Luxury Real Estate in Puerto Rico
Dorado is one of Puerto Rico’s most established luxury and relocation markets, offering gated communities, resort residences, family-oriented neighborhoods, golf and coastal living. Explore Dorado real estate, communities, 2026 market data, and practical guidance for buying and living in Dorado.
Dorado is one of Puerto Rico’s most established luxury residential and relocation markets. Located on the island’s northern coast, west of San Juan, it offers a distinctive mix of gated communities, resort residences, golf-oriented properties, family-focused neighborhoods and coastal living.
But buyers considering Dorado should understand one important point from the beginning:
Dorado is not one single real estate market.
A custom residence in Dorado Beach East, an estate in Dorado Country Estates and a home in Sabanera Dorado may all share a Dorado address, but they can represent very different lifestyles, amenities, ownership costs and pricing dynamics.
For buyers relocating to Puerto Rico or comparing luxury communities, understanding those differences is often more useful than looking at a single average price for Dorado.
Dorado spans a broad range of residential price points, but luxury real estate represents a significant part of its market.
InvEstate Puerto Rico reviewed 57 residential transactions reported as sold in Stellar MLS between February 13 and August 12, 2026.
Within that dataset:
The numbers demonstrate why Dorado should be analyzed at the community and property level rather than through municipality-wide averages alone.
For our complete analysis, see our Dorado Real Estate Market 2026 report.
Our review of sales reported in Stellar MLS between January and September 2026 found 18 closed transactions inside Dorado Beach, a Ritz-Carlton Reserve and its gated communities, at $748 to $3,110 per square foot.
By community: Dorado Beach East, 11. Dorado Country Estates, 3. West Beach, 2. Plantation Village, 1. The Isles at Dorado Beach, 1.
The two highest prices per square foot were both at West Beach — $3,110 and $2,493. The highest total price was 202 Legacy at Dorado Beach East: 8,881 square feet for $12 million, or $1,351 per square foot. The most recent was 384 Dorado Beach East at $4.75 million on August 6.
A four-fold spread per square foot inside a single gate is the clearest argument against quoting one “Dorado Beach” price. And not every transaction in this segment is reported in Stellar MLS, which is another reason an average is not a valuation.
Dorado Beach is older and wider than the Reserve. The golf-villa communities built in the late eighties sit inside the resort but behave as a separate market, and we count them separately. They closed in 2026 too. 12 The Greens closed at $3,600,000 on May 13 — 3,916 square feet, roughly $919 per square foot. It had been listed in April 2025 at $4.5 million, expired at $4.2 million, returned at $3.9 million, and closed thirteen months later $900,000 below its first ask. 13 Fairways Villas closed at $3,600,000 in January — 3,480 square feet, roughly $1,034 per square foot. Two sales at an identical price, in the same resort, in the same year, more than a hundred dollars per square foot apart.
One more sale does not appear in a standard MLS search at all. A residence inside The Isles at Dorado Beach closed this year at $5,300,000 — three bedrooms, five baths, 2,739 square feet, roughly $1,935 per square foot. The listing side was handled by an office that is not a Stellar MLS member, so the sale is recorded in public record but invisible to a portal search. On a street where houses trade between three and thirteen million dollars, one missing comparable moves a price by a quarter of a million.
West Beach recorded the two highest rates per square foot in Dorado in 2026, on only two sales. 3612 West Beach Residences closed at $11,600,000 — 4,653 square feet, $2,493 a square foot — after first asking $12,777,000, in 148 days, cash. And 200 Dorado Beach Drive, units 3222/23, closed at $9,500,000: 3,055 square feet at $3,110 a square foot, the highest rate recorded anywhere in Dorado this year. It first asked $12,500,000 and took 506 days, on a lease option.
Plantation Village closed four, from $2,750,000 to $3,100,000, at $1,184 to $1,478 a square foot, median $1,325, and all four were cash. One of them, 2-PH05, closed at 100 percent of its asking price with zero days on the market. The other three gave up between six and seventeen percent of their first ask over 67 to 178 days.
