Real Estate Advisor · Cap Cana
Living in Cap Cana
A gated community the size of a small city, fifteen minutes from an international airport. This page is about what it is actually like to own here — and which part of it fits you.
120 km²
Private, gated community
15 min
To Punta Cana International
Punta Espada
Jack Nicklaus signature golf
CONFOTUR
Tax incentives on qualifying builds
Living here
What is Cap Cana
Cap Cana is a private, gated community of around 120 square kilometres on the eastern coast of the Dominican Republic, next to Punta Cana. It is not a hotel complex: it is a residential destination with its own marina, golf, beaches, schools, shops and security, planned as a set of separate enclaves rather than one continuous development.
That structure is the thing to understand before you buy. Each enclave has its own character, its own community rules and its own charges. Two apartments a kilometre apart can belong to very different places to live.
Punta Cana International Airport is roughly fifteen minutes from the gate, with direct flights to North America and Europe. For most owners that proximity is the deciding factor.
I do not sell Cap Cana. I help you work out which of its enclaves you would actually want to wake up in.
Luz Ducós · Real Estate Advisor
Day to day
Lifestyle, beaches, marina and golf
The beaches
Juanillo is the main one: a wide, calm, protected bay with beach clubs and restaurants. There are quieter stretches further along the coast that stay empty most of the year.
The marina
A deep-water marina able to take large yachts, and the social centre of the community: berths, restaurants and the base for sport fishing.
Golf
Punta Espada, a Jack Nicklaus signature course with several holes on the cliffs above the sea, regularly ranked among the best in the Caribbean.
Outdoors
Cenotes, caves and trails inland, plus riding, tennis, padel and water sports. Most of it is within the gates.
Where exactly
The enclaves are not interchangeable
Price, what is built there, and how far you are from the marina, the golf or the beach change from one gate to the next. These are the ones with something on the market today — open one to see it.
On the market
What is available right now
A sample of the catalogue. Every listing on this site is one I represent or know first-hand.
Practicalities
Dining, schools, services and security
What matters if you are going to live here rather than visit:
Security
Controlled access, a private security service and internal patrols. This is the single reason most families give for choosing Cap Cana over an open development.
Schools
There are international schools inside and around the community. If you are moving with children, tell me their ages early: it narrows the choice of area more than the budget does.
Healthcare
Clinics inside the community and full hospitals in Punta Cana and Bávaro, a short drive away.
Dining and shops
Restaurants concentrated around the marina and the beach clubs, plus supermarkets and everyday services inside the gates.
Before you buy
The questions I get asked most
Can a foreigner buy here?
Yes. Foreign buyers have the same property rights as Dominican nationals, and you do not need residency to own. What you do need is a lawyer who checks the title before you sign. I will tell you exactly what to ask them for.
Do I have to travel to buy?
No. Most of my buyers start with a video call and a walk-through I film for them. I stand in the property so you do not have to, and the signing can be handled with a power of attorney if you cannot be here.
What is CONFOTUR?
The Dominican tourism development incentive scheme. Buildings that qualify carry tax benefits that pass to the buyer. The benefit belongs to the approved development, not to you, so ask for the resolution number and have your lawyer confirm it still covers your unit.
Can I rent it out when I am not here?
Many enclaves have rental programmes already in place, and some developments are built around them. Ask before you buy: the community rules, not the brochure, decide whether short lets are allowed.
What does it cost to hold, beyond the price?
Community charges, maintenance and, in a managed building, management fees. They vary a great deal between enclaves. You get the real figure from me before you make an offer, not after.
How long does a purchase take?
It depends on whether the unit is finished and on how clean the title is. The part nobody can rush is the registration of the deed in your name, and that is the part I keep you informed about until it is done.
How I work
One broker, every property seen in person
I work property by property. That means visiting each one, checking the title and the paperwork before it goes on this site, and telling you plainly when something is not the right fit — including when the right answer is to wait.
If you are buying from abroad, I walk you through the whole process, from the first video call to the day the deed is registered in your name. You deal with me, not with a switchboard.
Come and see it
The fastest way to understand Cap Cana is a morning driving through it. I can put together a visit around what you are actually considering — and tell you on the way what I would not buy.