In recent years, the Dominican Republic has clearly gained popularity as an
investment destination. This is evident not only in the growing number of clients but also in
social media activity. From a real estate market perspective, this is a
natural signal that the country is maturing as an investment product and attracting increasingly
informed buyers.
At the same time, we observe three approaches to purchasing. Some people try to go
through the entire process independently. Others use an agent’s help when selecting
a specific property. There is also a group of clients who opt for full
service and guidance through the entire process from start to finish. The difference between
these approaches is not limited to cost alone, but primarily to the
scope of responsibility and quality of support. In practice, it is this third model
that provides the greatest security and predictability for the entire transaction.
Recently, a claim has frequently appeared on social media that a real estate
agent in the Dominican Republic does not charge the client a fee. This sounds
attractive, but it is worth pausing for a moment and asking yourself how the agent’s real motivation and scope of work look in such a
model. In Poland, charging a fee
for services is becoming increasingly common. Therefore, it is worth distinguishing one key
point. Collecting a commission is not the same as receiving a fee.
Indeed, agencies receive a commission from developers, as they are an extension of their
marketing. However, a fee is received for a range of additional services to
which the agency commits. Below is a list of key services that every
reputable agency should provide to its client.
1. Selection of property tailored to the client
This is the foundation of a good agent’s work. Their role is not to show a few offers,
but to genuinely match the investment to the client’s goal. If an agent works on
a fee from the client, their natural motivation is to find the
best option for the buyer, not the one that is most convenient to
sell. In the Dominican Republic, differences in compensation from developers are
minimal, so theoretically every project is “equal.” In practice, however, not
every one is equally safe or well-prepared in formal terms.
Verification of permits and investment status is an element that is not visible at
first glance, but is of key importance.
2. Negotiations that have a real impact on price
An agent paid by the client has a different approach than one who earns
solely from the developer’s commission. Their goal is not to achieve the
highest price, but to secure the best possible terms for
the buyer. In many cases, well-conducted negotiations can
offset the cost of the service, and often even generate
additional value. This works both ways, where the client gains better
terms, and the agent earns their fee through a specific result. In
the “no commission” model, this motivation is simply limited. In addition,
there are issues such as less frequent flights to the Dominican Republic to verify the
property, provision of verified contractors who ultimately help
in selecting specific actions. This indirectly and directly reduces investment
costs.
3. Secure and balanced contract
Signing a contract is one of the most important moments of the entire process.
An experienced agency will not allow the client to sign a document
prepared solely by the developer, a so-called “draft” without analysis and
potential amendments. A good contract should be balanced and
protect the interests of both parties. In practice, in the Dominican market there are still
situations where the buyer signs documents without
translation and without a real understanding of the provisions. In the case of the primary
market, a key element is the so-called PROMESA. This is nothing other
than a document that largely determines the security of the transaction.
Skipping this stage or treating it superficially can have
specific consequences.
4. Support with the transfer of ownership title
The process does not end when payment is made and the contract is signed. In both
market segments, there remains a formal stage related to the transfer of ownership
title. The agent’s role should not be limited to providing contact
information for a lawyer. The client expects coordination, explanation of procedures, and ongoing
support in communication. This is often a stage where questions and
doubts arise, and lack of experience can prolong the entire process. Ultimately,
the client should simply receive a document confirming ownership, without
having to independently “monitor” all elements along the way.
As Casa Dominicana, we are able to organize the handover of the apartment
and the transfer of ownership without the buyer’s presence. Properly
prepared documentation can save time and ensure that the client
arrives “to a ready property,” without the need for prior inspections. For many
entrepreneurs running their own businesses, this is a huge advantage.
5. Real assistance after purchase
Purchasing property abroad is the beginning, not the end of actions.
Connecting electricity, organizing Internet connection, furnishing, or
opening a bank account are things that in theory seem simple, but in
practice can be time-consuming and problematic. The lack of one
document is enough for the process to stop. Cultural differences and local procedures
mean that “know-how” has significant value here. An agent who takes
responsibility for the client should also provide support at this stage, rather than
ending cooperation at the point of sale, that is, after payment of the first
installment. There are many situations that can go wrong. The most important ones from
the investor’s point of view are securing contractual penalties or corrections in
the property. One of the recent examples I handled was
leveling slopes on a terrace, where after heavy rainfall water did not flow
into the gutters. The entire process took place without the client’s presence and was included in
the agency’s fee.
The scope of an agent’s work is significantly more than presenting offers and assisting with reservations.
It is continuity of the process and responsibility for its course. Therefore, the statement that
agencies in the Dominican Republic do not receive a fee is more of a simplification than
a real picture of the market. Each agency prices its service differently and sets
its commitment differently.
A client who approaches the purchase consciously does not buy just the “intermediary
service.” In practice, they pay to limit risk, which is real in a foreign
investment, to save time that they do not have to spend on
navigating the market independently, and for the selection of offers that make sense in their
specific situation. In addition, there is representation of their interest at every stage
of negotiations, coordination of the entire process from first contact to finalization, and
something that is often appreciated only over time. This is peace of mind after the transaction, resulting from
the fact that all key elements have been taken care of.
As Casa Dominicana, we operate both in Poland and locally in the Dominican Republic.
We are available to clients at every stage of the process, including physically in
our Warsaw office. We work on the basis of a clearly defined contract in which
we take responsibility for specific actions to which we commit.
We are an insured company registered in the KRS, which provides the client with additional
security. We do not reduce our role to intermediation only, but treat it
as a comprehensive service. Consequently, its goal is the secure
execution of our client’s investment. In the case of such an entity,
consequences can be pursued in case of doubts. Can this also be done with an
“agency” 8,500 kilometers from Poland? The only option we have left is
to share our story in a comment on such an agency’s profile. Although we still have no
guarantee that it will not be deleted. As long as everything is fine and
the purchase was completed without obstacles, and the property owner or developer does not
fail, everything is fine. We operate on the assumption that contracts
are signed for difficult times, not when everything is fine.
Finally, one thing to consider. Even if you decide to work with
another agent, it is worth clearly defining your expectations to the agent both before
the purchase and after it. Only then can you see who actually delivers the scope that is so
often discussed in theory.
