We're not a typical real estate brokerage

Most DR real estate brokerages list properties and wait for buyers. We work the opposite direction: we build long relationships with foreign buyers and then find them the right property. The difference shapes everything about how we operate.

Who we work with

We focus on foreign buyers: U.S., Canadian, European, and Latin American. About 90% of our transactions involve a buyer who lives outside DR. The remaining 10% are foreign-resident sellers or DR-born buyers buying in DR.

What "different" means

1. We start with you, not with a listing

Most brokerages send you their inventory. We start with a 45-60 minute conversation about your goals, budget, lifestyle, and constraints. Then we go find properties matching that profile, including unlisted properties we know about from our network.

2. We say no to clients

About 25% of inquiries we receive, we recommend NOT to buy DR property at all. Some examples: someone wanting maximum yield without willingness to put work into management. Someone with a budget that won't actually work in their target market. Someone whose stated timeline doesn't match DR's reality. We'd rather have a smaller client base of people who succeed than a bigger client base where 30% regret their purchase.

3. We coordinate, not just transact

Our clients get an integrated experience: real estate broker, attorney, inspector, tax advisor, project manager (if renovating), property manager (if renting). We have working relationships with all of these and coordinate timelines so closing isn't a fire drill.

4. We tell you when we don't know

We don't pretend to be experts on legal, tax, or construction questions. We have relationships with people who are. When you ask us "how does the IPI work?", we answer at high level and refer you to a specific tax pro. When you ask "is this construction quality good?", we bring in our independent inspector.

The Vista Cabarete Realty process

Stage 1: Discovery (week 1)

• 45-60 min initial call
• Goals, budget, lifestyle conversation
• Market and product education
• Preliminary recommendation: is DR right for you? Which market? What price range?

Stage 2: Education (weeks 2-4)

• Curated list of 5-8 properties matching your profile
• Video walkthroughs of each
• Market data: comps, rental yields, HOA details
• Tax and residency briefing (with referral if needed)

Stage 3: Visit (typically 5-10 days)

• Property tours coordinated over multiple days
• Meet with attorney
• Meet with property manager (if renting)
• Coffee with 2-3 existing owners in your target buildings
• Time in the neighborhoods at different times of day

Stage 4: Offer and Promesa (weeks 5-7)

• Offer strategy and negotiation
• Promesa de Venta drafting (with attorney)
• Deposit to escrow
• Due diligence orders (title, survey if needed, inspection)

Stage 5: Closing (weeks 7-12)

• All due diligence completed
• Title clearance verified
• Wire instructions verified verbally
• Closing day coordination
• Post-closing utilities, HOA, insurance setup

Stage 6: Ongoing (year 1+)

• Quarterly check-ins on rental performance (if rental property)
• Annual tax filing reminders
• Referrals as you scale (residency, second property, etc.)

What we don't do

• We don't list every property we can. We list properties we'd recommend.
• We don't pressure buyers. If a property isn't right, we say so.
• We don't take referral fees from attorneys, managers, or inspectors we recommend. We pick the best, not the highest-paying.
• We don't promote pre-construction from developers we haven't seen deliver. The 60% of developer projects we turn down each year is part of our quality control.

What we charge

Our compensation comes from the seller's side at closing (standard 5-6% split among brokers). Buyers pay nothing for our services. Sellers pay through the transaction structure.

What's not in scope

We're not investment advisors, tax preparers, lawyers, or property managers. We connect you to the right people for those roles. We're the connector and coordinator.

Why we exist

DR is a great market for foreign buyers if you have local guidance you can trust. It's a difficult market if you don't. We exist to be the trusted local guide for our clients, and the relationships we've built across DR are what we trade on.

If you're considering DR real estate and want a serious 45-minute conversation about whether it's right for you, mention it on our first call.