The golf villas carry the clearest lesson of the year. 13 Fairways Villas and 12 The Greens both first asked $4,500,000, and both closed at exactly $3,600,000 — eighty percent, the same number twice. 13 Fairways Villas took twelve days. 12 The Greens took 296. The price was identical; the ten months in between were not. Lower down, 145 Villas de Golf Oeste closed at $750,000 and $308 a square foot, the lowest rate inside the resort this year and a reminder that "Dorado Beach" covers a ten-to-one range.
The eighteen above are what closed inside the resort gates. For Dorado as a municipality, the public sold record carries 96 sales between January 1 and September 30, 2026, from $55,000 to $13,000,000, median $1,200,000, at a median of $438 per square foot.
Fifty-three of those 96 closed above a million dollars — more than half of everything that changed hands. Over the same nine months Guaynabo recorded 29 of 148 above a million and Palmas del Mar 12 of 101. That ratio is what separates Dorado from the other markets we track. Dorado’s million-dollar tier closed at a median of $2,800,000 and $689 per square foot.
The top of the 2026 market: 36 Dorado Country Estates at $13,000,000 ($1,358 a foot), 202 Legacy at Dorado Beach East at $12,000,000 ($1,351), 3612 West Beach Residences at $11,600,000 ($2,493), 200 Dorado Beach Drive West Beach at $9,500,000 — $3,110 a foot, the highest rate recorded in Dorado this year — and 6 The Isles at Dorado Beach at $6,600,000 ($1,624).
What those sales actually did, from the MLS record. 202 Legacy — eight bedrooms, 8,881 square feet, built in 2024 — opened at $15,750,000 and closed at $12,000,000 after 342 days, cash. 36 Dorado Country Estates, a new eight-bedroom house finished in 2025 and sold furnished, opened at the same $15,750,000 and closed at $13,000,000 in 139 days, cash. 61 Golf View Drive, also new in 2025 and the largest house of the year at 10,826 square feet, opened at $9,595,000 and closed at $8,100,000 in 59 days, cash. 6 The Isles opened at $7,200,000 and closed at $6,600,000 in 159 days — the only one of the four on conventional financing.
Two more never reached the open market at all. 23 Icacos Lane at The Isles took its full $5,300,000 asking price with zero days on the market, furnished, cash, at $1,935 a square foot — the highest rate recorded in Dorado this year outside West Beach. And Lot 44 at Dorado Country Estates closed above its ask: listed at $3,500,000, closed at $3,550,000, 2,469 square metres of land, cash.
Every one of those but one was a cash transaction. At the top of Dorado, financing is the exception, not the rule, and a buyer who needs it is competing against people who do not.
Sabanera sits in the same municipality but outside the resort, and it is the part of Dorado a relocating family most often ends up buying: fifteen closings over those same nine months at a median of $1,817,000 and $534 a foot.
We then ran the same months through the MLS, independently of the public record. It returns 93 sales against 96, and the two land on the same numbers.
MLS | Public record | |
Sales | 93 | 96 |
Price range | $55,000 – $13,000,000 | $55,000 – $13,000,000 |
Median price | $1,200,000 | $1,200,000 |
Median $/sq ft | $438 | $438 |
Highest $/sq ft | $3,110 | $3,110 |
Sales above $1,000,000 | 52 | 53 |
Median of that tier | $2,797,750 | $2,800,000 |
The MLS then adds what the public record cannot. The median Dorado sale closed at 91 percent of its first asking price, after 70 days, and 57 of the 93 were cash. Above a million dollars the median rate was $689 a square foot.
Across the full thirty-six months the public record carries 317 sales in Dorado — 91 in 2024, 112 in 2025 and 97 by the first days of October 2026. These are closed sales, not a valuation. Which of them count as comparables for a specific home is decided in a CMA.
Price per square foot provides another example of the differences within Dorado.
Among transactions in our 2026 dataset with usable reported square footage, the median sale price was approximately $438 per square foot across the overall market.
Among transactions selling for $1 million or more, the median increased to approximately $834 per square foot.
Those figures provide useful market context, but they should not be treated as universal valuation benchmarks.
Community, property type, lot positioning, square footage, condition, renovations, architecture, views, privacy, outdoor living and amenities can materially influence value.
