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- By Wei Landgraf
St Maarten Real Estate: The 2026 Buyer's Guide for North Americans
You typed “St Maarten real estate” into Google. You probably have a number in your head ($400K? $1M?), a vague picture of what you want (a condo with a view? a villa?), and a list of unknowns long enough that you stopped before you finished it. This page is built for the unknowns.
I run Island Dreams Realty in Cole Bay. I work exclusively with buyers. I’m not pushing brokerage listings. This guide is the orientation I wish my own clients had had before their first call with me.
Key Takeaways
- St Maarten real estate sits in the $200K–$5M+ range for residential, with the mid-market between $400K and $900K.
- Foreign ownership is unrestricted. US and Canadian citizens can buy in their own name. No special visa required to own.
- Closing costs total ~6–8% of purchase price (4% transfer tax + 1.5–2% notary + legal).
- No annual property tax the way US states have it. There's a small annual rental income tax and transfer tax only.
- Eight neighborhoods cover 90% of buyer interest. Each suits a different profile. The neighborhood choice matters more than the country choice.
- A serious foreign buyer typically takes 3–6 months from first scouting trip to close.
The five questions every buyer asks me first
Can I, as a foreigner, actually buy here?
Yes. Sint Maarten (the Dutch side of the island) allows free foreign ownership without residency, citizenship, or special permits. You buy in your own name. The deed is registered. Done.
The French side (Saint-Martin / French Collectivité) also allows foreign ownership but under French property law. Different paperwork, French notary system, different taxes. Most US/Canadian buyers stay on the Dutch side for the simpler transaction.
What does the property tax situation look like?
- No traditional annual property tax the way US states do it.
- Transfer tax of 4% at purchase (one time).
- Notarial fees of 1.5–2% at purchase (one time).
- Ground rent if your property sits on long-lease land (some Cupecoy and Maho condos): a few thousand NAF per year.
- Rental income tax if you rent the property out: roughly 30% on net rental income at standard rates, or ~10% if you're a Penshonado tax resident.
The combined annual recurring cost on a $500K condo (HOA + insurance + maintenance + ground rent if any) typically runs 3–5% of value per year, similar to Florida or US Caribbean territories.
What does $X buy me?
Real 2026 ranges across the eight retirement-friendly neighborhoods:
| PROPERTY | TYPICAL RANGE | BEST NEIGHBORHOODS |
|---|---|---|
| 1BR condo, mid-tier | $180K–$400K | Cole Bay, Pelican Key, Point Blanche |
| 2BR condo, mid-tier | $300K–$650K | Pelican Key, Cole Bay, Simpson Bay |
| 2BR condo, oceanfront | $600K–$1.2M | Cupecoy, Maho, Simpson Bay |
| 3BR villa with pool | $700K–$2M | Guana Bay, Point Blanche, Oyster Pond |
| Premium oceanfront villa | $2M–$10M+ | Cupecoy cliffs, Terres Basses (French side), Dawn Beach |
How does the buying process actually work?
The Dutch-side process for a foreign buyer:
- Scouting trip. Typically 5–10 days on island, viewing 8–15 properties.
- Offer letter. Non-binding initial offer with target price, conditions, timeline.
- Counter and negotiation. Typically 1–3 rounds.
- Purchase agreement (Koopovereenkomst). Signed with the notary, deposit (typically 10%) into the notary's escrow.
- Due diligence period. 4–8 weeks. Title search, building survey, HOA financials, environmental.
- Closing at notary. Deed signing in person or via power of attorney. Funds wired. Title transferred.
- Registry. Notary registers the deed with the Land Registry. You're the owner.
Total timeline from offer to close: 8–14 weeks typically.
Should I rent first?
Yes. Rent in your top two neighborhoods for at least 4–6 weeks before signing a purchase contract. The island has texture that doesn’t show in photographs. Tuesday afternoon in Cupecoy feels different than the Saturday-night brochure version.
The eight neighborhoods, ranked for buyers
Each links to its dedicated guide.
| NEIGHBORHOOD | BEST FOR | PRICE ENTRY |
|---|---|---|
| Cupecoy | Luxury condos, walkability, security | $300K |
| Simpson Bay | Marinas, restaurants, social | $200K |
| Pelican Key | Value, residential calm, Canadian community | $180K |
| Maho | Resort amenities, walkable, rental income | $250K |
| Cole Bay | Central, local-feel, value | $130K |
| Oyster Pond | Calm, French-border, marina | $200K |
| Guana Bay | Space, surf, square-footage value | $300K |
| Point Blanche | Hilltop views, undervalued | $250K |
Property types breakdown
Condos
The most common purchase by foreign buyers. Cupecoy, Maho, Pelican Key, Simpson Bay all have substantial condo inventory. Pros: lock-and-leave, HOA-managed maintenance, predictable monthly costs, easier to rent out short-term. Cons: HOA politics, less customization, less privacy.
Most condos here trade in NAF (Netherlands Antilles Florin, pegged at 1.79 to USD) but are negotiated in USD by foreign buyers. The notary handles conversion at closing.
