Pre-Construction vs. Resale Property in Dominican Republic

The biggest decisoin to make when buying a home in the Dominican Republic is this…

Do I go pre-construction… or do I buy something that already exists?

There’s no right answer, but there are things to consider whichever way you decide to go.

I’ve now done both.

• We bought our home as a resale in Punta Cana

• I picked up a plot of land in the Legacy Miches development

• And I bought a pre-construction property in Cortecito called Maple Suites (done in a few months fingers crossed haha)

So I’ll share my perspective based on those experiences and I hope it helps give you some things to think about as you make your decision. Ready? Let’s go!!

Why Pre-Construction Is So Popular

Pre-construction is by far the most common way people buy here right now.

There are three big reasons:

1. It’s the easiest way to “finance”

You’re not dealing with banks.

You’re working directly with the developer who finance the purchase directly.

Low upfront cost. Flexible payments. No interest early on.

It’s simple. Point blank.

Below I attached a video going deeper on this that I did for my new second channel (subscribe if you would please 😁 ) and I used numbers to show how it works.

2. You get something new

There’s something psychological about knowing:

You can pick finishes, make small customizations, and it feels like yours from day one.

3. It’s brand new

Which sounds obvious…

…but also becomes important later when we talk about the downside.

The Downside of Pre-Construction

Delays

Almost every project has them.

Not always… but often enough that you should expect it as a possibility, not an exception.

I’ve seen:

• 6 months

• 12 months

• Even multiple years in some cases

When your money is invested in another country .. even if you’re Dominican .. it can be unsettling when your project keeps getting pushed out. Even stressful.

Oversupply + cookie-cutter risk

There’s a lot being built right now.

And depending on the project you choose, you could end up in something that feels less unique than you expected.

So the simplest way I explain pre-construction is:

Why We Chose Resale for Our Home

When it came to our actual house…

We went resale.

And it came down to one thing:

We didn’t want the wait.

The upside of resale

• No construction delays

• What you see is what you get

• You can inspect everything upfront

• You get title right away

That last one is big.

Because in pre-construction, you’re waiting until completion and full payment.

With resale… it’s already there.

And something people don’t realize:

There’s actually a very solid property registry system in places like Punta Cana, Santo Domingo, Santiago.

You just need a good lawyer. (In my mind, this is a non-negotiable.)

The Downsides of Resale

Financing is harder

You can get a mortgage here…

But it’s not like the U.S.

It takes more effort. More coordination. More patience.

We went through both routes—bank directly and mortgage broker.

Not even close.

The mortgage broker was worth every stinking penny!!

Moving money can feel uncomfortable

This is something people don’t talk about enough.

There’s no true escrow system like in the U.S.

So in many cases…

You’re wiring large amounts of money before everything is fully completed.

That can feel… intense.

(It did for us - check the video!! craziness!!)

It’s not brand new

You may need to update things.

But here’s the tradeoff most people don’t realize:

Those updates are way cheaper than in the U.S.

We put money into our home after buying it—and what we got done for that cost would shock you.

The Real Tradeoff

If I had to simplify everything:

• Pre-construction = easier to start, harder to wait

• Resale = harder to start, easier to live with

That’s it.

That’s the trade.

The Part Most People Don’t Plan For

No matter which route you go…

There are costs people don’t think about upfront.

Transfer tax. Legal fees. Mortgage fees (if applicable).

And depending on the property…

Some of those can disappear.

(I walk through the real numbers in the video so you can actually see what this looks like on a real purchase.)

Final Thought

There isn’t a “right” answer here.

There’s just:

• What fits your timeline

• What fits your risk tolerance

• And how you want to experience this process

If you plan ahead…

You’re going to be just fine.

Watch the Full Breakdown

I go way deeper into:

• Real payment plans

• Exact numbers on a $360K property

• How to handle the final balance

• And what people get wrong about financing here

Watch the full video here:

If you need help…

The DR Inner Circle is such a great spot to get insights, info and real world perspective from the over 1000 members we have engaging and sharing their experiences. Plus…

• Weekly live calls

• Trusted vendors (lawyers, realtors, inspectors)

• Real people going through the same process

The link is below .. give us a try. If you decide to join as an annual member, I’m going to mail you a really cool custom gift too .. just sayin’.
https://www.jamiegruber.com

Disclaimer

This is not legal, tax, or financial advice.
This is based on my personal experience investing and living in the Dominican Republic.
Always consult a qualified local attorney and/or advisor before making any decisions.