SXM Real Estate Guide 2025

Okay, fabulous! Let’s dive into the dazzling world of Sint Maarten and Saint Martin real estate! Grab your sunglasses and maybe a little tropical drink, because we’re about to explore everything you need to know. As your go-to island insider, right here on Monday, March 31, 2025, I’m buzzing to give you the inside scoop! ☀️🌴

Think of me as your personal guide to paradise property! We’ll cover the glittering gems available, how you can actually own a piece of this heaven (yes, even if you’re joining us from afar!), what treasures you’ll need for your budget, the best spots to plant your flip-flops, and so much more. Ready? Let’s sparkle! ✨

1. Finding Your Dream Spot: So Many Choices!

Oh honey, the variety here is just divine! Whether you dream of waking up to the sound of waves, sipping coffee overlooking a vibrant marina, or having a lush garden escape, we’ve got it.

Condos & Apartments: These are super popular, especially on the Dutch side (Sint Maarten) in areas like Simpson Bay, Maho, and Cupecoy. They offer amazing convenience – often with pools, gyms, security, and sometimes even marina slips! Perfect if you love being close to restaurants, nightlife, and beaches. You’ll find everything from cute studios to sprawling, luxurious penthouses. Prices can range wildly, maybe starting around the $250k mark for something simple and climbing into the multi-millions for prime locations and views.
Villas & Homes: Oh, the dream! Freestanding homes and luxurious villas are dotted across both sides of the island. On the French side (Saint Martin), areas like Terres Basses are famous for their ultra-luxe estates with breathtaking privacy and views. Orient Bay offers homes right near the action of its famous beach, while places like Oyster Pond (straddling both sides!) have lovely homes with marina or ocean views. On the Dutch side, you’ll find beautiful villas in areas like Pelican Key, Indigo Bay, and Dawn Beach Estates. Expect prices generally starting higher here, perhaps from $500k-$600k upwards, soaring into the many millions for those truly spectacular properties.
Beachfront Bliss: This is the ultimate Caribbean dream, right? We have stunning beachfront condos and villas, particularly along Simpson Bay Beach, Maho Beach, Orient Bay, and Grand Case. Direct beach access comes at a premium, naturally, but imagine stepping right onto the sand!
Land Ho!: Fancy building your own bespoke paradise? There’s still land available, though prime spots are getting snapped up! This gives you total creative freedom. Costs vary hugely based on location, view, and zoning (residential or commercial). Remember to factor in building costs, which have increased globally.

Availability Check: Generally, the market is active! After Hurricane Irma in 2017, there was a massive rebuilding effort. This means a lot of the inventory, especially condos, is newer or fully renovated, often built to stricter codes – which is fantastic peace of mind!

2. The Buying Adventure: Making Paradise Yours!

Good news! Buying property here is generally very welcoming for international buyers on both sides of the island. No extra licenses or hurdles just because you’re from abroad! Woot! However, the process is quite different depending on whether you’re buying Dutch or French.

Dutch Side (Sint Maarten):
- Process: It’s relatively straightforward, often compared to US or Canadian systems, but with a key Dutch influence – the Civil Law Notary (Notaris).
- Steps: You find your dream spot, make an offer, and once accepted, you sign a Purchase and Sale Agreement (often contingent on financing or inspections). A deposit (usually 10%) is held in escrow by the Notary. The Notary then does all the title checks and due diligence – they work for both buyer and seller to ensure a clean transfer. Finally, you sign the Deed of Transfer at the Notary’s office, pay the balance, and voilà, it’s yours!
- Key Player: The Notary is central. They handle the legal transfer, title search, and ensure everything is above board. You typically don’t need separate lawyers unless there’s a complex issue.
- Simplicity: Generally considered a bit quicker and less complex than the French side.
French Side (Saint Martin):
- Process: Follows the French legal system, which can feel a bit more complex if you’re not used to it.
- Steps: Similar start – find property, make an offer. Once accepted, you sign a preliminary contract, often the Compromis de Vente. This agreement usually has cooling-off periods and contingency clauses (clauses suspensives). A deposit (typically 5-10%) is paid. The Notaire (French Notary) then handles the extensive legal work, searches, and liaises with various government departments. This process can take a bit longer, sometimes 2-3 months or more. The final signing of the Acte de Vente (Deed of Sale) happens at the Notaire’s office.
- Key Player: The Notaire is also central here, collecting taxes for the state and ensuring legal transfer. Their fees are regulated by the French government.
- Language: While many professionals speak English, the legal documents will be in French. Always ensure you have a trusted translator or advisor if you’re not fluent.

