in Punta Cana?
The three most common hidden costs foreigners overlook when buying property in Punta Cana are: legal fees that run 1% to 1.5% of the purchase price (around $2,000 to $4,500 or 1,800 to 4,100 EUR on a $300,000 property), registry and notary administrative fees that add another 0.5% (roughly $1,500 or 1,400 EUR), and prorated HOA fees or maintenance arrears that sellers sometimes fail to disclose.
The hidden cost most often deliberately concealed by sellers or agents in Punta Cana is outstanding HOA debt or condo maintenance arrears, which transfer with the property and become your problem after closing, and this happens commonly in buildings where the association is underfunded or poorly managed.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Punta Cana.
Are "cash under the table" requests common in Punta Cana right now?
Requests for undeclared cash payments in Punta Cana property transactions are common, particularly in resale deals where sellers want to reduce their tax liability by declaring a lower official sale price to the DGII.
The typical reason sellers give for requesting off-the-books cash in Punta Cana is to "reduce the 3% transfer tax for both of us," framing it as a favor when in reality it shifts legal and financial risk entirely onto the buyer.
If you agree to an undeclared cash payment in Punta Cana, you face multiple legal risks: you lose the legal paper trail that proves what you actually paid (critical for capital gains calculations when you sell), you have no recourse if the deal falls apart, and you become complicit in tax evasion which can create problems with Dominican authorities and your home country's tax agency.
Are side agreements used to bypass rules in Punta Cana right now?
Side agreements to bypass official rules are common in Punta Cana property transactions, particularly in deals involving pre-construction projects, furniture packages, rental guarantees, or promised amenities that sellers want to keep out of the registered contract.
The most common type of side agreement in Punta Cana is a separate letter or addendum promising specific delivery dates, interior finishes, furniture inclusions, or rental income projections that contradicts or supplements what appears in the official purchase contract filed with authorities.
If a side agreement is discovered or disputed in Punta Cana, you face the problem that Dominican courts generally only enforce what is in the registered contract, meaning your side letter about the "guaranteed $2,000/month rental income" or "completed by December 2026" promise may be worthless, and you could also face scrutiny for participating in what looks like an attempt to deceive regulators.
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.
Can I trust real estate agents in Punta Cana in 2026?
Are real estate agents regulated in Punta Cana in 2026?
As of early 2026, real estate agents in Punta Cana are not formally licensed by the government, meaning anyone can call themselves an agent without passing exams, carrying insurance, or meeting educational requirements, though legislation to change this has been under discussion for years.
The closest thing to official certification in Punta Cana is membership in the Asociacion de Empresas Inmobiliarias (AEI), a private industry association that requires members to follow a code of ethics, though this is voluntary and does not carry the legal weight of government licensing.
To verify whether an agent has some professional standing in Punta Cana, you can check the AEI membership directory online, but understand this is not a guarantee of competence or honesty, just an indication that the agent or company has agreed to certain ethical standards.
Please note that we have a list of contacts for you in our property pack about Punta Cana.
What agent fee percentage is normal in Punta Cana in 2026?
As of early 2026, the normal real estate agent commission in Punta Cana ranges from 5% to 7% of the sale price, with 5% being most common for straightforward transactions and higher percentages appearing in complex deals or when multiple intermediaries are involved.
The typical range in Punta Cana covers most transactions between 3% and 7%, with developer sales sometimes at the lower end (developers pay the commission) and resales or investment properties often at the higher end, especially when agents promise property management or rental services.
In most Punta Cana transactions, the seller pays the agent commission out of the proceeds, though in practice this cost is built into the asking price, so buyers effectively share the burden, and in some developer sales the commission is simply added to your purchase price as a "closing cost."
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 due diligence actually prevents disasters in Punta Cana?
What structural inspection is standard in Punta Cana right now?
The standard structural inspection process in Punta Cana is less formalized than in North America or Europe, so foreign buyers should proactively hire a qualified local engineer rather than assuming the seller or agent will arrange a comprehensive inspection.
A qualified inspector in Punta Cana should check: foundation stability, concrete quality and rebar corrosion signs (critical in the salty coastal environment), roof and terrace waterproofing, plumbing systems and water pressure, electrical panels and grounding, and air conditioning/generator setups given the local power infrastructure.
The professional qualified to perform structural inspections in Punta Cana is a licensed Dominican civil engineer (ingeniero civil) or architect, and you should hire one independently rather than accepting a recommendation from the seller or agent who has an interest in the sale closing.
The most common structural issues revealed in Punta Cana property inspections are water intrusion on terraces and top-floor units, salt-air corrosion of reinforcing steel in concrete structures (which can be invisible until serious), inadequate waterproofing, and substandard electrical work.
How do I confirm exact boundaries in Punta Cana?
The standard process for confirming exact property boundaries in Punta Cana involves verifying that the property has completed deslinde (official survey delimitation) and that the boundaries match what is recorded in the Registro Inmobiliario's cadastral records.