For buyers and sellers, the more useful analysis moves from:
Puerto Rico → Dorado → Community → Property Type → Comparable Properties → Individual Property
One of the most important decisions when buying in Dorado is choosing the community that best fits your lifestyle, priorities and budget.
Dorado Beach East is one of Dorado’s best-known luxury residential communities, offering gated living within the broader Dorado Beach resort environment.
Homes vary considerably in size, architecture, age, renovation level and location within the community.
Our 2026 market review demonstrates that variation clearly. Dorado Beach East transactions in the dataset ranged from approximately $3.4 million to $7.5 million, with an additional $12 million Legacy transaction identified under Dorado Beach East.
For buyers, that range reinforces why individual comparable sales matter more than a generalized “Dorado Beach East price.”
Explore our Dorado Beach East Real Estate Buyer Guide.
Dorado Country Estates is characterized by larger properties, custom residences and a lower-density estate environment.
It can appeal to buyers who prioritize privacy, substantial homes and lots, and individually designed residences rather than a more standardized neighborhood environment.
Because properties can differ considerably in architecture, size, condition and improvements, valuation in Country Estates requires careful selection of comparable properties.
Read our Dorado Country Estates Real Estate Guide.
Sabanera Dorado offers a distinctly different residential experience.
The master-planned gated community is particularly attractive to buyers prioritizing everyday residential living, community amenities and proximity to educational options.
Our 2026 dataset includes Sabanera transactions ranging from approximately $1.16 million into the mid-$2 million range, illustrating meaningful variation even within the same community.
Property size, age, condition, improvements and location within Sabanera can all affect pricing.
Explore our Sabanera Dorado Real Estate Buyer Guide.
The Isles at Dorado Beach offers another option within Dorado’s upper-end residential market, combining gated residential living with proximity to the broader Dorado Beach environment.
For buyers comparing luxury communities, The Isles should be evaluated not simply by asking whether it is “in Dorado,” but by considering the residence itself, community structure, amenities, ownership costs and how those factors compare with alternatives such as Dorado Beach East, Sabanera and Country Estates.
Read our guide to The Isles at Dorado Beach.
East of the town centre, six urbanizations carry a Paseo name — Paseo Las Palmas, Paseo Los Corales I and II, Paseo Las Olas, Paseo Real, Paseo del Sol, and the streets of Dorado del Mar. Together they recorded 17 closings between January and October 2026, median $822,500 at $274 a square foot, six of them above a million.
This is where Dorado is still reachable. The municipality closes at a median of $1,200,000 and $438 a foot, pulled up by the resort. Out here the same town, the same schools and the same fifteen minutes to San Juan trade at $274. Volume is rising every year: 10 closings in 2024, 15 in 2025, 17 so far in 2026. See every closing, urbanization by urbanization.
Dorado Beach includes multiple residential environments associated with one of Puerto Rico’s best-known resort destinations.
For buyers considering these properties, the purchase price is only one part of the decision.
Community structure, club access, membership requirements, HOA expenses, property management, insurance and ongoing ownership costs should be understood before purchasing.
Explore our Dorado Beach Real Estate Community Guide.
La Cala is one of Dorado’s newer gated residential developments and offers a more contemporary alternative for buyers seeking modern construction.
It may appeal to buyers who prioritize newer residences, contemporary architecture and gated living while remaining close to Dorado’s established schools, services and recreational amenities.
When buyers search for "Ritz-Carlton Dorado," they are usually looking at one of two very different things: a stay at the hotel, or ownership inside the resort. This section is about the second.
Dorado Beach is a Ritz-Carlton Reserve — the brand's most limited tier, with only a handful of properties worldwide. Residential ownership at Dorado Beach sits across several addresses inside the resort grounds, including Dorado Beach Drive, Plantation Drive and the Dorado Beach Estates parcels.
What ownership here actually means
Buying inside the Reserve is not the same as buying elsewhere in Dorado. Owners are purchasing into a managed resort environment, which brings service, security and grounds maintenance — and brings ownership costs that a standalone home in Sabanera or Dorado Country Estates does not carry. Resort residences also come with their own rules on rental use and on club access, and those terms differ between parcels within the same resort.
