Real occupancy, nightly rates and RevPAR from live Airbnb calendars across the French Collectivité de Saint-Martin and Dutch Sint Maarten — the data layer for underwriting a Caribbean vacation rental on numbers, not brochures.
St. Martin is a single 87 km² island governed twice over. The French side is the Collectivité de Saint-Martin, running French property law and a notaire purchase but its own tax code, and it carries the larger share of the Airbnb supply we track. The Dutch side is Sint Maarten, a constituent country of the Kingdom of the Netherlands with its own tax, its own licensing and a title question — freehold or long-lease erfpacht — the French side does not have. Nothing from one side’s rulebook applies to the other, so read the two halves as two markets that happen to share a beach. Demand is winter-peaked and hurricane exposure is a recurring cost line, not just a risk. Our calendar history here starts at the end of March 2026 — about four and a half months, with complete monthly statistics from April — and has observed no part of the winter peak. For-sale listings ranked by measured STR yield are coming; the market data is already live below.
1,753
Tracked Listings
9
Areas Covered
39%
Avg Occupancy
$392
Typical ADR
$154
RevPAR
Occupancy and ADR are observed from live Airbnb calendars across Apr 2026–Nov 2026 (1,753 tracked listings), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
The northern ~60% of the island — Marigot, Grand Case, Orient Bay, Anse Marcel and Terres Basses — the Collectivité de Saint-Martin, under French property law and its own tax code.
4 areas tracked
The southern ~40% — Philipsburg, Simpson Bay, Maho, Cupecoy, Dawn Beach and Indigo Bay — Sint Maarten, a constituent country of the Kingdom of the Netherlands with its own tax and licensing.
5 areas tracked
Live Airbnb performance by area — occupancy and typical nightly rate (USD) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Terres Basses | French Side | 419 | 42% | $522 | $6,457 |
| Orient Bay | French Side | 347 | 39% | $323 | $3,440 |
| Cole Bay | Dutch Side | 252 | 38% | $395 | $3,984 |
| Grand Case | French Side | 160 | 39% | $474 | $5,985 |
| Marigot | French Side | 130 | 36% | $145 | $1,494 |
| Maho | Dutch Side | 123 | 42% | $353 | $5,171 |
| Dawn Beach | Dutch Side | 113 | 39% | $435 | $4,438 |
| Simpson Bay | Dutch Side | 110 | 38% | $365 | $3,888 |
| Philipsburg | Dutch Side | 99 | 35% | $268 | $2,714 |
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Studio
38% occupancy
$133 per night
185 tracked
1 bedroom
38% occupancy
$165 per night
716 tracked
2 bedrooms
41% occupancy
$324 per night
409 tracked
3 bedrooms
40% occupancy
$529 per night
239 tracked
For-sale properties ranked by real Airbnb yield are coming. Join the waitlist for first access.
Both sides are open to foreign buyers with no permit or nationality requirement, but the ownership you acquire is not the same thing. On the French side (Collectivité de Saint-Martin) you buy under French property law through a notaire, in freehold, with transaction costs typically around 9.5–10% of price on a resale — the Collectivité’s own 8% registration duty plus notaire fees, disbursements and publicity, which on a €500,000 resale commonly totals close to €49,000. On the Dutch side (Sint Maarten) you buy under Dutch-Caribbean law through a local notary at 4% transfer tax plus roughly 1–2% notary and registration cost, with closing costs commonly totalling about 5–6% — and you must check the title type, because a material share of Sint Maarten land is held on long lease (erfpacht) rather than freehold: typically a renewable 60-year right over government or private land with an annual canon. You own the building; the land is leased. Remaining term and canon affect resale, so read the deed before you underwrite.
It differs by side, and Brixfox never asserts that any specific property is licensed. On the French side, a furnished tourist rental (meublé de tourisme) must be declared to the Collectivité de Saint-Martin before it is offered for rent under the island’s own Code du tourisme; not declaring is a punishable contravention, and where the property is the owner’s main residence, letting is capped at 120 days a year. Saint-Martin abolished the taxe de séjour in 2020 and instead applies its 4% TGCA turnover tax to tourist accommodation. On the Dutch side we found no equivalent island-wide short-term-rental register; letting is treated as business activity, carrying 5% turnover tax (BBO) and a 5% room tax on non-resident guests, with business licensing running through the Chamber of Commerce and the Ministry of TEATT. On both sides, HOA or copropriété rules can prohibit nightly letting regardless of public law. Confirm the position for the specific property with a local lawyer.
Separately by side. The French side holds its own “source” taxing competence, so income and capital gains from real estate located in Saint-Martin are taxable in Saint-Martin even when the owner is not fiscally domiciled there; taxe foncière applies annually, a 3% levy applies to rental income from lettings over 90 days, and the five-year rule (CGCT art. LO6314-4) means someone relocating from mainland France or a French overseas department is treated as non-resident of Saint-Martin for their first five years. On the Dutch side, non-residents are taxed on Sint Maarten rental income, with 65% of gross rent brought into the income-tax base at ordinary rates where the letting is not a business; the 0.3% grondbelasting exists in law but has not been levied in practice for decades because no current valuation roll exists — a dormant liability, not a guaranteed exemption. Your home-country treaty position determines the relief available.