The official document showing legal boundaries in Punta Cana is the approved survey plan (plano aprobado) and the cadastral designation (designacion catastral) registered with the land registry, which should match the physical property you are viewing.
The most common boundary dispute affecting foreign buyers in Punta Cana involves properties where the deslinde process was never completed or where the actual fences, walls, or building footprint do not match what the registry records show, which can block future sales or trigger neighbor conflicts.
To physically verify boundaries in Punta Cana, you should hire a licensed surveyor (agrimensor) who can measure the property on the ground and compare it to the registered plans, and this is especially important for land purchases, villas, or any property that is not a simple condo unit in an established building.
What defects are commonly hidden in Punta Cana right now?
The top three defects that sellers frequently conceal from buyers in Punta Cana are: water intrusion problems in terraces, balconies, and rooftop units (very common), quiet structural deterioration from salt air that only shows later (common), and HOA financial problems or underfunded maintenance reserves that mean deferred repairs will become your expense (common).
The inspection techniques that help uncover hidden defects in Punta Cana include: thermal imaging cameras to detect moisture behind walls, careful examination of ceiling stains and tile grout condition, requesting HOA financial statements and meeting minutes for the past two years, and testing all water fixtures under pressure to reveal plumbing issues.
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.
What insider lessons do foreigners share after buying in Punta Cana?
What do foreigners say they did wrong in Punta Cana right now?
The most common mistake foreigners say they made when buying property in Punta Cana is trusting the agent's document packet and glossy presentation instead of independently verifying ownership through official registry certifications before sending any money.
The top three regrets foreigners most frequently mention after buying in Punta Cana are: (1) paying a significant deposit before the legal structure was clear, especially on pre-construction, (2) not hiring their own independent attorney and instead using someone recommended by the seller, and (3) buying based on promised rental income projections that turned out to be wildly optimistic.
The single piece of advice experienced foreign buyers in Punta Cana give most often is: "If you cannot get a Certificacion del Estado Juridico del Inmueble before paying, walk away, no matter how good the deal looks."
The mistake that cost foreigners the most money or stress in Punta Cana is paying meaningful deposits on pre-construction projects where the developer either disappeared, delayed delivery by years, or delivered something substantially different from what was promised, with little legal recourse because the contract protected the developer, not the buyer.
What do locals do differently when buying in Punta Cana right now?
The key difference in how locals approach buying property in Punta Cana compared to foreigners is that Dominicans and experienced expats treat the lawyer and registry trail as the center of the transaction, not the agent, and they assume verbal promises will evaporate unless written into the registered contract.
The verification step locals routinely take in Punta Cana that foreigners often skip is demanding a fresh Certificacion del Estado Juridico del Inmueble from the Registro de Titulos before signing anything or paying any deposit, rather than accepting document copies provided by the seller or agent.
The local knowledge advantage in Punta Cana is knowing which developers have actually delivered quality projects on time, which buildings have financially healthy HOAs, and which neighborhoods in Bavaro, El Cortecito, Los Corales, or Cap Cana have infrastructure issues like water pressure problems or power instability that affect resale value and rental income.
Don't buy the wrong property, in the wrong area of Punta Cana
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Registro Inmobiliario | Official Dominican land registry under the judiciary. | We used it to define what constitutes legal proof of ownership. We relied on it for registry procedures and the Punta Cana service office location. |
| DGII (Dominican Tax Authority) | Official source for transfer tax rates and calculations. | We used it to confirm the 3% transfer tax as non-negotiable. We built our closing cost estimates around this anchor. |
| World Justice Project | Respected international rule-of-law index with expert surveys. | We used it to assess contract enforcement reliability. We set realistic expectations about dispute resolution timelines. |
| Transparency International CPI | Primary global publisher of corruption perception data. | We used it to contextualize corruption risk without exaggerating. We explained why paperwork alone is not enough protection. |
| Pro Consumidor | Dominican consumer protection authority. | We used their scam alerts as official confirmation of fraud prevalence. We referenced their registry initiative for buyer protection. |
| NY State Attorney General | Official US enforcement alert on DR-linked scams. | We used it to confirm scams affect diaspora buyers specifically. We shaped our red flags list based on their warnings. |
| Chambers Global Practice Guides | Recognized legal publisher with practitioner-written guides. | We used it for transaction structure norms. We triangulated what is normal versus suspicious in documentation. |
| Superintendencia de Bancos (Law 189-11) | Financial regulator hosting the fideicomiso law text. | We used it to explain trust structures for pre-construction protection. We framed proper escrow expectations for buyers. |
| ONE (National Statistics Office) | Official Dominican housing construction cost index. | We used it to explain why build quality shortcuts appear. We motivated the need for thorough property inspections. |
| AEI (Real Estate Association) | Leading industry association with ethical standards. | We used it as a minimum filter for agent credibility. We explained the limits of voluntary association membership. |
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.
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