Vacation rentals in Punta Cana and Las Terrenas: numbers before photos

A vacation rental property is evaluated by its net yield, not by how pretty it looks in photos or by the nightly rate promised by the seller. The difference between what comes in and what remains can be half or more.

The demand is real: between January and July 2026, 5,885,025 visitors arrived in the country, a 9.4% increase compared to the same period in 2025, according to Revista Mercado with data from the Central Bank. However, the country's demand does not guarantee the occupancy of your unit.

How to do the math

1. Gross income = average nightly rate × nights occupied per year. Use the rate and occupancy of comparable units in that same project or area, and by season, not that of the best week of the year.
2. Subtract all costs: management, platform commissions, cleaning and laundry, electricity, water and internet, maintenance fee, insurance, repairs and furniture replacement.
3. Subtract taxes. Rental income is taxed; your accountant will tell you how much according to your case.
4. Net yield = what remains ÷ total purchase price, including closing costs.

Illustrative example

Hypothetical numbers to show the method; not market data. US$350,000 apartment, US$150 nightly rate and 60% occupancy (219 nights).

Concept	US$ per year
Gross income (150 × 219)	32,850
Management (20%)	−6,570
Platform commissions (3%)	−986
Cleaning and laundry	−3,000
Electricity, water and internet	−3,600
Maintenance fee	−3,000
Insurance and repairs	−1,500
Net before taxes	14,194

The gross yield looks like 9.4% (32,850 ÷ 350,000). The net before taxes drops to 4.1% (14,194 ÷ 350,000).

What I review before recommending a unit to rent

• That the condominium bylaws allow short-term rentals.
• The real occupancy of similar units, in high season and low season.
• Who will manage the unit and how much they charge.
• Whether the project is covered under Law 158-01 (CONFOTUR), due to the exemptions indicated by the DGII.

My advice: buy with the numbers of a normal year, not those of a perfect year. If the investment makes sense with prudent occupancy, any improvement will be a bonus.

Informational content; consult your attorney or accountant before deciding. Data verified on October 25, 2026.