Demand is winter-peaked: the season runs roughly mid-December through April on North American and European winter travel, softens through summer and bottoms in September–October, the peak of the Atlantic hurricane season, when a large share of the island’s hospitality trade closes. That is the market’s known pattern, not something our own data has yet proven — calendar scraping here began at the end of March 2026, so the roughly four and a half months observed to date cover April–August 2026. We have not yet observed the September–October low season, and we have not observed any part of the winter peak. Hurricane exposure is also a direct cost, not only a risk: full windstorm cover here is a material recurring line, quoted by brokers as a percentage of rebuild value with a separate hurricane deductible set as a percentage of insured value. No figure on this page includes it. Get a written quote for the specific property before you rely on any net-yield number.
They are different investments, not two versions of one. The French side carries the larger share of the Airbnb supply we track and is the villa-heavy half — Grand Case, Orient Bay, Terres Basses — under French law, a notaire purchase and the Collectivité’s tax code. The Dutch side is the condo-and-resort half around Simpson Bay, Maho, Cupecoy and Philipsburg, with the airport, the cruise port and the casinos, a cheaper 4%-transfer-tax purchase, but a title question (freehold or erfpacht) the French side does not have. The occupancy, ADR and RevPAR figures on this page let you compare the demand side directly; the legal and tax sides have to be compared separately, because nothing from one jurisdiction carries over to the other.
Both sides are open to foreign buyers — neither jurisdiction requires a permit, licence or nationality condition — but they are two different legal systems and the purchase runs through two different professions and cost stacks. FRENCH SIDE (Collectivité de Saint-Martin): French property law applies and the sale is executed by a notaire; title is freehold (pleine propriété) in the ordinary French sense, with no Bali-style leasehold structure. Transfer costs commonly run about 9.5–10% of price on a resale, of which the registration duty (8% on real-estate transfers) is the largest component — levied by the Collectivité rather than the French state, because Saint-Martin holds its own tax competence — with notaire fees, disbursements and publicity making up the balance; a €500,000 resale commonly totals close to €49,000, before any mortgage formalities. DUTCH SIDE (Sint Maarten): a Dutch-Caribbean civil-law system, executed by a local notary, with 4% transfer tax (overdrachtsbelasting) plus roughly 1–2% notary and registration cost. The structural point a remote buyer must check on the Dutch side is the title type: a material share of Sint Maarten land is held not as freehold but as long lease (erfpacht) — typically a renewable 60-year right over government (domeingrond) or private land, with an annual canon per m². The building is owned; the land is leased. Remaining term, canon and renewal terms directly affect resale and must be read off the deed before underwriting. Long lease is common in parts of the gated and coastal developments and is not disclosed consistently in listing copy. Neither side’s rules may be applied to the other: a French-side notaire’s due diligence does not cover a Dutch-side erfpacht deed, and vice versa.
The two sides have different and non-interchangeable regimes, and Brixfox does not assert that any individual listing holds an authorisation. FRENCH SIDE: letting a furnished tourist property (meublé de tourisme, defined at article D351-1 of Saint-Martin’s own Code du tourisme) requires a prior declaration to the Collectivité de Saint-Martin under article D351-2, filed before the property is offered for rent; failure to declare is punishable as a third-class contravention. Where the property is the owner’s main residence, letting is capped at 120 days per year — a cap that does not bind a dedicated investment property, but does bind a part-time-use villa. The taxe de séjour was abolished by Conseil territorial deliberation CT-25-01-2020 and replaced from 1 April 2020 by the TGCA (Taxe Générale sur le Chiffre d’Affaires) at 4%, which applies to tourist accommodation services. DUTCH SIDE: no island-wide short-term-rental registry equivalent to the French declaration was found in public sources. Commercial letting is treated as a business activity: the operator falls within the 5% turnover tax (BBO/TOT) on services rendered in the territory, and a 5% room tax (logeergastenbelasting) is due from non-resident guests of hotels, guesthouses, villas and condos. Business-activity licensing runs through the Chamber of Commerce and the Ministry of TEATT, and whether a given letting arrangement needs an operational licence depends on how it is structured — a buyer must confirm this locally rather than assume it away. In addition, on both sides, HOA / condominium (copropriété or owners’-association) rules frequently restrict or prohibit nightly letting independently of public law, and those restrictions are invisible in any public dataset. No listing on this page is represented as licensed, registered or permitted.
