Renting

Your Dominican Republic Property

Many of our buyers chose to use their properties as rentals when they are not in the DR. Renting and the ability to have a DR property pay for itself often makes owning possible. If you are planning on using your condo or villa for just a few months per year, then renting may be for you.

The Dominican Republic is the Caribbean’s leading tourist destination with a strong base and continued strong arrivals and growth. Yearly, the Ministry of Tourism invests over 45 million dollars on international promotion. The DR tops over five million tourists each year.

For our buyers who want to rent their condo or villa, this means occupancy rates between 20-90% over the course of the year (depending on location, type of property, decorating, etc.) and nightly rates from $80 – $500/US a per night.

 

Where Do You Start?

Many condo and villa developments have on-site rental management programs and cater to owners who are not in residence. Dominican Republic Properties works with several developers and companies that offer this type of product.

If you choose to buy a property in an area that does not provide this service, then there are several reputable property management companies in the area. Please let us know and we will be happy to put you in touch with one of them, as well as provide information about how their programs work. In addition, companies like AirBnB have made a dramatic impact on the holiday market around the world. We suggest that owners also utilize these types of vacaton marketing avenues and funnel renters through their local DR management company. This provides double marketing, but still no work for the owner.

Part of our service is to advise you on which properties will make the best rentals, how much they will rent for on a daily or monthly basis. You should be aware of all the charges you will need to cover with your property such as maintenance and condo charges and the rental agent’s fees.

We are here to assist with explaining rental in more detail, as well as ensuring you get your rental set up and earning income.

little boy and parents on beach
beautiful condo view

Setting Up For Rental

Turnkey

Every rental company has a minimum list of what is necessary to place your property in their rental program. Below is a general list:

  • Furniture: living room suite; dining room suite; small table and chairs for outside patio or terrace; if you have a pool, then pool chairs, a bed and night stands in each bedroom;
  • Appliances: fridge, stove, microwave, blender, toaster, coffee maker; washer; BBQ
  • Kitchenware: dinner set for four-eight persons; glasses and coffee mugs; wine glasses; silverware serving spoons; spatula; pancake flipper, wisk; plastic bowls for serving; plastic juice container; colander; set of pots and pans; frying pan; can opener; drainboard; paper towel holder
  • Linens: 2 sets of sheets for each bed; towels for four-eight persons; washcloths; hand towels; dish rags; dish towels; oven mitts; placemats; shower curtains (if necessary)
  • Audio/Video/Computer: tv in the great room (many developments want tv’s in every bedroom) ; Ipod docking station; modem for Internet; tv receiver for cable (if necessary); possible Amazon Alexa or other

Don’t buy the high end furniture package.

Renters must pay for any damage to your unit, but wear and tear on furniture is to be expected and will happen over time. We always suggest to buy sturdy furniture, with removable covers for washing.

But how to accomplish all this in a new country? We have many clients that have chosen to spend the time and energy to do all their own shopping. There are lots of really good furniture and department stores in the area. Another option is to just let a decorator take over the whole job. We can recommend a decorator that will work within your budget.

Should I decorate well?
Yes!! The better your property looks, and the more it feels like home, the better it will rent. You will have repeat renters and word of mouth clients that you otherwise would not have had. Again, a decorator will have the right “eye” and know the best way to add warmth, character and tropical feel to a space, while sticking to budget. They will also know where to buy those specialty items like decorations, artwork, coordinating pillows/fabrics etc. Most clients find using a decorator alleviates stress and brings about a coordinated, beautiful result.

What little “extras” can I do?

  • Provide a guest book for renters to sign. This shows community and it’s fun reading for you and them.
  • Ensure your place is kept spotless. Most management companies have great cleaning, but make sure the little things are being done.
  • Provide a blow dryer in the main bath
  • Really nice, fluffy towels
  • Leave a list of restaurant delivery places on the fridge door
  • Offer excursions if the management company doesn’t
  • Airport pick up and drop off

What can I do to save money?

  • Put your air conditioners on a timer. Renters love to turn it on and go to the beach.
  • Put in an on demand hot water heater. Saves money over the electric kind.
  • Try a solar pool pump, and solar hot water heater

What Kind of Costs?

  • Condo/subdivision fee: monthly fees in a condo are usually less than those in a villa.
  • Cleaning and yard/pool upkeep: if your property is rented, tenants will expect daily cleaning service and in the case of a house, your yard and pool must be maintained. There is no pool/garden fee in a condo (it’s built into the condo fee) and electricity is generally less because a pool pump is not running.
  • Utilities: most developments have onsite facilities to pay your bills for you. If not, a management company can handle the collection and payment of monthly expenses.
  • Maintenance and repairs: costs associated with replacing appliances, dishes, towels, bedding, etc., as well as upkeep of the property. Many developments have onsite staff to handle painting, electrical issues, plumbing problems, etc.
  • Insurance: dependent on value of property and how much you want to insure contents for. Generally a $200,000 US villa will be about $1,400 US/year.

