Short answer: US citizens can own Dominican real estate outright on the same terms as Dominicans, with a local tax registration but no residency requirement and no foreign-exchange controls. Demand is strong: the country had 9.24 million visitors through September 2026. But Punta Cana is a two-speed market. Well-located, finished product holds up, while generic presale condos and short-term rentals face rising supply, so realistic net yields run well below the 10-12% that some brochures advertise. In 2026 a new law (Law 30-26) also changed the tax math on selling, and your own IRS obligations still apply.

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This guide is written for investors, funds, family offices and developers looking at Dominican projects with US capital. It is not aimed at buyers of a primary home.

Can a US citizen own real estate in the Dominican Republic?

Yes. According to the law firm GGI, the purchase process for foreigners is the same as for Dominicans, there are no national defense or security limits on foreign ownership, and both individuals and companies must register with the local tax authority before registering a purchase (GGI). The same source says you can buy in any currency (usually pesos or US dollars), that there are no exchange controls, and that capital and profits can be freely repatriated.

Two structuring notes:

• Companies are taxed as companies. The country has no pass-through concept, and foreign investors most commonly use a local LLC-type company (GGI).
• Common-law trusts cannot hold title directly, per GGI. The local protection tool for off-plan purchases is the fideicomiso, covered below.

Why are US investors looking at the Dominican Republic?

Two caveats. The 2026 visitor total includes cruise passengers, who do not buy condos. And no reliable public survey exists on the nationality of property buyers in Punta Cana, so be skeptical of buyer-origin percentages in sales brochures.

What do properties cost in Punta Cana?

The largest published sample with a stated method comes from CLIC Inmobiliaria, a local brokerage (data cutoff June 23, 2026). These are asking prices, not closing prices (CLIC, July 2026):

Cap Cana asks roughly 52% more per square meter than the wider Punta Cana-Bavaro area (own calculation). There is no official house-price index or MLS-style closed-sales database for the province, so negotiate from comparables and ask for the full payment schedule.

What are the closing costs?

Century 21 Perdomo estimates 4.5% to 5.5% of the price for foreign buyers without a CONFOTUR exemption: a 3% transfer tax on the higher of the price or the tax-authority value, 1% to 1.5% for attorney fees (plus 18% sales tax on the fee), and roughly 0.5% for notary and title registration. With a valid CONFOTUR exemption the range drops to 1.5% to 2.5%. On a US$250,000 condo, their example totals US$12,888 without CONFOTUR and US$5,388 with it (Century 21 Perdomo). The same source suggests budgeting US$1,500 to US$5,000 after closing for HOA setup, utility deposits, property-management onboarding, internet and furnishing if you plan to rent.

CONFOTUR is the Dominican tourism-incentive regime. Do not assume a listing’s exemption is valid or transferable on resale: ask for the project’s definitive classification resolution number and have a Dominican attorney confirm it.

What changed with Law 30-26?

Law 30-26 was enacted on June 18, 2026. For investors, the specialist guides we reviewed highlight:

• Capital gains: gains by individuals on real estate sales are taxed at 10% as a single, final payment, due within six months. The calculation basis awaits implementing regulations (inmobiliario.do). Deeds signed from June 18, 2026 fall under the regime (Siempre al Dia).
• Mortgage registration tax: falls to 1% in 2027 and is eliminated in 2028 (Siempre al Dia).
• 3% transfer tax: not expressly modified by Law 30-26 (inmobiliario.do).
• No stacking of incentives: taxpayers cannot benefit from more than one incentive regime for the same activity, investment or operation, and the terms are not defined. That raises questions for mixed structures such as condo-hotels with CONFOTUR (inmobiliario.do).

The 10% Dominican tax interacts with your US return. See our guide to US taxes on Dominican rental property.

What returns are realistic?

Short-term rental data for Punta Cana vary widely by provider. Airbtics reported 4,981 listings in 2025 with 48% occupancy, a US$119 average daily rate and US$21,299 in annual revenue (Airbtics). Its active listings grew 46.4% in a year while revenue grew 8.9% (Airbtics). Supply is outrunning income per listing.

For long-term rentals, Global Property Guide estimates an average gross yield of 6.48% in Punta Cana-Bavaro (inmobiliario.do).

Netix’s internal analysis (own calculation, assuming 20-25% management fees, HOA dues, utilities and accounting) puts net short-term-rental yields for a Bavaro apartment at roughly 4-7% before taxes in a base case (lower end for purchase prices near US$220,000, higher end near US$150,000), and roughly 0.5-3% in a stress case. This is not a projection or a promise. Treat any “12% ROI” pitch as something to re-run with realistic occupancy, rate and expenses.

Is Punta Cana oversupplied?

The most defensible reading is selective oversupply. According to Situr data reported by Acento, La Altagracia province had 25,825 rooms under construction in 2025 against 54,418 existing hotel rooms (Acento), about 47% of current inventory (own calculation). One market blog estimates 4-6 months of inventory for finished, well-located resale and 8-12 months for generic new-build condos, with 15-25% of visible listings needing a price cut or incentive. These are the author’s estimates, not transaction data (The LatinVestor).

