Property Management in Sint Maarten and St Martin: What It Covers, What It Costs (2026)
Updated: Oct 12
Short answer: a property manager in Sint Maarten and St Martin is the person on the island who finds your guests or tenants, collects the rent, keeps the place working and sends you a clear statement every month. At Andreu Realty that costs 20% of rental revenue. The rest of this guide covers what the job includes, what you still pay yourself, the taxes and registration on each side, and what to put in the contract.
We manage rentals and sell property from our office at 36 Airport Road in Simpson Bay, licensed on both the Dutch and the French side. Everything below comes from that work or from the sources listed at the end.
What a property manager does here
The island is small, but a rental still needs someone who can be at the door within the hour. Our property management service covers six things:
Short-term and long-term rental: guests by the night or week, tenants by the year.
Rent and deposit collection, with deposits held and returned on written terms.
Maintenance and inspection: repairs, cleaning, landscaping and seasonal upkeep.
Financial reporting: a monthly statement of income and every cost.
Marketing and distribution: photos, listings, pricing and fast replies to enquiries.
Check-in and check-out, and someone who answers the phone, day and night.
Salt air is hard on air-conditioning units, appliances and metal fittings. A good manager catches small faults before they become a lost booking or a new compressor.
What it costs
Our fee is 20% of rental revenue, and the first month of management is free. No upfront costs. What the fee does not include is the running cost of the property itself. Plan for these separately:
Association (HOA) fees on a condo. On the 29 homes we had for sale with a published monthly fee on 9 October 2026, fees ran from $350 to $1,500 a month, median $700. Our condo fees guide goes building by building.
Windstorm insurance, and the deductible, which is often a percentage of insured value.
Electricity, water, internet and TV. Air conditioning drives the electricity bill.
Cleaning, laundry and guest supplies for short stays; booking platform commissions.
Repairs and replacements, and the taxes described below.
A unit that earns less but costs far less to hold often nets more. Ask any seller for real statements before you buy, and we will run the numbers with you.
Short-term or long-term: two different jobs
Short-term rental is a hospitality business. The manager prices by the calendar (high season runs roughly mid-December to April), handles every arrival, turns the unit around between guests and answers reviews. Income per night is higher; so are the costs and the work.
Long-term rental is a landlord's business. The manager screens tenants (identity, income, references), writes the lease, holds the deposit and inspects. The island has a steady long-term market: residents, professionals on contract and students at the American University of the Caribbean in Cupecoy. Our rental market guide covers both models, and Maximizing Rental Returns shows where the money is made or lost.
Taxes and registration on each side
This is the part owners most often get wrong. A manager should set it up with you and your tax adviser from the first booking.
Dutch side (Sint Maarten). Turnover tax is 5% of revenue, and businesses that qualify as entrepreneurs must register and file monthly returns, non-residents included (Grant Thornton). Room tax applies to stays in hotels, guesthouses, apartments and houses by people who are not registered in Sint Maarten's civil registry; residents are exempt with proof of residency (Government of Sint Maarten, 17 July 2026). Revenue on which room tax has been paid is exempt from turnover tax.
French side (Saint-Martin). Anyone who rents out a home for economic purposes, main or second residence, must first declare it to the Collectivité de Saint-Martin as furnished tourist accommodation (Collectivité de Saint-Martin). Since March 2020 the tourist tax has been replaced by the TGCA, the territory's general turnover tax (Outremers360).
Rental income is taxable on both sides. Rates and rules change: confirm them with the Tax Administration or a local adviser before your first guest.
Hurricane season is part of the job
The season runs from 1 June to 30 November. Your manager should have a written plan: who closes the shutters, who brings in the outdoor furniture, who checks the property after a storm, and who sends you photos and helps with the insurance claim. Our hurricane season guide has the full checklist.
What to put in the management agreement
Whoever you hire, get these points in writing before you hand over the keys:
The fee and what it is calculated on: gross rent, or rent after platform commissions.
A spending limit for repairs without your approval, and how emergencies are handled.
Monthly statements with receipts, and where rent and deposits are held.
Who owns the booking platform accounts and the guest reviews if you part ways.
The building's rules on short-term rental, checked before the first booking.
Notice period on both sides, and the hand-back of keys, codes and files.
Buying with renting in mind
The manager can only work with the unit you buy. Building rules come first: some associations restrict short stays or set minimums. Location does most of the rest, with Simpson Bay, Maho and Cupecoy closest to the airport, beaches and restaurants. Five fully furnished condos on the market on 10 October 2026:
See every unit in our condos for sale in Sint Maarten, and read the buyer's guide for the purchase itself.
Buying a second home you will also use yourself? Our guide to vacation homes for sale in St Maarten covers where buyers look, condo or villa, and what it costs to own from abroad.
Questions we get
How much does property management cost in Sint Maarten?
At Andreu Realty, 20% of rental revenue, with the first month free. Association fees, insurance, utilities, cleaning, platform commissions, repairs and taxes are paid by the owner on top.
Do I need a local property manager if I live abroad?
Someone on the island has to handle guests or tenants, repairs and storm preparation. You can build your own local team or hire a manager; either way, agree the duties and spending limits in writing.
Do I have to register a vacation rental?
On the French side, every furnished tourist rental must first be declared to the Collectivité de Saint-Martin. On the Dutch side, expect turnover tax registration and room tax on guests who are not registered residents. Confirm with the Tax Administration or an adviser.
Can every condo be rented short-term?
No. Some associations restrict short stays or set minimum lengths. Read the house rules before you buy, and before the first booking.
What does a property manager do in hurricane season?
Secure the property when a storm is forecast (shutters, outdoor furniture), check it afterwards, send you photos and help with any insurance claim. The season runs from 1 June to 30 November.
Thinking about handing over the keys? Tell us about your property on our property management page, or call +1 721 550-0150.
Sources: Grant Thornton, indirect tax guide, Sint Maarten; Government of Sint Maarten, Tax Administration statement on room tax, 17 July 2026; Collectivité de Saint-Martin, declaration of furnished tourist accommodation; Outremers360, 6 March 2020. Prices and fees: Andreu Realty listings, 9 and 10 October 2026.
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