Approximate, Monthly/Yearly Costs

  • Subdivision/Condo Fee:  $150-$400 US
    • Includes security, back-up power, garbage collection, maintenance of common ares, sometimes gas, cable, internet)
  • Rental Management Costs:  20% of short term rental income, 15% of long term rental income (over one month generally)
  • Cable:  $30-$100 US for a general/upgraded channel package
  • Housekeeping:  $50-$300 US.  Dependent on level of service/number of days per week of service/size of property)
  • Electricity:  a general rule is $50-$100/month per bedroom if a rental unit
  • Internet:  Can be a separate cost $20-50 US, dependent on package
  • Insurance:  $500-$1,800 US/year.  Dependent on property value.

 

To Rent Or Not To Rent

PRO’S

The big pro to renting is not having any bills here in the DR – and likely earning an income over and above monthly expenses. It’s great to make your initial investment in a condo or villa, and then have the property carry itself. Most buyers find they earn a tidy sum over and above expenses and use the money for their vacations, or even have it wired back to their home countries. We caution buyers to keep a realistic mind set. It’s a rare rental property anywhere that can be expected to carry all its monthly expenses, additional mortgage financing costs, and also have $$ left over.
For people that own property in two countries, most find that their real estate in their home country costs them money every month. It’s nice if their DR property doesn’t dip into their wallet. We even have a few developers offering a rental guarantee.
Because all properties we sell have full management services and a rental component, it’s not necessary to source renters or worry about the actual “renting” of the property personally. The DR is a solid tourist destination, and management/rental companies are good at putting properties and renters together. Check ins/outs, maintenance, marketing, and renter services are all handled by the rental program – usually in-house at many developments. You can supplement your income by doing additional marketing yourself on sites like Airbnb, VRBO, and in your own area.

 

CON’S

The cons to renting include wear and tear on your property, having strangers in your home, being unable to truly personalize the property, and sometimes finding time to use it yourself. While rental companies are good at ensuring your condo or villa doesn’t sustain damage, normal wear and tear like paint marks, furniture deterioration, loss of dishes, etc. is a normal occurrence. Expect to purchase a lot of towels, sheets, and glasses! These are all considered a cost of doing business. Actual damages are not acceptable: broken lamps, bbq’s, stereos, etc. Renters are charged for any actual damages they cause.

Some Great Properties

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Pre-Construction Villa Atlantis

Carretera Sosua-Cabarete, Sosua, Puerto Plata

4Bedroom(s)
4Bathroom(s)
10Picture(s)
3,068Sqft
Villa Atlantis at Casa Linda Villas is a unique Mediterranean courtyard type home.  There is one main villa with two guest houses all set around a central courtyard and large pool.  The main house has a palatial master bedroom, great room with a huge expanse of sliding doors to the very large covered terrace, and a kitchen/dining room with large breakfast bar.
$510,700

Pre-Construction Villa Sunseeker

Carretera Sosua-Cabarete, Sosua, Puerto Plata 95000

2Bedroom(s)
2Bathroom(s)
11Picture(s)
1,467Sqft
Villa Sunseeker at Casa Linda Villas is one of the most popular models at Casa Linda.  A very versatile plan, it can be built from a two to five bedroom home!  The main plan features two bedrooms at either side of the villa - making for a lot of privacy for owners and their guests.  The central part of the villa is an open great room with soaring vaulted ceiling and lots of light.
$255,800

Pre-Construction Villa Areca - 2 or 3 bedroom

Carretera Sosua-Cabarete, Sosua, Cabarete

2Bedroom(s)
2Bathroom(s)
6Picture(s)
1,981Sqft
Villa Areca at Casa Linda Villas is a new model at Casa Linda.  Created to let in lots of light and tropical views, this is a great villa with excellent outdoor space. The villa features glass doors and large windows, all with leafy views to the yard and pool. Tropical breezes and bright spaces welcome you to the spacious great room featuring an open plan living room and kitchen.
$334,800

Playa Laguna 3-Bedroom Villa

Cabarete, Puerto Plata 95000

3Bedroom(s)
2Bathroom(s)
2Parking(s)
24Picture(s)
170
This nice villa 3 bed 2 bath is situated in the sought-after neighborhood of Playa Laguna, close to Sosua and Cabarete. With a semi private secluded beach which is less than 5 min ( 350 meters) walk away.Entry into the villa is through a covered garage with a touchpad and remote entry. The lot feels big and the garden is like being in your own oasis. You have total privacy on this property.
$230,000

