investatepr

04/11/2026

Considering Puerto Rico for Act 60? Picture your everyday life at Dorado Beach.

Morning coffee overlooking the lake. A swim in your own pool. An evening on the covered terrace, with room to gather and space to unwind.

53 The Isles at Dorado Beach brings that lifestyle home: a single-story residence with lake and golf-course views, open interiors, and four bedrooms—all on one level.

For your Puerto Rico relocation, this is a home worth seeing in person.

📍 The Isles at Dorado Beach | Dorado, Puerto Rico
4 bedrooms · 4 full baths + 2 half baths (6 total)
Approximately 3,827 sq. ft. of total construction
Offered at $6,100,000

DM ISLES53 for property details and to arrange a private showing.

Lizvette Robles | Lic. C-23765
Antonio Cartagena | Lic. C-13471
787-717-6443

Listed by Reynaldo Santiago Madera, Woodslux Realty.

03/11/2026

El 50% de una herencia lo reparte la ley.

Y eso casi nunca es lo que frena la venta.

Lo que la frena es el orden. La Declaratoria de Herederos dice quién hereda. El relevo de Hacienda permite que un notario firme. El Registro de la Propiedad pone el título a nombre del caudal. Solo después se lista la casa. Quien se salta uno de los tres pierde al comprador en la primera llamada del abogado contrario, después de enseñar la casa seis veces.

El 27 de octubre medimos lo que cuesta esa duda. Un anunciante paga $22,59 por un solo clic de alguien que escribe inheritance law in puerto rico en Google. Son 110 búsquedas al mes y la dificultad es cero. Al día siguiente miramos quién contesta: de los nueve primeros resultados, entre los otros ocho hay bufetes, un foro, una base de datos legal y otra correduría. El séptimo es nuestro. Todos explican la ley. Lo que falta es lo de después.

La mitad de una herencia en Puerto Rico no la decide el testamento: la decide la ley. Y mientras los herederos lo discuten, el CRIM sigue corriendo.

El contradato: sobre el valor tasado, el total al contribuyente es 12,33% en Río Grande, 10,58% en Dorado, 10,33% en San Juan y 10,08% en Guaynabo. No espera a la Declaratoria, no espera al acuerdo entre hermanos y no distingue si la casa está vacía.

La buena noticia que sí sale de nuestro export: de los cierres de $1M en adelante en 2026, el 58,2% se pagó en efectivo (135 de 232). De $3M en adelante, el 72,3% (34 de 47, muestra pequeña). En esos tramos el comprador no necesita banco, así que no hay tasación que se caiga.

Lo que no hemos hecho es publicar a cuánto se venden las heredadas frente al resto, aunque lo tenemos. Publicarlo le quitaría la negociación a la familia que representamos.

Ley 55-2020, Arts. 1621 a 1623. Tasas: CRIM, año fiscal 2025-26. Cierres: 1.900 de Stellar MLS, 1 de enero al 7 de octubre de 2026, sin cierres de cero días ni precios originales erróneos. No es asesoría legal.

Comenta HEREDADA y te mandamos la guía completa, paso a paso.

Antonio Cartagena, corredor, Lic. C-13471
Lizvette Robles, corredora, Lic. C-23765

787-717-6443

02/11/2026

Six communities in Puerto Rico. All six get called luxury. One costs four and a half times another.

Median price per square foot on closed sales, January 1 to October 7, 2026. The number in brackets is how many changed hands:

Dorado Beach (25) — $1,271
Bahía Beach (6) — $1,010
Condado (39) — $650
Sabanera de Dorado (19) — $552
Río Mar (19) — $363
Palmas del Mar (41) — $277

$1,271 against $277. Same island, same word, and a foot of floor that costs four and a half times more in one than in the other. Neither number is wrong. Using one where the other applies is.

And the average breaks inside a single name. In Condado this year a sale closed at $229,000 and another at $5,200,000. Both are Condado. Both are accurate. Neither describes the building you are looking at. A community is not a municipality, and a building is not a community — the comparable you need is the one in your line, on your floor.

