U.S. Territories · Northern Mariana Islands · October 24, 2026

CNMI Land Rules and Parcel Map: Saipan, Tinian, Rota

How land ownership works in the Northern Mariana Islands under Article XII, why most outsiders lease for up to 55 years, and where to see the parcel map.

The Commonwealth of the Northern Mariana Islands (CNMI) has one of the most distinctive land systems under the U.S. flag. Its constitution restricts who can own land outright, so if you aren't of Northern Marianas descent, the most you can usually hold is a lease of up to 55 years. This guide explains the rules, with sources, and shows where to find the official parcel map for Saipan, Tinian and Rota.

The parcel map

The CNMI's Bureau of Environmental and Coastal Quality (BECQ), through its Division of Coastal Resources Management, publishes a parcel viewer.

CNMI parcel viewer (BECQ Division of Coastal Resources Management) ↗

The viewer opened with no login when we checked on October 24, 2026.

Open the viewer with the button above.
Zoom to Saipan, Tinian or Rota.
Click a parcel to see its attributes, such as its lot number.
Use the imagery basemap to compare parcels with buildings and roads.

Use it for reference: legal boundaries come from recorded surveys.

Article XII: who can own land

Article XII of the CNMI Constitution implements Section 805 of the Covenant with the United States. It restricts the acquisition of permanent and long-term interests in real property to persons of Northern Marianas descent (NMD).

What counts as a permanent or long-term interest? Under Article XII, Section 3, it includes freehold interests and leasehold interests of more than 55 years, including renewal rights. There's an exception for interests acquired above the first floor of a condominium building, which is limited to private lands.

Who is a person of Northern Marianas descent? Under Article XII, Section 4, a U.S. citizen or national with at least one-quarter Northern Marianas Chamorro or Northern Marianas Carolinian blood (or a combination), or a person adopted as a child by an NMD. The section includes rules for people born or domiciled in the islands by 1950.

Corporations. A corporation counts as NMD only if it meets Article XII's requirements, which a 1985 amendment raised to 100 percent NMD directors and voting shares.

What happens to transactions that break the rule? Section 3 says any land transaction in violation is void.

Why 55 years?

The original constitution set the limit at 40 years. In 1985, voters ratified an amendment from the second constitutional convention that extended it to 55 years. So non-NMDs can lease land for up to 55 years, including renewals; anything longer is a long-term interest reserved for NMDs. Proposals to change Article XII come up from time to time; check the current constitution text before relying on any figure.

What this means in practice

Non-NMD buyers lease. Homes and commercial properties bought by non-NMDs are typically held on leases of up to 55 years from NMD landowners.
Read the lease carefully. Check the term remaining, renewal rights (which count toward the 55 years), rent, and what happens to buildings at the end.
Condominiums. Units above the first floor of a condominium building are an exception for private land.
Public land. Public land in the CNMI is managed by the Department of Public Lands, under its own rules for leases and homesteads.

Where land records are kept

Land documents in the CNMI are recorded with the Commonwealth's recorder, part of the court system. Surveys are done by licensed surveyors and filed with the government. For any transaction, a CNMI attorney is essential.

A worked example

Say you're offered a house in Saipan on a lease with 30 years remaining.

Open the BECQ parcel viewer and find the lot. Check its outline against the imagery.
Get the lot number and ask your attorney to search the recorded documents for the lot and the lease.
Confirm that the landowner is NMD (or that the land's status allows the lease) and that the lease term with renewals doesn't exceed 55 years.
Review the lease for rent, renewal and end-of-term terms.

Common questions

Can a U.S. citizen buy land in Saipan? Only a person of Northern Marianas descent can acquire freehold or a lease over 55 years. Others can lease for up to 55 years, including renewals.

Where does the 55-year rule come from? Article XII, Section 3 of the CNMI Constitution, as amended in 1985.

Is the parcel viewer free? Yes. It opened with no login when we checked.

Who is of Northern Marianas descent? A U.S. citizen or national with at least one-quarter Northern Marianas Chamorro or Carolinian blood, or an adopted child of an NMD adopted under 18, as defined in Article XII, Section 4.

Related guides

Sources

N. Mar. I. Const. art. XII, sec. 3 (text of Section 3).
CNMI Law: Constitution.
U.S. District Court for the Northern Mariana Islands, Davis v. Commonwealth Election Commission, No. 1:14-cv-00002 (2014), summarizing Article XII and its 1985 amendments (govinfo).
BECQ parcel viewer opened and checked October 24, 2026.