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Buying property in Aruba as a US citizen
Americans are the largest group of foreign buyers in Aruba. What applies to you specifically — ownership, tax, financing, and the residency question.
Can US citizens buy property in Aruba?
Yes, without restriction or special permission. You buy in your own name on the same terms as an Aruban citizen. No residency, no local company, no local partner.
Aruba is one of the simplest Caribbean markets for an American to buy into. There is no foreign-ownership licence, no minimum investment, and no requirement to hold the property through a local entity — conditions that exist in several nearby islands.
| Currency | The florin is pegged to the US dollar at a fixed rate. A dollar buyer carries almost no exchange risk — unlike euro-denominated markets. |
|---|---|
| Distance | Direct flights from Miami, New York, Boston, Atlanta, Charlotte and Houston. Aruba has US pre-clearance, so you land back in the States domestic. |
| Language | English is spoken universally, alongside Dutch, Spanish and Papiamento. Contracts are in Dutch; your notary explains them. |
| Hurricanes | Aruba sits below the main hurricane belt. Not immune, but materially less exposed than the northern Caribbean — which affects insurance. |
Owning is not residing
Buying a home does not give you the right to live in Aruba. Residency runs through DIMAS as a separate application, and property ownership does not shorten it.
This trips up a lot of American buyers. You can own a house in Aruba and still be subject to the ordinary visitor rules when you come to use it. If the plan is to move rather than to visit, start the residency question early and separately.
The US tax side
US citizens are taxed on worldwide income, so Aruban rental income is generally reportable, and foreign accounts can trigger FBAR or FATCA filing. Get cross-border advice before you buy.
What it costs
Foreigners buy in Aruba without restriction. Budget 4–7% above the price: transfer tax of 3% on the first AWG 250,000 and 6% above it, plus notary fees of about 1–2%. Allow six to eight weeks from signed agreement to transfer of title.
Full breakdown in the buying guide, and current market pricing on the prices page.
Questions from American buyers
Can a US citizen buy property in Aruba?
Yes, with no restrictions and no special permission. You buy on the same terms as an Aruban citizen, in your own name, and you do not need residency or a local company.
Can a US citizen live in Aruba?
Living there is a separate matter from owning. Americans can visit for up to 30 days without a permit and can extend, but residing permanently requires a residence permit through the immigration authority (DIMAS). Owning a home does not grant it.
Do I still pay US tax on an Aruban property?
US citizens are taxed on worldwide income regardless of where they live, so rental income from an Aruban property is generally reportable, and foreign accounts may trigger FBAR or FATCA filing. Talk to a US cross-border accountant before you buy, not after.
Can I get a mortgage in Aruba as an American?
Local banks do lend to non-residents, typically at a lower loan-to-value than for residents and always against a fresh appraisal. Many US buyers find it simpler to finance against US assets and buy in cash locally.
Is the currency a risk?
Very little. The Aruban florin is pegged to the US dollar at a fixed rate, so a dollar buyer carries almost no currency exposure — one of the practical reasons Americans buy here rather than in euro-denominated Caribbean markets.
How do I view properties from the US?
Every home here is photographed in full and several are filmed and available as a walkable 3D tour. Buyers routinely shortlist remotely and fly once, to see two or three.
Buying from the States?
Tell Nicolás your budget and your timeline. He will shortlist remotely so that when you do fly, you are seeing three houses worth seeing.
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