What the market shows
Of the 57 Dorado residential transactions InvEstate reviewed in Stellar MLS between February 13 and August 12, 2026, the median sale price was $1.2M and 33 closed at $1M or more. Within the $1M+ segment, properties traded at roughly $834 per square foot — meaningfully above the $438 per square foot average across Dorado as a whole. Resort-adjacent inventory sits at the upper end of that range.
Before you buy inside the resort, confirm three things
Dorado is described constantly and measured rarely. Here is the community as a market, taken from active MLS inventory rather than from averages that mix the resort with the rest of the town.
As of September 2026 there are 49 active listings above $1 million inside the resort, roughly $440 million of inventory. They run from $1.25 million to $39.5 million, with a median asking price of $6.25 million. Thirty are priced above $5 million and fourteen above $10 million. The median asking price per square foot is about $1,375, ranging from $439 to $3,957 depending on the enclave, the view and whether the residence is branded.
Outside the resort gates, Sabanera Dorado has 13 active listings above $1 million, from $1.45 million to $3.35 million, with a median of $2.47 million. Only one is listed above $3 million. The median asking price per square foot is about $589.
That is the same town at 2.3 times the price per square foot. A family can live in Dorado, send children to the same schools and drive the same roads at roughly $589 per square foot in Sabanera or $1,375 inside the resort. The difference is not the municipality. It is the gate, the beach, the golf and the club that come with it, and whether a given buyer will use them.
One comparison worth keeping in mind: inside Bahia Beach, in Rio Grande, the median asking price is about $2,075 per square foot. Dorado is not the most expensive address on the island right now.
Two cautions. These are asking prices on active listings, not closed sales. And a single Dorado average is meaningless: Dorado Beach East, Sabanera, Dorado Country Estates and the town itself are separate markets with separate buyers. The right comparable is the last sale on that street, not the town median.
Figures reflect active MLS inventory above $1 million as of September 24, 2026. Source: Stellar MLS via MLS GRID. Asking prices, not closed sales. Market information, not an appraisal.
One of the most common mistakes buyers can make is comparing Dorado communities based primarily on price.
Dorado Beach and Sabanera, for example, serve different lifestyle priorities.
Buyers considering Dorado Beach may place greater emphasis on the resort environment, golf, beach access, club amenities and proximity to resort services.
Sabanera buyers may place greater emphasis on neighborhood living, schools, recreational amenities and a community designed around everyday residential life.
Neither is automatically the “better” choice.
The better fit depends on how you intend to live in Puerto Rico.
Read our Dorado Beach vs. Sabanera comparison.
The purchase price is only one component of luxury homeownership in Dorado.
Depending on the property and community, buyers may need to consider:
These expenses can vary significantly by property and community.
Buyers considering Dorado Beach and other luxury communities should request current, property-specific information before making assumptions about ongoing ownership costs.
Read our guide to the cost of owning a luxury home in Dorado.
For buyers considering certain Dorado Beach properties, club membership can be an important part of the ownership conversation.
Membership availability, eligibility, initiation fees, dues and privileges should be verified directly as part of the buyer’s due diligence because terms may change and may differ depending on the property or membership category.
A property’s location within the Dorado Beach environment should not automatically be interpreted as confirmation of a particular membership or set of privileges.
Read our Dorado Beach Club Membership Guide.
Beyond the property itself, buyers should evaluate the complete ownership structure.
Important considerations may include:
In a market where cash purchases are common, financial preparation can also matter.
Within the $1 million+ transactions in our 2026 dataset, approximately 61% were reported as cash purchases.
That does not mean financing is unavailable. It does mean buyers should understand the competitive environment and be prepared to document their purchasing capacity appropriately.
Dorado is frequently considered by buyers relocating from the mainland United States and other markets because it combines established residential communities with access to schools, recreation, restaurants, golf, beaches and the San Juan metropolitan area.
However, choosing where to live in Dorado should begin with lifestyle rather than simply selecting the most recognizable community name.
A relocating family may prioritize schools and daily routines differently from a buyer seeking a second residence near golf and resort amenities.
Similarly, buyers who expect to travel frequently to San Juan should evaluate actual commuting patterns rather than relying on a fixed drive-time estimate, as travel times can vary substantially depending on traffic and destination.
