BEFORE YOU MAKE THE OFFER
Your real monthly number
The purchase price is the number you negotiate once. This is the number you live with.
Maintenance fees are not proportional to price. In Condado, current listings show monthly condominium fees from approximately $193 at La Rada to approximately $1,558 at 888 Ashford, where the fee includes insurance, reserves, security, water and maintenance. Parking is sometimes billed separately. Two $2 million residences can differ by over $14,000 a year before a single repair.
Windstorm coverage is the single biggest factor in your insurance premium, and in luxury it is the line that moves most. The condominium master policy covers the building structure, not the interior of your unit — buyers routinely assume otherwise and discover it after a storm.
Special assessments are the cost nobody quotes you. Ask for the building's assessment history and reserve study, not just its current fee. And ask what backs the property when the grid goes down: generator capacity, solar, battery, water storage, and who maintains it. The answer varies enormously between two buildings on the same street.
Oceanfront: risk, insurance and long-term value · Home insurance for luxury properties · What insurance actually covers
Cash or financing?
Most $1M+ purchases here close in cash, and the closed record shows it — in Dorado, thirty-three of fifty-seven sales paid cash; in Condado, forty of sixty. That is not a rule, it is a negotiating reality: a financed offer competes against cash on timeline, not only on price.
Financing from the mainland on a Puerto Rico property is a different conversation than a mainland mortgage, and it is the part relocating buyers most often discover late. We are brokers, not lenders — but we will tell you early where a financed offer will and will not compete, and put you in front of people who actually lend here.
“His guidance, professionalism, and expertise — not only in real estate transactions but also in banking and financing options — were truly exceptional.”
— Jonathan V.
The six questions a $1M+ buyer actually asks
“Is it safe?” It is not a yes-or-no question. The honest answer is area by area, and street by street within areas. An honest area-by-area answer
"Where do people like me actually live?" The honest answer is six places, and they have very little in common. Why billionaires are moving to Puerto Rico
"What about schools?" The question that decides more relocations than any tax rate. Private schools in Puerto Rico
"Should I buy, or build?" Sometimes building wins. Often the timeline does not survive the two-year decree window. What it costs to build in 2026
"Should I hold it in an LLC?" It affects your Act 60 compliance, not only your liability. Buying through an LLC
"Is it in a flood zone?" Check before you make the offer, not during due diligence. It changes the insurance, the financing and the resale. How to check before you buy
Representation beyond the property search
Finding the property is the part you can do yourself. Everything after it is why we are here. We evaluate the property inside its actual market — the closed sales in that building, the assessment history, the maintenance reality, the registry chain — and we negotiate from that position. We coordinate inspections, due diligence, appraisal and financing, title work and closing, alongside your own attorney, inspector, lender, insurance professional and CPA.
What we have actually closed
We quote a lot of market data on this page, so here is ours. 12 closings, $10.7 million, four of them above $1M, from Condado and Río Grande to Ponce, Cabo Rojo and Rincón. Every one is open on this site, and eleven carry our name on the MLS as the listing brokerage.
We have also closed on the west coast and the south — Rincón, Cabo Rojo and Guánica — which is why we can price those markets from experience rather than from a portal.
On the buy side, where our name never appears on a listing: we represented the buyer in Paseo Real, Dorado (2025). And for a downsizing client we handled both ends of the same move — we listed and sold their family home in Los Prados, Caguas for $520,000, then represented them buying their apartment at Murano, Guaynabo.
All twelve we listed ourselves, which matters more to you than it sounds: when we tell you what a seller will actually accept, we are telling you from the other side of that table. And we have no interest in pointing you toward a listing of our own — so when we tell you a building is overpriced, we have nothing riding on the answer.
Boutique by design. We keep a deliberately small book of listings, because every client works directly with the two of us — from the first showing to the closing table. Fewer clients at a time, our full attention on each. That is the service we sell, and it is the reason this list is curated rather than long.
“If you are considering relocating to Puerto Rico or exploring Act 60 opportunities, I highly recommend InvEstate Puerto Rico. Lizvette and Antonio provided valuable guidance beyond real estate and helped us understand the market, lifestyle, and buying process in Puerto Rico. If you are looking for a realtor in Puerto Rico who understands both local and relocation buyers, they are an excellent choice.”
— German Soto, relocated to Puerto Rico, 2025
“We just closed on our beautiful condo in Río Mar, and it was an excellent experience working with Antonio Cartagena and Lizvette Robles. They responded quickly to all our questions with patience, professionalism, and honesty. We highly recommend them and would gladly work with them again.”
— M. Rappa, buyer, Río Mar
Who you are actually hiring
Broker Lic. C-13471
Broker Lic. C-23765
Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Broker Lic. C-23765. Twenty years in Puerto Rico's luxury market.
You don't need someone to open doors. You need representation that understands what the Registry does after you walk through them.