Punta Cana vs Tulum real estate for Caribbean Airbnb investors

Standard buyer-side commission paid by the seller / developer at closing — it does not increase your purchase price. Our fee is disclosed in writing before any tour, and we never accept hidden referral kickbacks from developers.

No. We benchmark every project against real comparable sales and against real Airbnb performance in the same area. If a developer is 15–20% above market or projecting unrealistic yields, we will tell you and skip it — even if their commission is double.

Always. The scouting tour exists so you can rule things out. Most of our serious buyers visit 8–12 units and only 2–3 survive the numbers — that's the point.

No. Standard Dominican closing costs are 3% transfer tax + ~1% notary + ~$500 title insurance. Anything else (legal, escrow, due diligence) is quoted upfront and itemised — no surprises at signing.

Yes. We're area-agnostic — we go where the numbers and your brief point. The shortlist will mix areas if that's what fits, or focus on one if that's what makes sense.

Most deals close in cash USD, but Dominican banks now offer 50–60% LTV mortgages to foreigners at 7.5–9% on completed properties. We introduce you to two banks for quotes — no obligation.

We hand you off to vetted property managers (18–22% of revenue, no exclusivity locks), help you onboard with Airbnb / Booking, and stay reachable on WhatsApp for whatever comes up in year one.

On sticker price, sometimes — but it's a trap. Tulum jungle-lot pre-sales advertised at $180k routinely fail title due diligence (ejido land cannot be freely sold to foreigners), and the ones that close need $40k+ in legal trust (fideicomiso) setup. Punta Cana freehold condos at $180k–$240k close clean in 4–6 weeks.

Yes. Tulum's main beach gets hit weekly May–October with industrial-grade sargassum and limited municipal cleanup budget. Punta Cana's Blue-Flag beaches (Juanillo, Bávaro hotel zone) run a coordinated $30M+ yearly cleanup operation — daily tractor passes, offshore booms, hotel-funded crews. The water still goes cloudy in June–August, but the beaches stay walkable.