- Home
- Retirement Guide
- Real Estate
- REAL ESTATE
- By Wei Landgraf
Homes for Sale in St Maarten. 2026 Listings & Neighborhood Guide
Honest read: most “homes for sale in St Maarten” search results show you 200 listings sorted by newest, which is useful for nothing. This page is sorted by what actually matters. neighborhood, price band, and the kind of buyer each suits.
For live current listings, see my featured listings. What follows below is the orientation map.
Key Takeaways
- Entry-level homes in St Maarten (older 1BR condos): from $130K in Cole Bay, Pelican Key, and Point Blanche.
- Mid-market condos ($300K–$700K) dominate inventory across all retirement-friendly neighborhoods.
- Premium villa market ($1M–$10M+) concentrated on Cupecoy cliffs, Terres Basses (French side), Dawn Beach, and select Guana Bay hilltops.
- Inventory rotates seasonally. Best selection appears Oct–Jan; tightest May–Aug.
- Foreign buyers face no ownership restrictions in the Dutch side (Sint Maarten).
Browse by price band
Under $300K. Entry condos and value plays
Where to look: Cole Bay, Pelican Key, Point Blanche, older Simpson Bay units.
Typical buyer: first-time foreign buyer, single retiree, value-driven snowbird, investor with cash-flow priority.
Realistic finds: – 1BR Cole Bay hillside condo, dated finishes, view of Simpson Bay Lagoon – 1BR Pelican Key with shared pool, mid-floor – Older Simpson Bay 1BR, walkable to restaurants – Hilltop Point Blanche unit with harbor view
$300K–$700K. The mid-market sweet spot
Where to look: Pelican Key (2BR), Cole Bay (newer construction, hilltop villas), Simpson Bay (mid-tier 2BR), Cupecoy (entry 1BR), Maho (1–2BR resort-style).
Typical buyer: retiree couple, established snowbird, investor with both rental income and use intent.
Realistic finds: – 2BR Pelican Key with view and pool/gym access – 2BR Cupecoy non-oceanfront with quality finishes – 2BR Simpson Bay lagoon-adjacent – 3BR Cole Bay villa with small yard – 2BR Maho resort-style condo with full amenity stack
$700K–$1.5M. Established buyer territory
Where to look: Cupecoy oceanfront, Maho oceanfront, Simpson Bay lagoon-front, Guana Bay villas, Point Blanche view villas.
Typical buyer: high-income retiree, second-home buyer with travel budget, snowbird who wants premium with rental income offset.
Realistic finds: – 2BR Cupecoy oceanfront with sunset view – 2BR Maho oceanfront in branded resort residence – 3BR Guana Bay villa with pool – 3BR Point Blanche hilltop villa with panoramic harbor view
$1.5M–$5M+. Premium / villa market
Where to look: Cupecoy cliffs, Dawn Beach, Terres Basses (French side), Oyster Pond hilltop, select Guana Bay properties.
Typical buyer: legacy / multi-generational wealth, full-time premium-lifestyle buyer, investor with strong off-season rental program.
These are typically off-market or limited-list transactions. Reach out directly.
Browse by property type
Condos for sale
The most active inventory segment. Range: $150K (older Cole Bay) to $5M+ (Cupecoy oceanfront penthouse). Most foreign buyers start here.
Pros: lock-and-leave, HOA-managed, simpler ownership. Cons: HOA fees and governance issues, less customization.
Browse Cupecoy condos → · Simpson Bay → · Maho
Houses for sale
Detached single-family residential. Range: $400K (Cole Bay hillside) to $8M+ (Terres Basses oceanfront). More common on the eastern side and in hilltop pockets.
Pros: privacy, yard, customization, fewer HOA constraints. Cons: maintenance, pool/landscaping, harder to lock-and-leave.
Land for sale
Available across the island. Most foreign buyers don’t start with land. Construction here takes 12–24 months and contractor scarcity is real. Build budget: 30–50% above mainland US equivalents.
Villas with pools
Sub-segment of houses. The defining feature of premium SXM real estate. Range: $700K (smaller Guana Bay/Point Blanche) to $10M+ (Cupecoy and Terres Basses oceanfront).
Annual pool/landscape carry: $3,000–$10,000.
How to think about price per square foot
Approximate ranges, 2026:
| PROPERTY TYPE | $/SQFT (USD) |
|---|---|
| Cole Bay older condo | $200–$350 |
| Pelican Key mid-tier | $300–$450 |
| Cupecoy mid-tier | $400–$600 |
| Cupecoy oceanfront | $700–$1,200 |
| Maho oceanfront | $650–$1,100 |
| Simpson Bay lagoon-front | $500–$900 |
| Guana Bay villa | $250–$450 |
| Point Blanche view villa | $300–$500 |
| Terres Basses (French side) premium | $1,000–$2,000+ |
These are working ranges. Actual closed prices vary based on view, condition, building, HOA, and timing.
Closing cost cheat sheet
For a $500K purchase, plan on:
- Transfer tax (4%): $20,000
- Notary fees (1.5–2%): $7,500–$10,000
- Legal fees (optional but recommended): $2,000–$5,000
- Building survey/inspection: $500–$1,500
- Title search: $300–$700
- Total closing: ~$30,000–$37,000 (6–8% of purchase)
Add 5% for currency exchange spread if you’re funding from USD or CAD into NAF.
The market right now (May 2026 snapshot)
- Inventory: moderate. Condos are easier to find than detached houses. Premium oceanfront is tight.
- Price trend: stable with slight upward pressure on Cupecoy and Maho oceanfront. Cole Bay and Pelican Key flat.
- Buyer mix: heavier Canadian and US East Coast, increasing European interest in the French side.
- Best inventory windows: October–January (post-summer reset).
- Tightest windows: May–August (off-season, limited new listings).
Common questions
Where is the best place to buy a home in St Maarten?
Depends on your priorities. Walkability + amenities: Cupecoy or Maho. Calm residential + value: Pelican Key or Cole Bay. Space + view: Guana Bay or Point Blanche. Calm + French-border: Oyster Pond. Marina life: Simpson Bay.
Are St Maarten homes a good investment?
For long-term holds (7+ years) with proper rental management: yes, generally. For short-term flipping or appreciation plays: rarely. Hurricane risk and a small market mean liquidity is lower than mainland.
What’s the cheapest neighborhood to buy in?
Cole Bay has the lowest entry pricing for quality property. Pelican Key is close. Point Blanche offers the most price-per-square-foot value at the villa tier.
Can I see homes before flying down?
Yes. I can video-tour properties and pre-screen against your criteria via my Concierge Service. Most clients still come down for the final short-list.
Do you have rental properties as well?
Long-term and short-term rentals are tracked separately. For long-term rentals, contact directly. For vacation rentals, multiple management platforms exist.
Is the property registered the same way as in the US?
Similar idea. Title is registered at the Dutch-Caribbean Land Registry. The Sint Maarten notary handles the registration as part of closing.
How quickly do good properties sell?
Premium oceanfront: weeks. Mid-market: 2–6 months on market. Older units in less-desirable buildings: 6–18 months. Pricing realistically is the single biggest factor.
Can I buy a property remotely without flying down?
Possible (deed signing via power of attorney to a SXM-licensed notary) but I strongly recommend at least one in-person trip. Photos and video don’t capture neighborhood feel, hurricane exposure, or building condition reliably.
What to do next
01
Pick a price band above that matches your real budget (including closing costs).
02
Pick your top two neighborhoods from the neighborhood guides.
03
Check current featured listings for what’s live now.
04
Book a scouting day. I’ll show you 6–10 candidates across your top two neighborhoods in 8 hours.