Understanding how you plan to live in Puerto Rico helps narrow the communities and properties that genuinely fit.
Online listings can show what is available.
They do not always explain how one Dorado community compares with another, why two apparently similar homes may sell at substantially different prices, or which comparable transactions are actually relevant to a particular property.
InvEstate Puerto Rico works with buyers and sellers across Dorado and Puerto Rico’s luxury real estate market.
Our approach combines property-level analysis with community-specific market knowledge, recent transaction data and buyer representation designed to help clients evaluate both the property and the market surrounding it.
For us, the analysis does not stop at “Dorado.”
It moves from the municipality to the community, from the community to relevant comparable properties, and ultimately to the individual asset.
Dorado is one of Puerto Rico’s established residential and luxury markets and offers a variety of gated, resort-adjacent and family-oriented communities. Whether it is the right location depends on a buyer’s priorities, including schools, lifestyle, budget, commute, amenities and preferred type of community.
There is no single price that accurately represents Dorado.
In InvEstate Puerto Rico’s review of 57 residential transactions reported as sold between February 13 and August 12, 2026, prices ranged from below $300,000 to above $10 million. The median reported sale price across the dataset was approximately $1.2 million.
Individual communities can operate at substantially different price levels.
There is no single “best” community for every buyer. Dorado Beach East, Dorado Country Estates, Sabanera Dorado, The Isles at Dorado Beach, La Cala and other Dorado communities offer different combinations of property types, amenities, privacy and lifestyle.
The right community depends on the buyer’s individual priorities.
Dorado Beach East operates within the upper end of Dorado’s residential market. In our 2026 dataset, individual Dorado Beach East transactions ranged from approximately $3.4 million to $7.5 million, demonstrating substantial variation even within the community.
Property-specific characteristics and relevant comparable sales remain essential when evaluating value.
Cash is significant but not universal.
Of the 33 transactions at $1 million or more in our 2026 dataset, 20 were reported as cash purchases, or approximately 61%. The dataset also included higher-priced transactions using conventional and private financing.
Sabanera is frequently considered by buyers seeking a master-planned residential environment with educational and recreational amenities. Buyers should still evaluate the individual property, community costs and whether the location fits their family’s particular routines and priorities.
Yes. Dorado is frequently considered by relocation buyers because of its residential communities, schools, amenities and access to the San Juan metropolitan area. The appropriate community depends on lifestyle, budget, commuting needs and long-term plans.
Dorado is located west of San Juan along Puerto Rico’s northern coast. Actual driving time varies significantly according to traffic, time of day and the specific origin and destination, so relocation buyers should evaluate their expected commute based on their own routine.
Local representation can be particularly valuable because Dorado consists of multiple micro-markets with different pricing, HOA structures, amenities, membership considerations and comparable sales.
A buyer should understand not only the home being considered, but also how that property fits within its specific community and current market.
Whether you are relocating to Puerto Rico, comparing Dorado’s luxury communities, searching for a primary residence or evaluating a second home, the right decision begins with understanding the specific market you are entering.
Explore homes for sale in Dorado or contact InvEstate Puerto Rico for buyer or seller representation and a property-specific market analysis.
787-717-6443 | [email protected]
2026 market data methodology: InvEstate Puerto Rico analysis of residential properties reported as Sold in Stellar MLS for Dorado, Puerto Rico, using a report covering February 13 through August 12, 2026. Pending properties were excluded from closed-sale calculations. Statistics were calculated from reported MLS data. MLS information is deemed reliable but is not guaranteed and may not include transactions conducted outside the reporting system.
Many of the families we help in Dorado are moving to Puerto Rico under Act 60. If that is you, start with our broker’s guide to Act 60 real estate in Puerto Rico: where Act 60 families actually live, what they buy, and how a Puerto Rico closing works.
Drive into Dorado from San Juan and the first thing you notice is what you do not see: towers. There is a reason, and it is almost seventy years old.
Dorado was never subdivided from many hands. It was one property — roughly 1,700 acres of coconut and citrus plantation on the north coast, held by the Livingston family.
