Villa Toscana, Cabo Rojo: A 4,547 Sq Ft Mediterranean Villa at $325 Per Square Foot

Villa Toscana is a 2014 Mediterranean villa in Bo. Guanajibo, Cabo Rojo, offered at $1,477,000. It is 4,547 square feet of living space inside 6,938 square feet of total construction, on its own 0.37-acre lot, with a full ocean view from the primary bedroom.

This article covers what the listing sheet does not: what the price works out to per square foot against what has actually closed on the west coast, what it costs to own, and the one piece of infrastructure news that is changing the argument about this side of the island.

The number that matters: $325 per square foot

At $1,477,000 across 4,547 square feet of living area, Villa Toscana works out to about $325 per square foot.

For context, from our own review of closed sales above $1 million on the west coast: Boquerón closed at roughly $408 per square foot, and Rincón at $455 and $679. Across the municipality of Dorado, the $1M+ segment traded at $834.

That places Villa Toscana below the bottom of the west coast's own $1M+ range. Not below Dorado — below Rincón and Boquerón, on the same coast, in the same segment.

We are not going to tell you that makes it a bargain. Price per square foot is one measure among several, and it says nothing about finish, land, view or construction. What it does say is that the number is not an outlier on the high side, and that is worth knowing before you decide whether to look.

What the house actually is

A two-story Mediterranean villa built in 2014: stone facade, arched colonnades, a central courtyard with a fountain, and a concrete roof.

• 4,547 sq ft of living area; 6,938 sq ft of total construction
• 0.37-acre lot (about 1,500 m2) with an in-ground pool
• Four bedrooms; five full bathrooms and one half
• Three-car garage
• Full Gulf and ocean view
• Central air plus mini-split units; solar hot water
• Public water, septic system
• Built 2014. MLS PR9121540

What it costs to own

Property tax (CRIM) runs approximately $2,680 per year.

There is no community fee, no board, and no association rulebook governing what you do with the house. For a buyer coming out of a metro condominium, that is often the single largest difference in the monthly math — and the reason some buyers look west in the first place. For a buyer who wants a gate, a concierge and a managed community, it is the reason they should not.

We would rather be clear about that than sell you the wrong house.

The access question, and what changed

For years the argument against the west coast was access. That argument is weakening, and the reason is public record.

The Puerto Rico Ports Authority is investing $142 million in federal and state funds in Rafael Hernández International Airport in Aguadilla (BQN). The terminal expansion adds four new gates with boarding bridges, one of them configured for international flights, with a new 12,000-square-foot Customs and Border Protection facility and a new baggage handling system. A new runway and a new control tower are part of the same program.

For a buyer relocating from the mainland, that is the difference between landing on the west coast and landing in San Juan and driving across the island.

Closer to the house: Villa Toscana sits on Carretera 100, the road that links Cabo Rojo with Mayagüez. The Mayagüez Medical Center is about 12 minutes away. Most of what is attractive about this coast sits at the end of a secondary road. This does not.

What is around it

Cabo Rojo is the reason people who come for a weekend start looking at listings. La Playuela sits under the Los Morrillos lighthouse, built in 1882. Playa Buyé and El Combate are minutes away, as are the pink salt flats at Las Salinas. Joyuda, immediately north, is the seafood coast and its lagoon.

And one thing that is true of this coast and nowhere else on the island: the sun sets over the water. From this terrace, through the arches, every evening.

Who this is for, and who it is not

It fits a buyer who wants land, privacy and architecture over amenities; who is comfortable owning without an association; and who values being on a main road rather than at the end of one.

It does not fit a buyer who wants a gated resort with golf, a beach club and a concierge. That exists in Puerto Rico, at Dorado Beach and at Bahía Beach, and it costs two to three times as much per square foot. If that is the life you are buying, buy that instead.

What to verify before you offer

1. Flood zone and elevation. FEMA maps plus the property's own history.
2. Insurance. Get the quote before the offer, not after. Premiums on this coast vary widely by construction and elevation.
3. Power and water autonomy. Generator capacity, fuel autonomy in days, cistern capacity, and the maintenance log to prove it.
4. Title and CRIM. Registry search and property tax balance before signing anything.
5. The septic system. Inspection and service history.

Frequently asked questions

How much is Villa Toscana?
$1,477,000, reduced from $1,599,000. That is about $325 per square foot of living area.

How big is it?
4,547 square feet of living area within 6,938 square feet of total construction, on a 0.37-acre lot of about 1,500 square meters.

How far is it from the airport?
It sits on Carretera 100 between Cabo Rojo and Mayagüez. Rafael Hernández in Aguadilla is the closest international airport and is in the middle of a $142 million expansion.

Is there a homeowners association?
No. There is no community fee and no board. Property tax is approximately $2,680 per year.

Can a U.S. citizen buy property in Puerto Rico?
Yes, without restriction. The closing is a civil-law transaction before a notary attorney.

See it

There is an open house on Friday, October 17, 2026, from 4:00 to 6:00 PM AST.

We represent this property. If you want the full package — photographs, the closed comparables for the west coast above $1 million, and the carrying costs in writing — call us at 787-717-6443 and we will send it the same day.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Broker Lic. C-23765
INVESTATE Puerto Rico · investatepr.com

MLS PR9121540. Listing data as of October 9, 2026. Airport figures: Puerto Rico Ports Authority. Closed sales: our own analysis of Stellar MLS plus public records. Market information, not an appraisal.