DR is not a scam-heavy market. But the scams that do happen are very specific.

Foreign buyers occasionally lose money in DR real estate, almost always through one of seven recurring patterns. Knowing them in advance is the single best protection.

1. The fake-broker bait-and-switch

A "broker" responds to a Facebook/Instagram listing showing a beautiful property at below-market pricing. When you contact them, they explain that property is "no longer available, but I have something better." The original listing was a stolen photo and fake. The replacement property is a real but overpriced unit they're trying to push.

How to spot: Reverse-image search the original listing photos. If they appear elsewhere first, it's a stolen listing.

2. The deposit-to-personal-account scam

A seller (often a foreigner themselves) requests deposit be wired to a personal U.S. bank account "to avoid DR banking fees." After receiving the deposit, they disappear. The property may not even be theirs.

How to spot: Deposits ALWAYS go to your DR attorney's escrow. No exceptions. The seller's personal U.S. account is a hard NO.

3. The two-buyer same-deposit fraud

Seller signs Promesas de Venta with two different buyers simultaneously. Collects deposits from both. Closes with whoever wires faster. The other buyer fights for years to recover the deposit.

How to spot: Your attorney files a "preventive registration" (anotación preventiva) with the Title Registry the day you sign the Promesa. This puts public notice on the property. Any second buyer's Promesa becomes legally inferior.

4. The vacated mortgage scam

Property has an undisclosed mortgage. Seller doesn't mention it. Closing happens normally. After you take title, the bank shows up to enforce the mortgage on your property.

How to spot: Standard title search by your attorney pulls the certificate of liens (Certificación de Cargas y Gravámenes). If a mortgage exists, it shows up. NEVER skip this search.

5. The "I'll handle the paperwork" relative

A friendly local agrees to handle your transaction "for free" because they want to help. Months later you discover they took title in their own name for some portion of the property, "to protect you."

How to spot: Title in your name, registered with DGII in your name, period. Anyone offering to hold title for you is solving a problem you don't have.

6. Pre-construction with no construction

Developer collects deposits on a project that exists only on renderings. Construction never starts or stops part-way. Years pass. Recovery of deposits is theoretically possible but practically rare.

How to spot: See our previous post on vetting developers. Required: 2+ completed projects, fiduciary escrow, current physical construction visible.

7. The bait listing for property tax fraud

Listing shows a beautiful villa at a remarkable price. You make an offer. Closing happens. You then discover the property's actual cadastral value is double what was used to calculate transfer tax, and DGII assesses you the difference (with penalties).

How to spot: Your attorney verifies the cadastral value at DGII before closing, not after. If there's a major mismatch, refuse to close until reconciled.

What we always do for clients

For every transaction we facilitate:

• Reverse-image check all listing photos before showing
• Insist on attorney escrow, never seller personal account
• File preventive registration the day of Promesa signing
• Order Certificación de Cargas y Gravámenes from the Registry
• Verify cadastral value with DGII before closing
• Photograph the construction site if pre-construction (with date)

If a seller or broker resists any of these steps, that's the signal to walk.