“This apartment is rented for a minimum of 20 nights per month. It starts generating income from day one.”«.
Phrases like these are repeated time and again on TikTok, Instagram, and YouTube . And while they sound appealing, they don't stand up to even the most basic scrutiny. When confronted with real data on tourism and the Dominican real estate market, they fall apart on their own. You don't need to be an economist or an expert investor: simply looking at the figures is enough to see that this promise of "buy with financing and Airbnb will pay for it" is a dangerous illusion.
Airbnb is not a money printer
The narrative that you can buy an apartment with financing and pay for it entirely with Airbnb income seems seductive. It's a promise that goes viral easily because it appeals to the desire for quick, effortless financial freedom without any personal capital. But like any investment, the reality is much more complex.
The numbers don't add up
According to the Ministry of Tourism, the Dominican Republic is projected to receive more than 12 million tourists by 2025. Of that total, more than 80% stay in hotels, according to data from the Central Bank. This means that the actual market available for Airbnb represents, at most, 20% of the total number of tourists, and that's being generous.
However, according to AirDNA and other short-term rental market analysis platforms, there are more than 20,000 active Airbnb properties across the country.
If we assume (in an ideal and unrealistic scenario) that the 2.4 million tourists who do not stay in hotels were distributed exclusively among these properties, each property would receive barely 0.12 tourists per year, that is, less than one tourist per year per property.
This does not take into account the average occupancy rate, which for major cities ranges between 35% and 55%, which is equivalent to between 10 and 16 nights of occupancy per month in the best of cases, and only for exceptional, well-located and well-managed properties.
The myth of the 20 nights
One of the most frequent claims among promoters of this model is that the apartment "is rented 20 nights a month ," as if that were the norm. But that's not an average; it's an exception.
To achieve a consistent occupancy rate of 20 nights per month, a property would need to be located in a high-demand tourist area, have professional management, and maintain impeccable standards. Even then, it would still be competing with thousands of similar options.
In practice, less than 10% of properties listed on platforms like Airbnb achieve that sustained occupancy rate. The vast majority experience fluctuations, low seasons, cancellations, and days without bookings.
Where is the loan?
Buying a financed apartment with the expectation that Airbnb rentals will pay the monthly fee is taking a high risk.
Most mortgage loans in the country have rates ranging from 9% to 13% annually, with monthly payments that rarely fall below RD$20,000 to RD$30,000.
To cover that amount with Airbnb alone, the apartment would have to generate between RD$35,000 and RD$50,000 per month, after operating expenses, commissions, cleaning, maintenance, platform fees, and contingency reserves.
Very few succeed
An investment is not a pipe dream. Investing in real estate is a long-term strategy. The right thing to do is acquire properties when you have sufficient capital and expect a return over 8 or 10 years, not 12 months.
Airbnb can be an excellent source of supplemental income if the investor already owns the property, or if the loan is secured and doesn't depend solely on occupancy that's impossible to guarantee. Promising otherwise is simply selling snake oil.
The advisor's responsibility
This is where the ethical and professional role of the real estate advisor or broker comes in. It's not enough to repeat what "worked once" or show screenshots of exceptional income from a peak month. A true real estate advisor provides information based on real data, assesses risks, explains hidden costs, and guides the client in making responsible decisions. Selling illusions is easier, but it's a long-term betrayal.
And what about the country brand?
Beyond the individual economic impact, the uncontrolled rise of Airbnb could damage the country's image as a quality tourist destination. Tourism is the Dominican Republic's main source of income, and hotels adhere to strict regulations: they pay taxes, comply with regulations, employ formal staff, and guarantee standards.
In contrast, many Airbnb hosts operate without training, regulation, or health and safety controls. This not only creates an unequal experience for tourists but also damages our country's hard-won reputation. Through the Ministry of Tourism, all Dominicans invest in building the country's brand. It is neither fair nor sustainable for that investment to be undermined by an informal model that evades responsibilities and weakens the system.
Conclusion
Airbnb is a useful platform, a valid alternative, but it's not a magic bullet. The promise that buying today will generate income tomorrow to cover the loan is just that: an unsubstantiated promise. As investors, as advisors, as a country, we must commit to responsible, informed, and sustainable growth.
