The protocol for purchasing Dominican real estate, from verifying the cadastral registry to executing a safe closing.

Module 01 · Market Selection and Micro-Location Due Diligence

1. Lesson 01

   North Coast vs. East Coast vs. Santo Domingo Yield Analysis

   Match the right market to your goals by evaluating net yields, occupancy trends, and operating expenses.

2. Lesson 02

   HOA Auditing, Private Utilities, and Coastal Maintenance Realities

   Audit reserve funds, verify utility reliability, and budget for coastal maintenance and backup generator fuel.

3. Lesson 03

   Micro-Location Risk Assessment Scorecard

   Apply an objective scorecard to evaluate infrastructure, access, and neighborhood safety before committing funds.

4. Lesson 04

   Local Zoning Laws, Beachfront Concessions, and Maritime 60-Meter Rules

   Verify building boundaries and secure your ocean view under the Dominican 60-meter coastal rule.

Module 02 · Legal Verification: Deslinde, Titles, and Surveys

1. Lesson 05

   Decoding the Certificado de Título and Cadastral Registry

   Obtain a formal registry certificate to expose hidden debts, boundary flaws, and marital claims.

2. Lesson 06

   The Deslinde Requirement: Why Undivided Rights (Constancia Anotada) Are Deadly

   Understand why undivided property rights carry severe liabilities and how to verify a court-approved title.

3. Lesson 07

   How to Commission an Independent Cadastral Land Survey

   Commission a licensed surveyor to cross-reference physical ground markers with official satellite coordinates.

4. Lesson 08

   Checking Municipal Liens and IPI Tax Debts at DGII

   Secure an official tax clearance certificate from the DGII to avoid inheriting outstanding property liabilities.

Module 03 · Tax Optimization, Law 158-01 (CONFOTUR), and Ownership Structures

1. Lesson 09

   The Confotur Benefit: Eligibility, Pitfalls, and Expiration Dates

   Verify government resolutions to claim up to 15 years of annual property tax relief.

2. Lesson 10

   Holding Assets: Foreign Entity, Dominican SAS, or Direct Ownership

   Compare purchasing through a Dominican corporation, a foreign company, or direct individual ownership.

3. Lesson 11

   Calculating Real Transfer Taxes (3%) and Annual IPI Exemptions

   Compute your one-time 3 percent property transfer tax and navigate annual IPI tax exemptions.

Module 04 · Contracts, Escrow, and the Closing Transaction

1. Lesson 12

   Drafting the Promesa de Compra-Venta: Mandatory Escape Clauses

   Structure the Dominican purchase agreement with mandatory escape clauses to protect your earnest money.

2. Lesson 13

   International Wires, AML Compliance, and Third-Party Escrow Protocols

   Satisfy banking rules, avoid wire freezes, and set up formal escrow to protect your deposit.

3. Lesson 14

   The Role of the Dominican Notary Public and Executing the Contrato de Venta

   Execute the final contract before a Notary Public and register the deed with the Land Registry.

4. Lesson 15

   Closing Protocol Mock Review: Contract Contingencies

   Review a closing package to catch fatal title flaws and boundary errors before releasing your wire.

Module 05 · Post-Closing Handover, Renovation, and Rental Management

1. Lesson 16

   Opening Non-Resident Dominican Bank Accounts Post-Purchase

   Establish linked US dollar and Dominican peso accounts to automate payments without international wire freezes.

2. Lesson 17

   Utility Transfers: Edenorte/Edesur, CEPM, and Water Concessions

   Transfer regional utilities into your name using provider-specific protocols and key closing documents.

3. Lesson 18

   Vetting Short-Term Rental Operators and Managing Cross-Border Cash Flow

   Evaluate property managers, verify official tax receipts, and bring rental profits home safely.