The Rental Market in Sint Maarten and Saint-Martin: A Practical Guide for Tenants and Landlords

The rental market in Sint Maarten and Saint-Martin is really two markets. One is short-term: visitors staying a week in a condo in Simpson Bay or a villa in Terres Basses. The other is long-term: residents, professionals on contract, students and new arrivals who rent for a year or more. They share the same buildings, but the rules, prices and risks are different.

We manage rentals and place tenants on both sides of the island. This guide covers what tenants should check before signing and what landlords need to get right.

Where people rent

• Simpson Bay and Cole Bay. Central, close to the airport, supermarkets, restaurants and the lagoon marinas. Popular with professionals and anyone who works in hospitality or yachting.

• Maho and Cupecoy. Condo buildings with pools and security, walking distance to beaches and restaurants. Cupecoy is also home to the American University of the Caribbean, so medical students are a steady part of the long-term market there.

• Philipsburg and Point Blanche. Close to government offices, the harbour and the cruise pier, and often better value.

• Pelican Key and Indigo Bay. Quieter residential areas with sea views, popular with families and long-stay tenants.

• French side. Marigot, Grand Case, Baie Nettlé and Orient Bay for apartments; Terres Basses and Oyster Pond for villas. Leases are usually in euros; on the Dutch side, rents are usually quoted in US dollars.

Our island guide describes each neighborhood in more detail.

For tenants: what to check before you sign

The lease. Get everything in writing: the monthly rent and due date, the length of the lease and how it renews, the notice period for either side, and what happens if you need to leave early.

The deposit. Ask how much it is, where it is held, and under what conditions it comes back. Do a walk-through with photos on move-in day and keep a copy.

What the rent includes. This is where budgets go wrong. Ask specifically about:

• Electricity (GEBE on the Dutch side, EDF on the French side). Air conditioning can make it one of your largest monthly costs.

• Water, and whether the building has a cistern or relies on the mains

• Internet and TV

• Association fees, pool, gym and parking

• Garden and pool maintenance for villas

The building. Visit in person if you can, at different times of day. Check water pressure, air-conditioning units, window seals and noise. Ask about hurricane shutters or impact glass, whether there is a generator, and what the landlord does during a storm warning. The hurricane season runs June 1 to November 30.

Your right to stay. A lease is not a residence permit. If you are moving to the island, check the residence rules that apply to your nationality on the side where you will live before you commit.

For landlords: pricing and choosing a tenant

Price from real comparables. What similar units in the same building or street actually rented for recently, not what is advertised. Furnished units, sea views, pools, parking and security all move the number. An overpriced unit that sits empty for two months has lost more than a modest discount would have cost.

Decide on furnished or unfurnished. Furnished units attract professionals on contract, students and new arrivals. Unfurnished suits long-term local tenants and usually means less wear on your contents.

Screen properly. Ask for identification, proof of employment or income, and references from previous landlords. A good tenant for two years is worth far more than a slightly higher rent from an unreliable one.

Use a written lease. It should cover rent, deposit, duration, notice, who pays which utilities, maintenance responsibilities, pets, subletting and the condition of the property at move-in. Leases on the French side follow French rules as they apply locally, so have yours checked.

For landlords: running the property

• Maintenance. Salt air is hard on air-conditioning units, appliances and metal fittings. Service AC regularly and fix problems quickly. Tenants who feel looked after stay longer.

• Insurance. Make sure your policy covers a rented property. Windstorm deductibles are often a percentage of insured value, so know yours before the season starts.

• Taxes and registration. Rental income is taxable on both sides. If you rent short-term, the rules go further: on the French side every furnished tourist rental must be declared to the Collectivité de Saint-Martin, and on the Dutch side room tax and turnover tax can apply. Confirm current rates and registration with a local adviser.

• Hurricane plan. Agree in writing who closes shutters, secures outdoor furniture and checks the property after a storm.

Short-term or long-term?

Short-term rentals earn more per night, but they come with cleaning, turnover, platform fees, taxes and far more work. Long-term rentals bring steadier income and lower running costs. The right answer depends on the unit, the building rules and how involved you want to be. We compare both models in Maximizing Rental Returns on Sint Maarten and Saint-Martin Property, and our look at 2026 arrival numbers explains where short-term demand is heading.

Questions we get

Are rents quoted in dollars or euros? Usually US dollars on the Dutch side and euros on the French side. Confirm the currency in the lease.

Are utilities included in the rent? Rarely all of them. Electricity is usually paid by the tenant. Ask for a list of what is and is not included before you sign.

How long are typical leases? Long-term leases are commonly for a year, with shorter furnished lets for students and contract workers. Agree the term and renewal in writing.

Can I rent out my condo short-term? Only if the building rules allow it and you register and pay the relevant taxes. Check the house rules first.

Looking for a tenant or someone to look after your property? Our property management team handles both.

Sources: Collectivité de Saint-Martin, declaration of meublés de tourisme (Tourism Code art. D351-1), reported by local press; Sint Maarten Tax Administration statement on room tax, July 2026.

Ready to look at what is on the market? Browse our condos for sale in Sint Maarten and villas for sale in Sint Maarten, or see every property for sale.

More questions? Our Sint Maarten real estate FAQ answers the ones buyers and sellers ask most.