What does buying in St Maarten actually cost?

The purchase price is not the whole number — every transfer on the Dutch side carries a small set of one-time costs, and ownership carries a few ongoing ones. The good news is that the list is short and there are no hidden entries: everything settles through the notary's escrow at closing, itemized, so you see each line before you sign.

One-time costs at purchase

Transfer tax

A government levy on the transfer of the property, calculated on the value of what changes hands. It is the largest of the closing costs and is settled by the notary out of escrow as part of the closing — you will see it as its own line in the settlement statement, not as a surprise afterwards.

Notary fees

The notary charges for the work at the centre of the transfer: drawing up the deed, the title research at the land registry, handling the escrow and registering the transfer. These fees relate to the scope of the transaction, and the notary can state them in advance — we make sure you have that figure early, not at the closing table.

If the land is long lease

Some Dutch-side land is held on a long lease from the government rather than owned freehold. Buying such a property is routine, but the lease carries an annual fee and a fixed term — both belong in your cost picture from day one. The notary confirms the exact terms during the title work; our buying guide explains the distinction.

Ongoing costs of ownership

Owners-association fees (condos)

Every condo building has an owners association, and its monthly fee varies genuinely from building to building — it depends on what the fee covers, from basic maintenance to pools, elevators, security and insurance. For any condo we discuss, we tell you the current fee and what it includes; it is one of the first questions worth asking, so we answer it unprompted.

Insurance and utilities

Home insurance is a real line item on a hurricane-exposed island and worth quoting properly rather than guessing — premiums depend on construction and location. Utilities are metered; budget more for electricity than you would in Europe or North America, with air-conditioning as the big variable. Our living guide covers the day-to-day picture.

Our fee

You will know how we are paid before you commit to anything. That is a standing rule, not a favour — it belongs in the same itemized breakdown as everything else on this page.

Getting your actual numbers

Pick a property — one of ours or one you have seen elsewhere — and ask us for the cost breakdown. You get the current transfer tax, the notary's fee indication, the association fee where there is one, and the lease terms where they apply: in writing, before any commitment. That is the number to plan with, not an estimate from a page on the internet.