How to Buy Property in St. Maarten as a Foreigner

St. Maarten real estate for foreigners. Buying property abroad always sounds like a romantic idea until you start digging into the details. Then you realize it isn’t just sunsets and ocean breezes. It’s paperwork, translations, cultural nuances, legal systems you don’t fully understand, and a market where you’re never quite sure who to trust.

I’ve watched this play out countless times with international buyers who arrive in St. Maarten thinking the process will be similar to what they know back home. Some assume they’ll need residency to buy. Others brace for strict foreign-ownership limits. A few expect a marathon of bureaucracy because they heard a story from a friend of a friend who bought on another island years ago.

St. Maarten turns out to be the complete opposite. Foreigners can buy property freely, taxes are minimal, and the process is surprisingly smooth when you work with people who actually know the island’s dual-national structure and local norms.

This is where Andreu Realty fits in. We work on both sides of the island, we’re independent, and we understand the quirks that aren’t in any official guide. The steps look simple on paper, but what matters most is how you move through them, who’s guiding you, and whether they can protect your interests when you’re thousands of miles away.

This guide walks you through the full process of how to buy property in St. Maarten as a foreigner, using real stories, practical tips, and the same advice we give our international clients every day. If you want a clear path from interest to ownership, and you prefer avoiding preventable headaches, you’ll find everything you need here.

Why St. Maarten Keeps Pulling in Foreign Buyers

There’s a reason so many Americans, Canadians, Europeans, and global investors quietly slip into the St. Maarten market. If you’ve spent even a few minutes browsing properties online, you’ve probably noticed how different the island feels compared to others in the Caribbean.

Two nations share this island without a physical border:St. Maarten (Dutch side) and St. Martin (French side).

Each has its personality, regulations, and market rhythms. Yet you drive across the “border” the same way you’d cross from one neighborhood to the next.

Foreign buyers like this setup. They can choose between Dutch efficiency and French charm, often leveraging the differences to find better property types, rental demand, or lifestyle perks.

Our detailed guide on Why Everyone’s Suddenly Buying Villas in St. Martin and Not Telling You breaks down the psychology behind these decisions, and you can find it on our blog at andreurealty.com. But here’s the quick truth: the island offers lifestyle luxury without feeling exclusive, strong rental demand without being overcrowded, and year-round weather that keeps both vacationers and investors happy.

And the numbers work. Recent market patterns show 7 to 10 percent annual appreciation, strong occupancy for vacation rentals, and a supply of modernized properties rebuilt or upgraded after Hurricane Irma. That event reshaped the market. It pushed for better construction standards, stronger infrastructure, and communities that now carry quiet resilience beneath their bright colors and beach bars.

Foreigners pick St. Maarten because the island makes ownership simple, stable, and practical.

And once you learn how to buy here, the process becomes surprisingly smooth.

A Real Buyer Story: The Moment It “Clicks”

A couple from Toronto once told us during a showing, “We’ve been researching islands for two years, and everything felt complicated. This is the first place that feels easy.”

They were comparing St. Maarten to islands where foreigners can’t buy freehold property or where land must be leased through government agencies. They had looked at islands with layers of taxes, opaque closing procedures, or prohibitive costs just to get basic approvals.

When they flew into SXM, they expected the same obstacles. Instead, we walked them through a beachfront condo in Cupecoy, and before they even asked about restrictions, we explained what they could and couldn’t do as foreign buyers. Ten minutes later, the husband looked at his wife and said, “So… there’s no catch?”

There wasn’t. And that’s usually the moment people realize buying here is realistic, not just a dream.

If you’re wondering how to buy property in St. Maarten with the same clarity, let’s walk through every step so you know exactly what to expect.

How to Buy Property in St. Maarten: Step by Step

Buying property here as a foreigner is straightforward, but the small details matter because they protect your finances, your timeline, and your peace of mind. This section gives you the full breakdown with local context that most guides miss.

1. Understand What Foreigners Are Allowed to Buy

Foreigners can buy property in St. Maarten with no restrictions.You do not need residency, citizenship, or special permissions.

You can buy:

• villas• condos • land• commercial property • pre-construction units • short-term rental properties

Ownership is freehold. You can rent it, resell it, or keep it as a secondary home.