No matter which side, always work with a reputable real estate agent (hello!) and Notary/Notaire!

3. Let’s Talk Treasure: Budgeting for Bliss

Okay, let’s talk money, honey! Owning property is more than just the purchase price.

Purchase Price: As mentioned, this varies hugely. Sint Maarten/Saint Martin isn’t the cheapest Caribbean island, but it offers incredible value for its infrastructure, lifestyle, and beauty. You can find studios from the $200k’s, lovely family homes from the $500k’s, and luxury villas well into the millions.
Closing Costs (Dutch Side):
- Transfer Tax: This is the main one, currently 4% of the purchase price, paid by the buyer.
- Notary Fees: Approximately 1-2% of the purchase price, covering their work, title search, registration, etc.
- Total: Budget around 5-6% of the purchase price for closing costs.
Closing Costs (French Side):
- Notaire Fees (Frais de Notaire): This is a larger chunk, typically around 6-8% of the purchase price. Crucially, this includes various registration taxes and duties collected by the Notaire for the state, as well as the Notaire’s own fee. It feels higher, but bundles things differently.
- Total: Budget around 7-9% (including potential minor fees) of the purchase price.
Ongoing Costs (A Big Difference!):
- Dutch Side: Good news! There is NO annual property tax on residential property! Major perk! You will have homeowner’s association (HOA) fees if you’re in a condo or gated community, covering maintenance, pools, security, etc. These vary greatly.
- French Side: You do pay annual property taxes: the Taxe Foncière (land/property tax) and potentially the Taxe d’Habitation (residence tax, although this has been reformed/eliminated for primary residences under certain conditions – always check the current rules!). HOA fees (charges de copropriété) also apply for condos/shared communities.
Other Costs: Factor in insurance (essential!), utilities (electricity can be pricey island-wide), potential property management fees if you rent it out, and general maintenance.

Always get a detailed breakdown of costs from your agent and Notary/Notaire!

4. Location, Location, Location! Finding Your Vibe

The island might be small (only 37 sq miles!), but the Dutch and French sides offer distinctly different flavors, and even neighborhoods have unique personalities!

Dutch Side (Sint Maarten): Lively & Convenient
- Simpson Bay / Pelican Key: The heart of the action! Marinas, tons of restaurants, bars, nightlife, cinema, beaches. Great for boaters and those who love convenience. Lots of condos and villas.
- Maho / Cupecoy: Known for entertainment (casinos!), proximity to the airport (plane spotting!), beautiful cliffside condos with stunning sunset views, and the medical university. Can be very buzzy.
- Philipsburg: The capital. Cruise ship port, duty-free shopping galore, historical buildings, Great Bay beach. More hustle-and-bustle during the day.
- Indigo Bay / Dawn Beach / Oyster Pond: Often quieter, more residential areas with beautiful homes, villas, and resort communities. Great views, often gated.
French Side (Saint Martin): Chic & Charming
- Grand Case: The “Gourmet Capital”! Famous for its incredible restaurants right on the beach. Offers a charming, village feel with beautiful beaches. Mix of apartments, guesthouses, and villas.
- Orient Bay: Famous long beach with beach clubs, watersports, and a lively atmosphere. Lots of villas and apartments nearby, popular with tourists and residents alike. Clothing-optional section at the south end.
- Terres Basses (Lowlands): Exclusive gated community with large, luxurious villas on big plots of land. Very private, stunning beaches (Plum Bay, Baie Longue, Baie Rouge). High-end.
- Marigot: The French side capital. Boutiques, galleries, marina, waterfront market, Creole architecture, Fort Louis. More of a working town feel than Philipsburg.