Clara Livingston took it over at twenty-five, when her father died, and ran it for the next two decades. She was the 200th licensed woman pilot in the world, and she built the first private airstrip in Puerto Rico on the land. The U.S. Army Air Forces paved it during the Second World War and used it as an auxiliary field; it is still Dorado’s airport today. Her house, Su Casa, still stands inside the resort. Amelia Earhart, a friend, stayed there before leaving on her final attempt to fly around the world.
In 1955 the estate passed to Laurance S. Rockefeller, and in 1958 he opened the resort with a single rule that still governs the skyline: no roof higher than the surrounding palms. Two storeys, facing the ocean. Every view you are buying in Dorado today exists because of a decision made before the first guest arrived.
The Hyatt years followed, under the Pritzker family. Then PRISA Group, led by engineer Federico “Friedel” Stubbe, partnered with the Pritzkers and built the early phases of Dorado Beach East, inside what is now a master-planned community of roughly 2,000 acres.
A resort gives you a place to stay. Two things gave Dorado a place to live.
The school. TASIS Dorado was founded in 2002 by educator Fernando González and Stubbe himself. It was not a school that arrived because the town grew — the developer built it so the town could grow.
The hospital. Sabanera Health, a 107-bed acute-care hospital, opened in March 2022 with 75 private rooms, 20 suites and eight intensive care units. Orlando Health acquired it in September 2022; it now operates as Doctors’ Center Hospital | Orlando Health Dorado.
That sequence is the whole point. Most Puerto Rico luxury markets are a beautiful place with services attached afterwards, or not at all. Dorado got the school and the hospital on purpose, which is why families relocate here rather than simply vacation here.
The height limit is the product. Low density and ocean views are not a marketing promise in Dorado, they are a seventy-year-old constraint — and the reason inventory is finite.
Ask which era you are buying. Rockefeller-era, Hyatt-era and PRISA-era construction are very different buildings, with very different maintenance realities, and they trade at very different prices per square foot.
The school and the hospital are why resale holds. A buyer who can enrol a child and reach an emergency room in ten minutes is a buyer who stays — and a deeper resale pool than a pure resort market.
13,151 people live in Dorado, Puerto Rico Real Estate & Homes for Sale, where the median age is 44.5 and the average individual income is $28,717. Data provided by the U.S. Census Bureau.
Total Population
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Dorado, Puerto Rico Real Estate & Homes for Sale, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Bottles Dorado, GNC, and La Revolución.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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| Dining | 0.2 miles | 5 reviews | 4.8/5 stars | |
| Dining | 0.21 miles | 0 reviews | 0/5 stars | |
| Dining | 0.22 miles | 0 reviews | 0/5 stars | |
| Dining | 0.22 miles | 8 reviews | 5/5 stars | |
| Dining | 0.25 miles | 4 reviews | 1.8/5 stars | |
| Dining | 0.26 miles | 2 reviews | 3.5/5 stars | |
| Dining | 0.27 miles | 37 reviews | 3.4/5 stars | |
| Dining | 0.28 miles | 3 reviews | 5/5 stars | |
| Dining | 0.28 miles | 9 reviews | 3.4/5 stars | |
| Dining | 0.28 miles | 1 review | 5/5 stars | |
| Dining | 0.28 miles | 1 review | 5/5 stars | |
| Dining | 0.29 miles | 6 reviews | 3.3/5 stars | |
| Dining | 0.29 miles | 1 review | 5/5 stars | |
| Dining | 0.29 miles | 7 reviews | 4/5 stars | |
| Dining | 0.3 miles | 5 reviews | 4.2/5 stars | |
| Dining | 0.31 miles | 10 reviews | 4.2/5 stars | |
| Shopping | 0.28 miles | 0 reviews | 0/5 stars | |
| Active | 0.13 miles | 0 reviews | 0/5 stars | |
| Active | 0.28 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.28 miles | 6 reviews | 3.8/5 stars | |
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Dorado, Puerto Rico Real Estate & Homes for Sale has 4,433 households, with an average household size of 2.95. Data provided by the U.S. Census Bureau. Here’s what the people living in Dorado, Puerto Rico Real Estate & Homes for Sale do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 13,151 people call Dorado, Puerto Rico Real Estate & Homes for Sale home. The population density is 4,161 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
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65-74 Years
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