Pre-Construction Villa Vesta, 2 or 3 Bedrooms

sosua, Puerto Plata 95000

2Bedroom(s)
2Bathroom(s)
6Picture(s)
1,709Sqft
Build your own Villa Vesta:  a great model at Casa Linda!  Made to take advantage of the Caribbean experience, you can enjoy palms waving in the breeze and your own sparkling pool from every space in the villa.  A modern great room with island kitchen, large lounge area and huge covered terrace with entertainment bar are favourite spots.
$285,300

Pre-Construction Villa Bluepearl, 2 or 3 Bedroom

Sosua, Puerto Plata 95000

3Bedroom(s)
3Bathroom(s)
2Parking(s)
9Picture(s)
2,471Sqft
A Seamless Indoor/Outdoor ConnectionVilla Bluepearl at Casa Linda Villas is all about relaxed living and a choice of spaces. Indoor rooms meld with outdoor areas – all with soul-lifting views, cooling breezes and a thoughtful design made for real tropical living. Enjoy several terraces, generous great room, outdoor bar, open pool area and large bedrooms, each with its own bath.
$352,650

Pre-Construction Villa Coralreef, 2 or 3 Bedroom

Carretera Sosua-Cabarete, Sosua, Puerto Plata 95000

3Bedroom(s)
3Bathroom(s)
2Parking(s)
7Picture(s)
2,457Sqft
Stylish, Contemporary and Unique!Villa Coralreef at Casa Linda Villas has no shortage of unique spaces as well as a versatile design: it can be built as a one level 2-bedroom or as a two story 3-bedroom with totally private owner’s retreat. Designed for outdoor living, the open plan great room extends to the large covered terrace, complete with outdoor bar.
$441,500

Pre-Construction Villa Harmony

Carretera Sosua-Cabarete, Sosua, Puerto Plata 95000

3Bedroom(s)
3Bathroom(s)
2Parking(s)
5Picture(s)
3,608Sqft
A perfect jungle bungalow Villa Harmony is a spacious, 3-bedroom plan that offers private, separated bedrooms and three full baths. It is tailor made for entertaining in the outstanding chef ’s kitchen with huge central island.  The great room, master bedroom, and kitchen open to a  breezy, covered, outside terrace, complete with outdoor bar/entertaining area.
$421,700

Pre-Construction Villa Seashell

Carretera Sosua-Cabarete Entrada el Choco, Sosua, Puerto Plata 95000

3Bedroom(s)
3Bathroom(s)
2Parking(s)
6Picture(s)
2,790Sqft
Modern, Contemporary LuxuryVilla Seashell at Casa Linda Villas has an ultra-modern layout and takes advantage of breezes and views. Several terraces and balconies are perfect for afternoon reading and twilight sunset watching. Two living room spaces offer privacy and diverse entertainment options. All bedrooms have full baths and lead to the outdoors and pool.
$422,900

Pre-Construction Villa Dolce Vita, 3 or 4 Bedroom

Carretera Sosua-Cabarete Entrada el Choco, Sosua, Puerto Plata 95000

4Bedroom(s)
4Bathroom(s)
2Parking(s)
8Picture(s)
3,207Sqft
Clean Lines and a Modern DesignVilla Dolce Vida at Casa Linda Villas is really is the “sweet life”.  A large villa created for guestsand entertaining, this is a well planned home that makes outdoor living and views a priority. Huge windows and lots of light filled spaces bring outside in.  A spacious great room features relaxing areas as well as a large kitchen with breakfast bar.
$493,500

Par 72 Golf Course Investment Opportunity

Cabarete, Puerto Plata

1Picture(s)
1,801,270
A unique opportunity for an investor/group of investors:  a brand new golf course, which is desperately needed along this corridor of the north coast of the Dominican Republic.  There is only one golf course, over 1/2 hour away, to service a very large expat group of part time and full time owners as well as a robust tourism sector.
$8,700,000

Residential Development Land

Sosua, Puerto Plata

1Picture(s)
300,000
Investment opportunity to purchase up to 300,000 square meters of prime development land with 30% with oceanviews.  Located between Sosua and Cabarete, this land has adjacent services in place and in a great location between infrastructure.  Other residential developments are located nearby with an active expat community.
$6,000,000