This is different from many Caribbean islands where foreigners face limits or need government approval. St. Maarten’s open market is one of its biggest attractions.

If you want ultra-detailed insights into the types of properties available, check out the resources at andreurealty.com/buy, where we break down neighborhoods, property styles, and investment categories.

2. Explore the Two Sides: Dutch or French?

Because St. Maarten and St. Martin operate under different governments, you’ll want to understand which side fits your goals.

St. Maarten (Dutch Side)

• Strong short-term rental market • High tourism activity

• No annual property tax • More nightlife, marinas, and entertainment • Popular areas: Simpson Bay, Maho, Cupecoy, Beacon Hill, Oyster Pond

St. Martin (French Side)

• A more residential, quieter ambiance • Mix of upscale and modest communities • Strong villa market • French infrastructure and services • Popular areas: Orient Bay, Terres Basses, Grand Case, Anse Marcel

Most foreign buyers choose based on lifestyle and rental goals.Investors favor the Dutch side.

Primary and seasonal homeowners often love the French side.

At Andreu Realty, we help clients compare both sides objectively because we operate across the entire island, which isn’t common among brokerages. This dual experience saves buyers from missing opportunities simply because their agent doesn’t work across the “border.”

If you want a deeper comparison, our guide “Why St. Martin Condos Offer the Best Views” explains the visual and lifestyle differences between the two sides.

3. Define Your Budget and Total Costs

Prices vary depending on location, view, size, and whether the property is part of an established community.

General expectation:

• Condos start around the mid-300,000s • Luxury units commonly range from 600,000 to 2 million • Villas start around 1.5 million and can exceed 10 million • Land varies widely depending on view and zoning

Closing Costs

On the Dutch side, closing fees for buyers typically run 6 to 7 percent of the purchase price. These include:

• Transfer tax • Notary fees • Registration fees

On the French side, expect 7 to 10 percent due to different legal structures.

There’s no annual property tax on the Dutch side.That surprises people every time.

4. Start Your Property Search With Local Guidance

Online platforms will give you a feel for the market, but the real opportunities come through local brokers who:

• know what isn’t publicly listed • understand building quality differences • know which areas are undergoing major improvements • can identify red flags you won’t catch online

This is where Andreu Realty’s independent structure becomes a genuine advantage. We’re not tied to a franchise. We adapt quickly. We show properties across both sides of the island. And we know which ones offer good value and which ones look good but come with headaches.

If you prefer to browse first, our listings at andreurealty.com are updated daily, and ourYouTube channel showcases luxury properties that give you a feel for the island’s architecture and views.

5. Schedule Viewings (In Person or Virtually)

Many buyers purchase remotely, especially when they have a reliable team on the ground.

We offer:

• in-person private tours • Zoom and FaceTime showings • lifestyle tours to understand neighborhoods • investment-focused tours that evaluate rental potential

A buyer from Miami once booked a virtual showing with us after seeing a penthouse on our Instagram. He said he’d been following St. Maarten’s market for months but didn’t know where to start. During a 35-minute Zoom call, we toured the space, evaluated rental income potential, and answered every question he had about local regulations. He made an offer the next day.

Technology has made international real estate far more accessible, but trust still matters. That trust grows through transparency, which is why we always encourage buyers to ask even the questions that seem small.

6. Make an Offer

Once you’ve chosen a property, we prepare the offer and negotiate terms on your behalf. Offers here aren’t just about price. They can include:

• furniture • closing timeline

• rental management arrangements • repairs or upgrades

• items discovered during due diligence

The negotiation style varies between Dutch and French sides.  Understanding these cultural nuances helps secure better outcomes.

7. Sign the Purchase Agreement

After the offer is accepted, a notary drafts the preliminary purchase agreement. This includes:

• buyer and seller details • property description • price and payment terms • timelines • due-diligence clauses

You will place a deposit, usually 10 percent, held securely by the notary.

Foreigners can sign remotely through digital authorization, which is especially helpful for buyers who can’t travel during the transaction.

8. Due Diligence

This is where expertise matters most.  We conduct in-depth checks that include:

• verifying title history • confirming zoning • reviewing association rules if applicable • analyzing rental compliance laws • reviewing floor plans and boundaries • ensuring there are no liens or disputes

This step protects your investment.Cutting corners here is how foreign buyers run into trouble.