FRENCH SIDE (Collectivité de Saint-Martin) — Saint-Martin sets its own tax code under its 2007 fiscal competence, so mainland-France assumptions do not transfer. Acquisition: registration duty of 8% on real-estate transfers, collected by the Collectivité, inside a typical 9.5–10% all-in notaire cost on a resale (lower on new build; higher again where a mortgage requires additional formalities). Recurring: taxe foncière on built and unbuilt property, assessed on cadastral rental values at rates set locally, plus the household-waste levy backed onto it. Rental income and gains: Saint-Martin holds a “source” competence, so income from and capital gains on real estate situated in Saint-Martin are taxable there even where the owner is not fiscally domiciled on the island. Note the five-year rule (CGCT art. LO6314-4): a taxpayer arriving from mainland France or a French overseas department cannot be treated as fiscally domiciled in Saint-Martin until they have resided there five years, and remains subject during that period to the taxes in force in the department they came from. A separate 3% annual levy (droit de bail) applies to rental income from lettings exceeding 90 days, with a €2,400 small-rent exclusion and an exemption that prevents it stacking on top of TGCA — so it will usually not bite on a pure short-let, but confirm which of the two applies to your letting pattern. Double-tax relief depends on the buyer’s home-country treaty position with France. DUTCH SIDE (Sint Maarten) — Acquisition: 4% transfer tax plus ~1–2% notary/registration. Recurring: grondbelasting (land/property tax) is on the statute book at 0.3% of assessed value, but has not in practice been levied for decades because no current valuation system exists; treat this as a dormant liability that could be reactivated, not as a permanent exemption, and do not underwrite Sint Maarten as a zero-property-tax jurisdiction. Rental income: non-residents are taxed on rental income from Sint Maarten real estate; where the letting does not constitute a business, 65% of the gross rental income is brought into the income-tax base at the ordinary progressive rates. Operating taxes: 5% BBO/TOT turnover tax and 5% room tax on non-resident guests. Not modelled here but material to net yield on both sides: property and windstorm insurance. Full hurricane cover is priced as a percentage of rebuild value, with a separate hurricane deductible set as a percentage of insured value — a recurring cost line large enough to move net yield materially, and one that must be quoted in writing for the specific property rather than assumed from a rule of thumb. All figures above are the published rules as of 2025–2026 and are a starting point for professional advice, not a substitute for it.
Classic northern-Caribbean demand curve: the high season runs from mid-December through April, driven by North American and European winter travel, with the strongest weeks around the Christmas/New Year and February–March windows. Demand falls through the summer and bottoms in September–October, the statistical peak of the Atlantic hurricane season, when a significant share of island restaurants, hotels and villa operations close outright. The shoulder months (May–June, November) sit between the two. This shape is inferred from the market’s established travel pattern, not yet demonstrated by our own calendar history: our scraping began at the end of March 2026, so the roughly four and a half months observed to date cover April–August 2026. We have not yet observed the September–October low season, and we have not observed a winter peak. Figures shown for months that have not yet elapsed reflect forward availability on live calendars, not realised bookings. Treat every winter figure on this page as unobserved until a December–April cycle has been recorded.
Calendar history for this market starts at the end of March 2026 — about four and a half months, with complete monthly statistics from April 2026 onward. That is not a proven multi-year record, and it contains no part of the December–April high season, which is this island’s demand peak. Winter figures shown here are unobserved, not partial. 3,892 Airbnb listings on the island are tracked here — 2,449 on the French side and 1,443 on the Dutch side — of which 3,871 carry occupancy statistics; listings without stats are excluded from occupancy, ADR and RevPAR aggregates rather than counted as zero. The listing count shown above the fold is the count for a single reference month and is smaller than the cumulative tracked total. ADR is derived from asking nightly rates on live Airbnb calendars, not from settled bookings, and excludes cleaning fees, platform commission and taxes. Occupancy is derived from calendar availability diffs, which cannot distinguish a paid booking from an owner block.
One island, two jurisdictions. Every ownership, licensing and tax statement on this page is specific to either the French side (Collectivité de Saint-Martin) or the Dutch side (Sint Maarten). Do not apply either side’s rules to the other — they are separate legal, fiscal and regulatory systems. Brixfox does not state or imply that any individual property is licensed, registered or permitted for short-term rental. We describe what each jurisdiction’s law requires; verifying compliance for a specific property is the buyer’s and their lawyer’s job. On the Dutch side, title may be freehold or long lease (erfpacht) over government or private land, typically a renewable 60-year right with an annual canon. Listing copy does not disclose this consistently — the deed must be checked. Hurricane and windstorm insurance is a material recurring cost on this island — brokers quote it as a percentage of rebuild value with a separate hurricane deductible set as a percentage of insured value — and is not included in any figure shown on this page. Get a written quote for the specific property rather than working from a rule of thumb. Tax and regulatory figures reflect published 2025–2026 rules and change without notice. They are a research starting point, not legal or tax advice — take French-side advice from a Saint-Martin notaire or tax adviser and Dutch-side advice from a Sint Maarten notary or tax adviser.
Brixfox tracks live Airbnb availability calendars across St. Martin / Sint Maarten and derives occupancy, ADR and RevPAR from observed bookings — the same engine behind our Bali, Portugal, Dubai and Spain markets. It is real market data shown in USD, not survey estimates.
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