Exquisite Hispanic looking villa with 4 Master Suites and many upgrade

Carreterra El Choco, Sosua, Puerto Plata 95000

4Bedroom(s)
4Bathroom(s)
2Parking(s)
12Picture(s)
2,656.64
Impeccable Ultima villa located in the popular gated community Casa Linda on the North Coast of Dominican Republic.Enjoy Caribbean living with a unique design with an over 1300 ft2 covered terrace/entertaining space and a massive 17,900-gallon pool, it's all about the outdoors. This villa has 4 Master bedroom suites all with en-suite bathrooms and walk-in closet.
$490,000

Absolutely Stunning 4 bedroom on the North Coast

Sosua, Puerto Plata 57000

4Bedroom(s)
3Bathroom(s)
2Parking(s)
15Picture(s)
0Sqft
All I can say is WOW.  This absolutely stunning 4 bedroom on the North Coast of the DR is a must see.  Very tastefully decorated, you can move immediate in and be right at home.  Wonderfully modern concept.  Words can not describe this one, if you like what you are seeing and want to live a luxurious life please let us know.
$675,000

Encuentro Beach Development Opportunity

Encuentro, Puerto Plata

9Picture(s)
490,884
Encuentro Beach is a stunning 50 hectare ocean front site that includes 450 meters of wide beach and 200 meters of rock frontage, and is one of the largest undeveloped properties in the region. It is located between the resort towns of Sosua and Cabarete on the North coast of the Dominican Republic, a short drive to the Puerto Plata International Airport.
$81

Development Land of 300,000 m2

Sosua, Puerto Plata

1Picture(s)
300,000
Great opportunity to purchase 300,000 m2 of beautiful land with 30% ocean views.$20 US per square meter.  For more information contact Bernie Tietz.
$20

Encuentro Beach Condos with financing

Encuentro, Puerto Plata

1Bedroom(s)
1Bathroom(s)
7Picture(s)
55
This is your chance to own a totally refurbished condo at a great price that is walking distance to Encuentro Beach.  You may even get a peekaboo sea view!  This is a great, established project with a mix of full time residents and vacation rentals.  Surrounded by a central pool/restaurant, each unit is a little oasis unto itself.
$89,000

Financing available on ocean view condos @ Encuentro Beach

Encuentro, Puerto Plata

2Bedroom(s)
2Bathroom(s)
9Picture(s)
73
A large selection of completely revamped and renewed condos are yours to choose from.  Starting at just $89,000 US you can choose from 1-3 bedroom units.
$135,000

3 Bedroom Condo with Financing

Encuentro Beach, Puerto Plata

3Bedroom(s)
2Bathroom(s)
11Picture(s)
117
You have your choice of several three bedroom condos in this well managed project.  Condos have each been refurbished, modernized and furnished - ready now for new owners to live in full time or use when you want and let them rent the rest of the year.  This project is managed as a condo hotel.  You can choose from garden, pool, or ocean views.
$235,000

OCEANFRONT Incredible Villa

Playa Laguna, Puerto Plata

4Parking(s)
14Picture(s)
0Sqft
Most of us only dream of owning an oceanfront villa! This very special home is well priced and offers luxury, spellbinding views, and a location that's close to restaurants, shopping, and more.Ask us more about this special home.
$1,500,000

Executive Beachfront Condo

Playa Laguna, Puerto Plata

3Bedroom(s)
2Bathroom(s)
29Picture(s)
1,925Sqft
If you are looking a truly special property, with a virtually private beach, in a boutique project, then this is IT!Luxury and an unbelievable oceanview await you.  Enjoy the sunset over the ocean as you sip your evening wine.  Wake up in bed to a stunning seaview over the sparkling pool.  This is a two level condo with almost 2,000 square feet of executive, well finished living space.
$385,000

Villa Ultima - A Mediterranean Style 4 Bedroom Home

Carretera Sosua-Cabarete Entrada el Choco, Sosua, Puerto Plata 95000

4Bedroom(s)
3Bathroom(s)
3Parking(s)
21Picture(s)
2,900Sqft
This villa has it all: four private bedrooms, huge kitchen with breakfast bar, two dining areas, outdoor kitchen and entertaining area, hot tub, relaxing living room with big screen tv and complete privacy.
$330,000

Fantastic 3 bedroom, Spacious Condo in Sosua

Sosua, Puerto Plata 57000

3Bedroom(s)
2Bathroom(s)
2Parking(s)
16Picture(s)
161.80
Hard to find - a 3-bedroom, wonderfully spacious condo in the center of Sosua, walking distance from several beaches and the town center.This first-floor condo with the highest-quality built materials and extra height makes this a spacious and bright unit.Kitchen with granite countertops and stainless steel appliances.
$220,000

Villa Colibri with additional 1-bedroom apartment

Sosua, Puerto Plata 57000

3Bedroom(s)
3Bathroom(s)
2Parking(s)
10Picture(s)
150
$220,000
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