If you’ve bought property in the US, Canada, or Europe, the Dominican Republic process will feel familiar in structure but different in execution. The steps are logical. The risks are real. And the difference between a clean transaction and a painful one almost always comes down to two things: who you hire as your attorney and how thoroughly you run due diligence before signing anything.
You find a property you want to pursue — if you’re still building a shortlist, you can browse current Las Terrenas listings. Before any money changes hands, your agent or attorney may draft a Letter of Intent (LOI) — a non-binding document that signals your interest and opens negotiation on price and terms.
This is also the moment to ask the seller or agent for:
Don’t pay anything at this stage. An LOI is not a contract.
This is the most important stage of the entire process, and the one most foreign buyers rush or skip. Your attorney must independently verify:
For the full title hierarchy, the red flags that should stop you, and a pre-deposit checklist, see our deep dive on title search and due diligence in the Dominican Republic.
Once due diligence is complete and you’re satisfied with what was found, you sign the Promesa de Venta — the formal purchase and sale agreement. This is a binding contract.
What it includes:
The deposit is paid at this stage, held either in your attorney’s escrow account or transferred directly to the seller (less common but happens). Make sure the contract specifies what happens to the deposit if either party defaults — this is negotiable and varies.
Your attorney drafts or reviews this document. Never sign a Promesa provided solely by the seller’s agent without independent legal review.
In the weeks between the Promesa and closing, your attorney completes any remaining verification and prepares closing documents. This includes:
If you’re purchasing in a CONFOTUR project, your attorney confirms the resolution is current and will be properly reflected in the transfer documents.
This is also when you arrange fund transfer — most DR transactions are conducted in USD. Wire transfers are the norm. Have your bank ready to move funds on short notice once closing is confirmed.
Closing in the DR is done before a Notary Public (Notario Público). Both buyer and seller (or their authorized representatives via poder notarial / power of attorney) sign the Acto de Venta — the deed of sale.
The notary authenticates the document and witnesses the transaction. This is not the same as a closing attorney in the US context — the notary’s role is administrative authentication, not legal protection of either party. Your attorney is separate and represents your interests.
Once signed, the remaining purchase price balance is transferred.
Can you close remotely? Yes. A power of attorney (poder notarial) allows your attorney to sign on your behalf at closing. This is common for foreign buyers who aren’t present in the DR. The power of attorney must be notarized and apostilled in your home country, then legalized for use in the DR.
After the Acto de Venta is signed, your attorney files it with the Title Registry (Registro de Títulos) in the jurisdiction where the property is located. The registry:
This process takes 4 to 12 weeks depending on the registry’s backlog and whether any issues surface during processing. Until you receive the new certificate, you are the owner of record — but the title is in process.
Do not let anyone pressure you into forgoing this step. Informal transactions where the deed is signed but never registered leave you with no legal title and no protection.
Here’s a realistic cost breakdown for a standard transaction:
| Cost | Who Pays | Amount |
|---|---|---|
| Transfer tax (ITP) | Buyer | 3% of assessed value (waived with CONFOTUR) |
| Attorney fees | Buyer | 1–1.5% of purchase price |
| Notary fees | Split or buyer | ~0.25–0.5% |
| Title Registry fees | Buyer | ~0.5% |
| Agent commission | Seller (typically) | 3–5% of sale price |
| Title search | Buyer | $300–600 flat |
| Total buyer closing costs | ~4–6% without CONFOTUR, ~1.5–3% with CONFOTUR | |
Always get a closing cost estimate from your attorney in writing before signing the Promesa.
Your real estate attorney is the most important professional in this transaction. Not your agent, not the developer’s legal team — an independent attorney you hire directly.
What to look for:
Do not use the attorney recommended exclusively by the selling agent or developer without independent vetting. Their interests are not yours.
Foreign nationals have the same property ownership rights as Dominican citizens. There are no restrictions on foreign ownership of real estate in the DR — you can hold title directly in your own name, through a Dominican corporation (SRL or SA), or through a foreign entity.
Holding through a corporation has tax and estate planning implications that are beyond the scope of this page — discuss with your attorney and, ideally, an international tax advisor familiar with your home country’s treatment of foreign real estate.
For a full breakdown of foreign ownership rights, residency options, and the ways to hold title, see our guide to whether foreigners can buy property in the Dominican Republic.
One area foreign buyers routinely overlook: Dominican forced heirship applies to real estate located in the DR — regardless of what your home-country will says. A reserved portion (la legítima) is set aside for protected heirs (children, and a surviving spouse), so only the remainder can be freely willed. A foreigner’s death also triggers a Dominican succession proceeding before heirs can take title or sell.
The tax side is comparatively gentle: succession tax is 3% of the appraised value, rising to 4.5% if the heirs reside abroad — far below typical US or EU estate taxes. The friction here is procedural, not fiscal.
Make a Dominican will covering your DR assets. It coexists with your home-country will and keeps the local succession orderly.
Mind the ownership structure. Holding through a Dominican SRL or a fideicomiso can convert “inheriting real estate” into “transferring shares,” sidestepping the property-level succession process. Buying in a local spouse’s name, by contrast, stacks forced-heirship and home-country estate complications together — generally discouraged for pure investors. Decide the structure before you buy, with a DR attorney who handles cross-border estates.
| Stage | What Happens | Typical Duration |
|---|---|---|
| Search + LOI | Identify property, open negotiation | Days to weeks |
| Due diligence | Title, liens, permits, boundaries verified | 2–4 weeks |
| Promesa de Venta | Contract signed, deposit paid (10–30%) | 1 week to negotiate |
| Pre-closing prep | Documents prepared, funds arranged | 2–6 weeks |
| Acto de Venta | Deed signed before notary, balance paid | 1 day |
| Title registration | New certificate issued in your name | 4–12 weeks |
| Total | 60–120 days typical | |