Spot the issues before you fly down

Visiting properties is expensive. So is paying earnest money on something that won't close. Here are the listing-level signals that should trigger more questions before you spend either time or money on a property.

Photo red flags

1. The "stock photo" beach shot

Beach photo with no property context. Especially common when the property is inland but the listing implies beachfront. Reverse-image search any beach photo. If it's from a stock library, the property isn't where they say.

2. The single-angle interior

Listing shows only one or two interior rooms, never the kitchen, never the bathrooms. There's a reason. Demand more photos before making an offer.

3. No exterior shots

You see beautiful interiors but never the exterior or the building. The exterior is likely dated, the building common areas are tired, or the property is mid-rehab.

4. Photos at night or with unusual filters

Heavy filters or only-at-night shots hide damage, water staining, or paint quality.

Listing-text red flags

5. "Owner says it appraised at $X"

Owner appraisals are not market value. Banks order their own appraisals when financing. Anyone leading with "owner says" is anchoring you to a number they can't back up.

6. "Motivated seller, must close fast"

Sometimes legitimate (divorce, estate sale). More often a pressure tactic to skip due diligence. Treat urgency as a reason to slow down, not speed up.

7. "Title work in progress"

Sometimes legitimate during a deslinde (titling) process. Often code for "this title has unresolved issues we hope to fix before closing." Decline to make an offer until title is clear.

8. "All-cash buyers only"

Could be legitimate. Could also mean the property won't pass a bank appraisal. Ask why.

9. Vague location ("near the beach," "minutes from Cap Cana")

A real property has a real address. Vague locations on listings often mean the property is further from the marketed amenities than the listing implies.

Pricing red flags

10. 15%+ below comps with no clear reason

DR markets are increasingly transparent. If a property is significantly below comparable nearby sales, something is off. Old construction in disguise, title issues, undisclosed liens, or major repairs needed.

11. Price recently slashed by 25%+

On its own, this can mean a motivated seller or correction from an over-aggressive initial price. Combined with any of #5-#9, it suggests something serious surfaced during the listing period.

12. "Furniture included" with no inventory

"Furnished" should always come with an inventory list. No list usually means the seller plans to take what they want and leave you the cheap stuff.

What we ask sellers before showing

Before we bring a client to a property, we request:

• The Constancia Anotada (Certificate of Title)
• Recent IPI payment confirmation
• HOA standing letter
• Property tax cadastral assessment
• Furniture inventory if marketed as furnished
• For pre-construction: the developer's CONFOTUR resolution and current construction photos

If a seller can't produce these within 48 hours, we don't waste a client's time visiting. Apply the same filter when you're scanning listings.