Because Andreu Realty isn’t a franchise, we maintain close relationships with attorneys, notaries, and engineers across both sides of the island, which speeds up the due-diligence process significantly.

9. Secure Financing (Optional)

Cash purchases are common, but foreign buyers can access financing through:

• local banks • international lenders • private financing structures • home-country equity loans

The timeline varies by lender. If you need financing, we guide you to institutions with experience working with international clients.

10. Close the Deal

On closing day, the notary finalizes the deed, transfers funds, records the transaction, and hands over the keys.

If you’re off island, you can close remotely.

That’s it.You own property in St. Maarten.

The whole process can take four to twelve weeks, depending on financing, due diligence, and how quickly contracts are reviewed.

What Makes St. Maarten Such a Strong Investment?

It’s not just the lifestyle, although waking up to Caribbean waters is a perk most people never get tired of. There are deeper reasons why investors keep coming.

1. No border restrictions

You can move freely between the French and Dutch sides with no checkpoints.

2. Modern infrastructure

Post-Irma reconstruction brought stronger buildings and updated systems.

3. Tourism demand is steady

Direct flights from the US, Canada, Europe, and South America keep arrivals high.

4. No annual property tax on the Dutch side

This alone changes many investment models in your favor.

5. Appreciation trends are healthy

The 7 to 10 percent growth seen in recent years reflects real demand, not speculation.

For a deeper look at island advantages, visit andreurealty.com/why-st-martinst-maarten, where we break down everything from climate to languages to investment climate.

How Andreu Realty Helps Foreign Buyers Succeed

We’ve guided buyers from more than 40 countries, from first-time Caribbean investors to ultra-high-net-worth clients seeking island estates. Our company was built to serve global buyers with personalized service and local insight.

Here’s what makes the process smoother when working with us.

Independent, Boutique, and Highly Specialized

We are not tied to a franchise.Every decision prioritizes your results, not corporate rules.This independence lets us show properties across both sides of the island without restriction, which is rare in our market.

Multilingual Team With Global Reach

Our agents speak English, French, Spanish, Dutch, Russian, and Italian.We partner with brokers in 43 countries, which expands your access to both buyers and opportunities.

If you want to explore these connections, our LinkedIn page gives you a clear overview of how we structure our global network: https://www.linkedin.com/company/andreu-realty

Trusted Property Management for Foreign Owners

Buying property is the easy part. Managing it from overseas is where most foreign owners struggle.

We manage:

• luxury villas • beachfront condos • vacation rentals • long-term rentals • full communities, including Cupecoy Beach Club Residence

Our services include tenant screening, rental optimization, inspections, bookkeeping, housekeeping coordination, maintenance, and 24/7 guest or tenant support.

If you plan to rent your property when you’re not on the island, our management division at andreurealty.com/st-maarten-property-management explains how we protect your investment year-round.

Vacation Rental Optimization

If you’re planning on entering the short-term rental market, we handle:

• listing optimization • professional photos • pricing algorithms • booking management • guest communication • check-in and check-out • cleaning and maintenance • emergency support The goal is simple: maximize income while keeping your property in excellent condition.

Buyers appreciate this because it means they can close on a property and begin earning income almost immediately.

After-Sales Support

Once you buy, we stay involved.  This includes:

• furnishing guidance • contractor recommendations • utility setup • association introductions • rental strategy consultations

This isn’t something we do out of courtesy. It’s how we operate. And it’s why more than 80 percent of our business comes from referrals. Common Questions Foreign Buyers Ask Before Purchasing

Over the years, certain questions return again and again. Here are the ones that matter most.

Do foreigners pay more than locals?

No. Pricing is market-driven, not nationality-driven.

Can I rent out my property on Airbnb or VRBO?

Yes, especially on the Dutch side where short-term rentals are well integrated into the tourism economy.

Do I need to be in St. Maarten to close?

No. You can close remotely through the notary.

Is insurance expensive in the Caribbean?

It depends on property type and location, but we guide you through insurance options to protect against hurricanes, floods, and general liability.

Can I buy land and build?

Yes, although due diligence is essential. We work with architects and engineers familiar with island regulations.

