Question 1

How accurate are these rental income estimates?

Accepted Answer

These estimates are built on Evalúa’s market model — the median performance of active short-term rentals in each market, by bedroom count, updated May 2026. The base case models a full-year rental at market-median rates. Actual income varies by exact location, property condition, listing quality, management, and guest reviews. Use these as directional benchmarks, not guaranteed projections.

Question 2

What does "Premium" quality mean for ADR?

Accepted Answer

Premium applies to beachfront properties or those with high-end finishes — ocean views, infinity pools, designer interiors, or direct beach access. These properties command approximately 25% higher nightly rates than standard-quality properties of the same size. Most pre-sale units and inland properties fall under "Standard."

Question 3

How does seasonality affect rental income in the Dominican Republic?

Accepted Answer

Seasonality is significant and varies by market — the calculator uses each market's own observed monthly curve. Beach markets like Las Terrenas peak December through March (occupancy up to ~70% in February) and dip hard in September–October (~28%). City markets like Santo Domingo are nearly flat year-round, and a few peak in summer. A beach property earning $3,000/month in peak season may earn a third of that in the low months.

Question 4

Should I use a property management company?

Accepted Answer

For short-term rentals in the Samaná area, professional management is strongly recommended unless you are local. Standard fees are $150/month fixed plus a 15–20% commission on rental revenue (20% is most common). Good management handles guest communication, cleaning coordination, maintenance, and listing optimization — which directly impacts occupancy and ADR.

Question 5

What occupancy rate can I realistically expect?

Accepted Answer

It depends on the market: annual medians range from ~33% (Cabrera) to ~57% (Santo Domingo), with most beach markets at 44–55%. The calculator defaults to the median for your selected market and bedroom count. New or unmanaged listings typically run well below the median; established, well-reviewed properties with professional management run 10–15 points above it.

Question 6

How does bedroom count affect rental income?

Accepted Answer

Larger properties command significantly higher nightly rates — in Las Terrenas the median is $272/night for a 4BR villa vs. $67 for a 1BR, and large villas in luxury markets like Casa de Campo go far higher. However, operating costs also increase substantially, and occupancy tends to decline with size. The sweet spot for net ROI tends to be 2–4 bedrooms, where the revenue-to-cost ratio is most favorable.

Question 7

Individual vs. company (SRL/EIRL) — which is taxed less on rental income?

Accepted Answer

It depends on your net taxable income. Individuals pay progressive rates (0% up to ~$6,700/yr, then 15%, 20%, and 25% on amounts above ~$13,900). For typical net rental in the $10K–$20K range, individual effective rates land around 10–15%. Companies (SRL/EIRL) pay a flat 27% on net income — higher headline rate, but they can deduct broader expenses (depreciation, management salaries, vehicle, etc.) and may end up with a lower taxable base. CONFOTUR-certified properties are exempt from rental income tax for 15 years either way.

Season	Period	Days	ADR	Occupancy	Revenue
Peak	Dec–Mar	121	$124	62%	$9,424
High	Jun–Aug + Nov	122	$126	47%	$7,182
Low	Apr–May + Sep–Oct	122	$104	35%	$4,368
Total	Full year	365	$120	48%	$20,974

What a rental here actually earns.

How the tax was computed.

Seasonal revenue breakdown

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