Strategy
Your timing, your privacy and where you go after the sale decide how the residence enters the market. We start there, not with a number.
SELLING AT $1M AND ABOVE IN PUERTO RICO
Ask five brokers and you will get five opinions. We price from what has actually closed in your community, and we show you the numbers before you list.
Dorado — 57 closed sales. Median $1.2M. Thirty-three above $1M, and thirty-three of the fifty-seven paid cash.
Condado — 60 closed sales. Median $925,000. Forty of the sixty paid cash.
Río Grande — 19 closed sales. Median $535,000. Five sales above $1M accounted for 84% of the money.
West Coast — 8 sales above $1M, between $348 and $679 per square foot.
The median is not your house. In Río Grande the median is $535,000 and the average is $2.27 million. Both figures are true and neither one describes your property. Your price comes from the closings on your street, not from the municipality.
Two of every three Condado sales this year were paid in cash. A buyer who does not depend on a bank needs no appraisal and closes sooner, but reviews the file far more closely. That is why we prepare your documentation before listing, not when the offer arrives.
Proprietary analysis of closed sales in Puerto Rico, 2026.
Market data is easy to quote. Here is our own record, and you can open every one of these on this site: 12 closings, $10.7 million, four of them above $1M, from Condado and Río Grande to Ponce, Cabo Rojo and Rincón. We represented the seller on all of them, 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.
And selling is rarely the whole job. 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. In Dorado we represented the buyer at Paseo Real. If your sale is really a move, that is the part most listing presentations never mention.
Three more closed in 2026 alone. We are not the largest brokerage on the island and we do not pretend to be. We are the one that will show you its own numbers before you ask.
Boutique by design. We keep a deliberately small book of listings, because every client works directly with the two of us — from the first valuation 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.
Your timing, your privacy and where you go after the sale decide how the residence enters the market. We start there, not with a number.
From closed comparables on your street, with price per square foot in writing. It is the only method that survives an appraisal.
Editorial photography and video, and an honest list of what is worth doing and what is not. At this level the marketing is the first showing.
MLS, digital campaigns, search, and direct outreach to the brokers already working that buyer. Privately and off market when discretion is the strategy.
Price read alongside proof of funds, contingencies, deposits and timelines. The highest number is not always the strongest offer.
Inspections, appraisal, title, Registry and CRIM, with the attorneys and lenders involved. All of it runs slower here than mainland sellers expect.
These are not the same market as the rest of the island, and the sale is rarely lost on price. It is lost on four things.
Your buyer is not local. In these communities the buyer is an Act 60 relocation or a mainland second-home buyer who has not seen the property in person. The listing has to answer questions a local buyer would never ask — power, water, insurance, flood zone, what the commute actually looks like.
You are competing against new construction. Condado absorbed Vanderbilt, the ICON and Ocean Five, and Hard Rock announced 186 more residences this year. Guaynabo has The Legacy, the first new construction there in 25 years. A resale now needs a reason to be chosen over something nobody has lived in. Usually that reason is the terrace, the view or the square footage — and it has to be made explicit.
In a resort, the first question is the membership. Dorado Beach, Bahía Beach and Río Mar buyers ask what happens to the club before they ask about the kitchen. That answer belongs in the file before the property is listed, not in the middle of a negotiation.
In Condado, the building sells before the apartment does. Reserve study, HOA financials and board minutes are read line by line, because two of every three buyers here pay cash and a cash buyer has no bank doing the reading for them. Since Act 13-2026 the managing agent must deliver the regulations within five business days on request.
And the market is thinner than it looks. Río Grande closed 19 sales all year, and five of them were 84% of the money. In a market that size, the month you list is not a detail.
Before any of that: if the property was inherited, or if you are unsure what you will owe in capital gains, start there. Selling inherited property · Forced heirship · Law 180-2025 · Capital gains · Selling land
They are not the questions someone selling at $200,000 asks. We answer them before you list, in writing.
1. What do I actually net? Between six and ten percent of the sale price goes to costs: five to six in commission, notary at one percent up to $500,000 and half a percent above that, stamps, Registry, CRIM and mortgage cancellation. On a $2M sale that is $120,000 to $200,000 before any tax. You get that number from us in writing before the property goes live, not at the closing table. The hidden costs of selling in Puerto Rico
2. Is $300,000 really going to be held at closing? If you are not a bona fide resident of Puerto Rico, a withholding applies on the gross sale price, not on your gain — commonly 15 percent for US citizens and 25 percent for those who are not. On a $2M sale that is $300,000 withheld the day you close. It is a withholding against what you will eventually owe, not the tax itself, and Hacienda can authorize a reduced amount when the real liability is lower — but that has to be requested before closing, not after. Most sellers find out the week of.
3. Who is going to know my home is for sale? Roughly four in ten transactions at this level never reach a public portal. A public listing invites what the trade calls real estate tourism: people touring the house to see the art, the cars and how you live. If discretion matters, the property can be worked privately, to a named list of brokers and buyers, with no MLS entry and no photographs online.
4. How long is this going to take? Luxury property in the United States averaged 319 days on market in 2025. In Puerto Rico the honest answer depends on the community: Río Grande closed 19 sales in a year and five of them were 84% of the money. In a market that thin, the month you list is not a detail.
5. What happens if I have to lower the price? Sixty-two percent of luxury listings marketed only through the MLS take at least one price reduction; among those marketed across several channels it is twenty-four. Every reduction is read by the other side as a seller who needs to sell. Listings priced within two percent of what they eventually close for sell 41% faster, and seven percent above market typically costs sixty days. The price you launch at is the negotiation.
6. Why does closing here take longer than it did at home? Because the mechanics are not the same. There is no title company running your closing: the deed is executed before a notary attorney, who carries a substantive legal role and is responsible for the instrument itself. Puerto Rico is a civil law jurisdiction, which means ownership is perfected by registration, not by signing — and the Registry of Property reviews documents for legal sufficiency rather than simply filing them. Errors delay or prevent inscription altogether.
What actually stops sellers here: a legal description that does not match the survey, a gap in the chain of title, an easement that was never recorded, a pending presentation sitting ahead of yours, or a terrace, pool or added room that exists in the world and not in the Registry. Title insurance does not fix any of that. It may cover certain risks, but it will not correct a registry inconsistency, accelerate inscription, or stand in for documentation that was never aligned.
Add CRIM, which is administered separately and whose unpaid balance will stop a closing on its own, and a mortgage cancellation that has to be formally recorded at the seller's cost and on the seller's timeline. And remember who is reading all of it: two of every three buyers in Condado pay cash, so there is no bank doing the diligence for them. Their attorney does it, line by line.
None of this is a reason not to sell here. It is the reason we open the title and the CRIM the week we take the listing, instead of the week an offer arrives. The Registry risk buyers underestimate · Title, Registry and legal risk · Due diligence checklist 2026
We are licensed real estate brokers, not tax or legal advisors. On withholding, capital gains and succession, we tell you what to ask and we work alongside your CPA and attorney — we do not replace them.
“They gave me a super comprehensive CMA, explained the market clearly and without pressure, and now I have a real understanding of my property’s value. Professional, transparent, and straight to the point.”
— Elizabeth Y. Rodriguez, home valuation client (Google review)
“They sold my first property in record time. They supported me every step of the way, explaining the process to me step by step. They are completely transparent, as it should be.”
— First-time seller, Puerto Rico (Google review)
Your property deserves a strategy built around its market, its buyer, and your objectives. Let’s discuss how we would position your property for today’s Puerto Rico real estate market.
