Every common question about DSH, international buying, and the vetting process.
We update this page whenever a question comes in twice. Most of what you want to know is probably here. If it is not, write to us. The next FAQ entry is built from a real question someone asked, not from a content calendar.
Dream Second Home is a curated referral platform for international real estate. We vet developers across our covered markets against a 5-point standard, list only the ones who pass, and introduce qualified buyers directly to the developer's sales team. We do not list properties ourselves. We do not take a position in the transaction. Our revenue comes from referral fees paid by developers on closed sales.
Most platforms are directories. They list every developer who wants to be listed, collect a finder's fee, and leave due diligence to the buyer. We list only vetted developers. Every name on the site passed a documented 5-point standard: completed project history, buyer infrastructure, design and build quality, market reputation, and community amenities. The approval rate is low by design. The result is a shorter list than any competing platform.
No. Buyers pay nothing at any stage. Our revenue comes entirely from referral fees paid by the developer on a closed transaction. We do not charge for vetting summaries, introductions, consultations, or any other part of the service.
Dream Second Home is founded and operated by Dmitriy Selektor and Alexander Selektor, under the corporate entity International Relocation Referral Network LLC. The company operates under an EXP Realty brokerage license. Leadership, ownership, and the vetting team are all named and reachable through the leadership page.
Completed project history, buyer infrastructure, design and build quality, market reputation, and community amenities. Each breaks into specific checkable items: minimum 3 completed handovers, independent escrow and title company, site visits to verify design, materials, and finishes years after handover, direct cross-check of corporate filings, active litigation, and buyer references, and review of the amenities delivered to the community. Full criteria and the exact checks are on the process page.
Approval rate is intentionally low. Most developers who apply do not clear the standard. The reviews that fail are not published. The developers who pass are listed openly with their track record and credentials.
Yes. We monitor approved developers continuously. New litigation from buyers, material delivery failures, regulatory sanctions, or unresolved post-sale disputes trigger a review. If the findings materially change the original approval, the developer is removed from the platform. Past buyers are notified. Pending transactions are handled case-by-case with independent legal counsel. Removal has happened.
No. We do not accept listing fees, sponsorship payments, premium placements, or any developer-paid visibility. Our revenue is exclusively from referral fees paid after a buyer closes. A developer cannot buy a spot, a better position, or faster approval. This is the single most important structural rule. The model breaks if we allow it to be violated, and we do not.
It depends on the country. Belize, Costa Rica, and the Dominican Republic permit direct fee-simple ownership by foreigners with full legal rights. Mexico requires a fideicomiso (bank trust) within 50km of the coast but grants full beneficiary rights. The Philippines limits foreigners to condo units, not land. Each country's specific rules, structures, and restrictions are covered on the corresponding destination page.
Closing costs typically run 3 to 12% of purchase price, with wide country variation. Mexico: 6-10% (fideicomiso setup, notary, transfer tax). Dominican Republic: 5.5-7.5%. Belize: 10-12% including stamp duty. Costa Rica: 3.5-6%. Portugal: 7-12%. Spain: 10-15%. These are documented on the destination pages along with the specific line items. Budget conservatively and model the full closing, not just the transfer tax.
Not usually. Most countries permit closing via power of attorney to an attorney or representative. Mexico, Dominican Republic, Costa Rica, Portugal, and Spain all allow this. You sign the POA in front of a notary or at the country's embassy. That said, a site visit before purchase is strongly recommended even if you do not attend closing in person.
You face two sets of obligations: the country where the property is located, and your home country. The local country charges property taxes, income tax on rental revenue, and capital gains tax on sale. The US taxes worldwide income for its citizens and residents. A foreign tax credit usually prevents full double taxation, but the mechanics require a cross-border CPA. No country page should replace that advice.
Most markets we cover either transact in USD directly or are pegged to USD in practical terms (Dominican Republic, parts of Central America). EU markets transact in EUR, which fluctuates against USD. Emerging markets (Georgia, Philippines) have more volatile local currencies. Rental income in local currency compounds the exposure. We document the transaction currency on every destination page.
Your inquiry goes to a human on our team. The response includes a direct reply to your question, often with relevant country or developer information, and an offer to schedule a conversation if you want one. You are not added to a drip sequence, and you are not called unless you ask to be.
No. Most initial conversations start with a goal, not a market. You tell us what you are trying to accomplish (yield, residency, lifestyle, diversification), and we suggest the 2 to 4 markets that fit. If you already have a country in mind, we go deeper on developer selection within that country. Either entry point works.
Yes. Once you have identified a developer of interest, we connect you directly to their sales team, who will coordinate site visits. Most developers in our network host prospective buyers for 1 to 3 day visits to the property, the area, and their delivered projects. Travel costs are yours. We do not coordinate the visit logistics, but we facilitate the introduction.
At the inquiry stage: nothing. At the introduction stage: a rough budget and timeline. At the offer stage: proof of funds or a mortgage pre-approval, a valid passport, and your home country tax ID. At closing: additional country-specific documents (NIE in Spain, RFC in Mexico, RNC in the Dominican Republic). Country-specific requirements are on the destination pages.
If it's not here and it should be, write us. Good questions become new FAQ entries.