Which side is “better”? Neither! They’re just different. Dutch side often feels more Americanized, bustling, great nightlife. French side feels more European, relaxed pace (outside tourist spots), emphasis on food and culture. Many residents live on one side and frequently enjoy the other!

5. Renting Radiance: Testing the Waters

Not ready to buy? Renting is a fantastic option!

Long-Term Rentals (6 months+): Perfect if you’re moving here to work or live. You’ll typically sign a lease (usually 1 year). You’ll need to show income/stability, and often pay first month’s rent, last month’s rent, and a security deposit (often 1-2 months’ rent). Finding furnished places is common. Prices vary hugely by location, size, and amenities – maybe starting around $1200-$1500/month for a simple 1-bed and going way up. You’ll usually need a residence permit for long-term stays.
Short-Term / Vacation Rentals: This is a huge market! From budget studios to lavish villas. Prices fluctuate wildly based on season (high season Dec-April is peak!), location, and property type. Great for trying out different areas before committing!

6. Market Pulse & Investment Gems

Okay, let’s talk business! How’s the market doing as of early 2025?

Trends: Generally, the market has been strong and stable, showing resilience and growth post-Irma. The rebuilding phase brought newer, better-quality inventory online. Demand, both for lifestyle buyers and investors, remains healthy, fueled by the island’s enduring appeal, tourism, and favorable tax climate (especially Dutch side).
Investment Angle: Many people buy here specifically for rental income. The vacation rental market is very robust, especially in popular tourist zones. Long-term rentals are also in demand due to people working in yachting, hospitality, finance, and healthcare.
ROI: Potential Return on Investment through rentals can be attractive, but please don’t believe wild promises! It depends heavily on purchase price, location, occupancy rates (which vary seasonally), management fees, and your financing. Realistic gross rental yields might be in the 5-8% range for well-managed properties in good locations, but net yields after all expenses will be lower. Do your homework!
Property Management: If you’re investing for rental, using a professional property management company is highly recommended, especially if you’re off-island. They handle marketing, bookings, check-ins, maintenance, etc., for a fee (usually a percentage of rental income).

7. Your Property Partners: Don’t Go It Alone!

Navigating any real estate market, especially one with two jurisdictions like ours, is best done with a great team!

Real Estate Agent: Your first point of contact! A good local agent (like yours truly! 😉) knows the market inside-out, understands the nuances of both sides, has access to listings (sometimes before they hit the public market!), and guides you through the whole process. We connect you with everyone else you need.
Notary (Dutch Side) / Notaire (French Side): Essential legal professionals who handle the title transfer, due diligence, and registration. They are neutral parties ensuring the legality of the transaction.
Lawyer: While not always required on the Dutch side for standard transactions, you might want independent legal counsel for complex deals, structuring ownership (e.g., through a company), or if any disputes arise. More common to involve lawyers for specific advice on the French side alongside the Notaire.
Mortgage Broker / Bank: If you need financing, local banks and brokers understand the market. Getting pre-approved is a smart first step! Financing for non-residents is possible but often requires a larger down payment (e.g., 30-50%).
Inspector: Highly recommended, especially for standalone homes/villas, to check the structural integrity, roof, plumbing, electrical systems, etc., before you finalize the purchase.

Phew! That was a whirlwind tour, wasn’t it?

The main takeaway? Sint Maarten / Saint Martin is an absolutely incredible place to own property, whether it’s your full-time home, a vacation escape, or an investment. Yes, there are processes to follow and costs to consider, and the two sides have their unique ways, but it’s so worth it!

Remember, this is a general overview based on the vibe and facts right now in late March 2025. Things can always change, and every property deal is unique. The absolute best next step? Let’s chat! Tell me more about your dream, and we can find that perfect piece of paradise together.

Sending you sunshine and good vibes from our beautiful island! Let me know when you’re ready for the next step! 💎🏠💖