Is the French side harder to buy on?

Not harder, just different. The French legal system applies, and expenses like registration fees are higher. Some buyers prefer the French side for its residential ambiance.

What about banking, utilities, and setup after closing?

We help with every step so you aren’t navigating this alone.

A Personal Story: The Buyer Who Thought He Wasn’t Ready

A client from New York visited the island for a short vacation. He wasn’t planning to buy. He’d been following our Instagram page for months, mostly out of curiosity. When he walked into a beachfront condo in Simpson Bay that we were showing that afternoon, he turned to me and said, “I’m not in the market. I’m just looking.”

But he kept asking questions. About rental income. About appreciation. About management. About taxes. About whether Americans were buying here.

He spent half the day walking the area with us, not looking like someone who was “just browsing.” When we dropped him off at his hotel, he said, “You know, I didn’t think I’d be comfortable owning overseas. But this doesn’t feel like buying abroad. It feels familiar.”

Two days later, he submitted an offer.

Buyers often underestimate how manageable the process is here. Once they understand the structure and see the island lifestyle with their own eyes, the decision becomes less about risk and more about opportunity.

Mistakes Foreign Buyers Should Avoid

If you want to buy property in St. Maarten without unnecessary stress, keep these points in mind.

Don’t rely only on online listings

Many of the best opportunities never hit the public market.

Don’t skip due diligence

Island markets can hide issues that a trained eye catches quickly.

Don’t assume rental income is automatic

It depends on management quality, seasonality, and property type.

Don’t choose an agent who only works one side of the island

You’ll miss half the market and may overpay.

Don’t buy without understanding HOA rules

Each community has its own structure, fees, and regulations.

Why Buying in St. Maarten Now Makes Sense

Every real estate market has cycles, but St. Maarten has something most islands don’t: a dual-nation structure that spreads risk, strengthens infrastructure, and keeps demand steady. Rental occupancy has remained strong year over year, more Americans and Canadians are discovering the island, and inventory moves fast at the right price points.

Properties with ocean views or direct beach access consistently see the highest appreciation, especially in areas like Cupecoy, Terres Basses, and Orient Bay. Condos near nightlife and marinas perform well in short-term rentals. Villas appeal to high-net-worth buyers who return each year.

We break down these trends in our article Discover the Essence of Caribbean Luxury Real Estate, available on our website. That piece explains how St. Maarten has quietly become one of the Caribbean’s most desirable luxury markets.

If you’re searching for a second home, a rental investment, or a long-term asset in a stable, bilingual, accessible island, St. Maarten checks all the key boxes.

What Happens After You Buy?

Once you own property, you’ll want a partner who can manage, maintain, and protect it. This is especially important if you live abroad.

Andreu Realty offers:

• full-service property management • long-term rental management • vacation rental management • association and community management • maintenance coordination • guest and tenant support

We manage some of the island’s most desirable properties, and our track record in France and Miami adds a layer of credibility most Caribbean firms can’t offer.

Stay Connected With Andreu Realty

Staying informed keeps you ahead of the market. Follow us for updates, new listings, real estate insights, and a closer look at life on the island:

Website: https://www.andreurealty.com/ Buying Guide: https://www.andreurealty.com/buy Property Management: https://www.andreurealty.com/st-maarten-property-management Blog: https://www.andreurealty.com/post YouTube: https://www.youtube.com/@Andreu_Realt yInstagram: https://www.instagram.com/andreurealty/ Facebook: https://www.facebook.com/AndreuRealty/ Pinterest: https://www.pinterest.com/realtybyandreu/ LinkedIn: https://www.linkedin.com/company/andreu-realty

If you want to speak with a specialist directly: contact@andreurealty.com

Final Thoughts: Your Path to Owning in St. Maarten

Buying property in St. Maarten as a foreigner is not just possible. It’s practical, realistic, and far simpler than most international markets. You get stability, lifestyle, investment potential, favorable tax conditions, and an island where you can move freely between two cultures in one afternoon.

Foreign buyers succeed here when they understand the steps, work with people who know the island intimately, and choose properties that match their long-term goals.

If you’re ready to explore what ownership could look like, reach out to us at Andreu Realty. We’re here to guide you from your first question to the moment you turn the key in your new Caribbean home.