No independent body has issued a formal oversupply warning. Location, product type and price decide outcomes. For a deeper look, read Is Punta Cana a good real estate investment for Americans?

How do you protect your money in a presale?

• [ ] Payments go into a trust account managed by a licensed trustee, not the builder’s operating account. A real estate fideicomiso is described as a separate pool of assets run by a trustee that centralizes buyer payments (El Dia). It is not mandatory, so require it in the contract.
• [ ] Land title is in the developer’s or the trust’s name and a lien search is clean.
• [ ] Construction and environmental permits are current, verified by your attorney.
• [ ] If CONFOTUR is advertised, you have the classification resolution number.
• [ ] Your own Dominican attorney, independent of the seller, reviewed the purchase contract.
• [ ] Payment schedule, original delivery date and delay remedies are written down.
• [ ] Payments go by traceable bank transfer to the account named in the contract.

How do US buyers finance it?

Three main routes: cash (including equity borrowed against a US home), the developer’s payment plan, or a Dominican bank mortgage. CLIC reports that local banks lend to foreigners and to Dominicans living abroad, typically 50% to 70% of value at 9% to 13.5% for 10 to 20 years (CLIC). A BHD mortgage fair in Punta Cana in September 2026 advertised special fixed rates from 7.95% in dollars for up to eight years, subject to each loan’s conditions (Hoy). Our full walkthrough: how to finance a Dominican property purchase from the United States.

How should a US investor structure ownership?

You can hold title personally or through a company. Individuals register with the Dominican tax authority before the purchase is recorded, and companies must be duly incorporated where they were formed and obtain local registration (GGI). Because Dominican companies are taxed as companies, and because a foreign company or trust can add US reporting obligations, the choice should be made with a Dominican attorney and a US CPA before you sign a reservation. Do not copy a friend’s structure: the right answer depends on your goals, whether you will rent, your estate plan and your tax profile.

What are the basic US tax duties of a Dominican property owner?

In short: rental income is reportable on your US return, foreign tax credits may reduce double taxation, foreign-use residential rental property is depreciated over 30 years under ADS, Dominican bank accounts can trigger an FBAR if they exceed US$10,000 combined, and directly owned foreign real estate is not reported on Form 8938. The details, with IRS citations, are in our guide to US taxes on Dominican rental property. Always consult a CPA with international tax experience.

How do you evaluate a developer or a project?

For a presale, judge the sponsor as much as the unit:

• Track record: ask for delivered projects you can visit and speak to owners of.
• Land and permits: title, liens, construction and environmental permits.
• Funds flow: a trust account with a licensed trustee, and clear milestones for releasing funds.
• Realistic pro forma: treat any yield projection as a claim to test, not a fact.
• Delivery history: many listings in this market show delivery dates that have slipped, so compare the original and the updated date.
• Incentive status: if CONFOTUR is advertised, verify the definitive resolution.
• Management plan: who operates the units, under what fees and exclusivity terms.

Developers who can document these points make an investor’s due diligence faster, which is a commercial advantage when raising capital.

Pre-purchase checklist for investors

• [ ] Clear goal: short-term rental, long-term rental, appreciation or presale flip.
• [ ] Price per square meter comparables with sample size and date.
• [ ] Base and stress scenarios for occupancy and rate, with real expenses.
• [ ] Closing and post-closing costs included in the return.
• [ ] Ownership structure (individual or company) reviewed by a Dominican attorney and a US CPA.
• [ ] Exit plan that includes the 10% Dominican capital gains tax and US taxes.
• [ ] US reporting duties identified (see the tax guide).
• [ ] Trust, permits and CONFOTUR verified.

Frequently asked questions

Do I need residency to buy property in the Dominican Republic? No. Foreigners buy on the same terms as Dominicans, with prior registration with the local tax authority (GGI).

Can I bring my profits back to the US? GGI says there are no exchange controls and that capital and profits can be freely repatriated. Confirm the bank process with your attorney.

How much will a Dominican bank lend a non-resident? CLIC reports 50% to 70% of value at 9% to 13.5%. Each bank decides case by case (CLIC).

What tax applies if I sell? For individuals, Law 30-26 sets 10% on real estate capital gains as a final payment, with the basis pending regulation (inmobiliario.do). You must also report the sale on your US return.

Is it a good time to invest? It depends on product, location, entry price and strategy. Tourism demand is at records, but supply is growing and generic product is competing for a smaller slice of demand. This guide is not investment advice.

Need help?

Netix is a marketing firm based in Puntacana Village that works with real estate developers on commercial strategy, investor dossiers, lead generation and events. If you are developing a project and want to present it to US capital, see our capital raising service or our marketing and commercial services for real estate projects.

For information only; not legal, tax or investment advice. Verify every item with a Dominican attorney and a CPA experienced in international tax. Figures current as of October 13, 2026.