Houses / villas
Detached single-family. More common in Guana Bay, Point Blanche, hilltop Cole Bay, and the higher elevations of the eastern side. Pros: privacy, yard, customization, generally better appreciation potential at the higher end. Cons: maintenance responsibility, pool/garden costs, harder to lock-and-leave for snowbirds.
Land
Lots and acreage available across the island. Most foreign buyers don’t start with land. Construction here takes longer than mainland builds (12–24 months typical), and contractor scarcity is real. If you do buy land: factor 30–50% above mainland US construction costs per square foot.
Commercial
Retail and small commercial buildings trade infrequently. Most are off-market. If you’re interested in commercial, contact me directly. These are relationship transactions.
The five mistakes I see foreign buyers make
- Skipping the rent-first step. They see Cupecoy on a press tour, buy a condo in two weeks, and discover six months later that they actually prefer Pelican Key. Then they spend a year selling at break-even.
- Underestimating the hurricane reserve. A $500K condo carries a 2–5% insurance deductible on hurricane events. That's $10K–$25K out of pocket per event. Most foreign buyers don't fund this reserve until they have to.
- Going for the brokerage with the most listings. The agent with 200 listings is incentivized to push you toward inventory. The agent with relationships (and no listings of their own to push) is incentivized to find your right property. Choose accordingly.
- Buying in their US LLC for "tax reasons." Holding structures that work great in the US don't always translate to Dutch-Caribbean property law. Talk to a SXM notary about ownership structure BEFORE you wire the down payment.
- Pricing in the wrong currency. A property listed at "$500K" might close in NAF or Euros depending on the seller. Lock the currency clearly in the purchase agreement.
Working with me
I’m a buyer’s agent. I don’t have a stack of listings I need to move. My role is to:
- Walk you through your top three neighborhoods on a single concentrated day Day With Wei
- Help you draft offers and negotiate
- Refer you to the right notary, attorney, and tax advisor
- Be a phone call away for 12 months after close
If you’re at the scouting-trip stage, my Concierge Service can pre-screen properties before you arrive. If you’re past scouting and ready to short-list, book Day With Wei.
The pace is slower than Simpson Bay or Cupecoy, faster than Cole Bay or Oyster Pond.
Common questions
Can a US citizen buy property in Sint Maarten?
Yes. There are no restrictions on foreign ownership. You can buy in your own name without residency, citizenship, or visa. The transaction is straightforward through a SXM notary.
Do I need a Sint Maarten bank account to buy?
Generally yes. Funds clear through the notary’s escrow, and a local bank account makes ongoing utility, HOA, and tax payments simpler. Allow 4–8 weeks to open one.
How long does the buying process take?
8–14 weeks typically, from offer acceptance to close. The biggest variables: due diligence findings, financing (if any), and notary scheduling. Foreign buyers who pay cash close fastest.
Can I finance the purchase?
Some local banks (WIB, RBC Caribbean) offer mortgages to foreign buyers at 50–65% LTV with rates ~7–9%. Most foreign buyers either pay cash or carry mortgages against their US/Canadian primary residence. Coordinate financing BEFORE you make an offer.
Are there annual property taxes?
Not in the way US states have them. You pay 4% transfer tax at purchase (one time) and any ground rent on long-lease land. Rental income (if any) is taxed.
What’s the average price per square foot?
Mid-tier condos: $350–$550/sqft. Oceanfront premium: $700–$1,200/sqft. Cole Bay residential: $200–$350/sqft. Guana Bay villas: $250–$450/sqft. Wide ranges. Neighborhood and view dominate the price.
Should I buy or rent first?
Rent for at least 4–6 weeks in your top two neighborhoods before signing a purchase contract. Always.
Which neighborhood appreciates fastest?
Historical patterns: Cupecoy oceanfront and premium Simpson Bay marina-front have shown the most consistent appreciation. Guana Bay and Point Blanche are undervalued but slower-moving. Cole Bay holds steady. Hurricane events reset these patterns.
Can I rent the property out when I’m not using it?
Yes. Short-term rentals are legal and common. Net annual yields run 4–8% on well-positioned properties with strong management. Most condos in Maho, Cupecoy, and Simpson Bay have established rental programs through their HOA or third-party managers.
What about insurance?
Annual property insurance runs 1.5–2.5% of insured value, with hurricane deductibles of 2–5%. Insurance is essential. Don’t go uninsured even if not financed.
Do I need a Sint Maarten residency permit to buy?
No. Ownership and residency are entirely separate. You can own property without ever becoming a resident. If you want to LIVE here, you’ll need a permit.
What to do next
01
Define your real budget. Purchase price + 8% closing + 6 months operating reserve + hurricane reserve. Multiply everything by 1.15 for safety.
02
Read the neighborhood guides linked above. Pick your top two.
03
Plan a 7–10 day scouting trip during your top-priority season (December–April for snowbirds, May–November to see real-life off-season).
04
Book a Day With Wei for in-person neighborhood orientation.
05
Rent before you buy. Always.