Punta Cana is the single most active real estate market in the Dominican Republic, and the vast majority of transactions involve foreign buyers. Whether you are looking at Cap Cana, Punta Cana Resort, Bávaro, Downtown Punta Cana, Uvero Alto, or Punta Cana Village, the legal process is the same, but the market-specific details can trip up buyers who are not familiar with how things actually work on the ground here.
The good news: Dominican law grants foreigners full property rights. No residency, citizenship, or local partner is required. A valid passport is enough to begin the process, and title is held the same way it would be for a Dominican national.
A Punta Cana purchase typically unfolds in four stages. First, your attorney performs due diligence on the property and the seller, Second, (or at the same time) the parties sign a Promise of Sale (Promesa de Venta), the binding preliminary contract that locks price and terms. Third, funds are placed into escrow (if it is a re-sale) and released as conditions are met. Fourth, the Deed of Sale is signed and filed at the DGII (tax authority) and Title Registry.
Closing costs for a Punta Cana transaction typically run 3% to 4% of the purchase price: a 3% property transfer tax, notary and registration fees, and attorney’s fees. Many Punta Cana projects qualify for CONFOTUR benefits, which eliminate the transfer tax entirely and exempt the property from annual real estate tax for up to 15 years. Confirming CONFOTUR status is one of the first things your attorney should do.
The most frequent mistake we see foreign buyers make in Punta Cana is relying on the developer’s or seller’s attorney to handle both sides of the transaction. That arrangement is common here, but it leaves the buyer without independent protection. When disputes arise over delivery dates, finishes, or post-closing issues, buyers who used the developer’s lawyer discover they have no one advocating for them.
At AlterLegal, we conduct due diligence, negotiate the Promise of Sale, handle escrow, coordinate closing, and manage post-closing matters including CONFOTUR filings, utility transfers, and tax registration. If you are considering a Punta Cana purchase, the best time to engage counsel is before you sign.