The six samples are also not the same size. Palmas del Mar rests on 41 closings. Bahía Beach on six. Six is a list, not a market, and we would not price a house off it.

We do not have a favourite. Asking a broker which community they love tells you what they like; it tells you nothing about what your money buys. We have six medians and the closings behind each one, and that is the answer that survives a negotiation.

Name the one you are looking at. Comment COMPARE and we send what closed there this year, one sale at a time.

Our own analysis of Stellar MLS closed sales, January 1 to October 7, 2026. Closed sales, not valuations. Zero-day listings excluded from the price per square foot.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. C-23765
787-717-6443 · investatepr.com

01/11/2026

01/11/2026

𝗣𝘂𝗲𝗿𝘁𝗼 𝗥𝗶𝗰𝗼 𝗺𝗮𝗱𝗲 𝗡𝗮𝘁𝗶𝗼𝗻𝗮𝗹 𝗚𝗲𝗼𝗴𝗿𝗮𝗽𝗵𝗶𝗰'𝘀 𝟮𝟬𝟮𝟳 𝗹𝗶𝘀𝘁.

That is a visit. Living here is something else.

National Geographic Travel named the island one of its 25 Best of the World destinations for 2027, in a list published on October 20, 2026.

What a list cannot do is tell you which corner of the island fits an ordinary Tuesday. Dorado is quiet. Rio Grande is wild, with the rainforest at your back. In Condado you walk everywhere. Guaynabo is home.

A list tells you where to go. A Tuesday tells you where to live.

National Geographic's list names the island, not these four zones. The four words are our reading, and one word cannot hold a whole zone. Which of the four sounds like your Tuesday?

Antonio Cartagena, Lic. C-13471 · Lizvette Robles, Lic. C-23765
787-717-6443

AREA

31/10/2026

A Taste of Tuscany. A View of the Caribbean. 🇮🇹🌴

Why choose between European charm and Caribbean living when you can have both?

Welcome to Villa Toscana, a one-of-a-kind estate in Cabo Rojo, Puerto Rico, where Italian-inspired architecture meets breathtaking views of Laguna de Joyuda and the Caribbean Sea.

Imagine slow mornings overlooking the water, afternoons by your private pool, and unforgettable evenings entertaining in a home designed to impress.

✨ The Details
• 4 spacious bedrooms with private en-suite bathrooms
• 4,547 sq. ft. of living space
• Private pool, courtyard & gazebo
• Custom architectural finishes
• Panoramic lagoon & ocean views
• 3-car garage & backup generator

📍 Cabo Rojo, Puerto Rico
Offered at $1,477,000

Some homes offer luxury. Others offer a lifestyle worth moving for.

📩 DM us TOSCANA for a private tour or additional details.

INVESTATE Puerto Rico
Trust. Partnership. Presence.

30/10/2026

The non-residency rule was never six years. It was never ten either.

Until Act 38-2026, an Individual Resident Investor had to show they were not a Puerto Rico resident between January 17, 2006 and January 17, 2012 — a fixed window, not a count of years. For applications filed after December 31, 2026, it becomes a rolling six years before the move. Sec. 1020.02(a)(4).

What the filing date decides, and nothing else decides it:

Filed on or before December 31, 2026 — interest, dividends and post-residency capital gain exempt.
Filed on or after January 1, 2027 — 4% on all three, for income earned before January 1, 2056. Sec. 2022.01, Sec. 2022.02.

Pre-residency appreciation stays at 5% under both, and only if it is recognised after ten years of residency. Sec. 2022.02(a) and (c).

Then there is the half nobody puts in a tax article. From January 1, 2027 the principal residence must be titled in your own name, jointly with a spouse, or in a qualifying trust — no longer through an entity — bought from an unrelated seller within two years of the decree, and registered or pending registration in the Property Registry. Sec. 6020.10(c), Sec. 2022.07.

A decree is a form. A house is title, CRIM, permits and a flood zone. One of those takes an afternoon.

We are not tax or legal advisors and we will not tell you whether you qualify. We work with a CPA in Puerto Rico who files these, and we will introduce you.

Comment SIX and we will send what changed, and connect you with the CPA.

Sources read October 27, 2026: Act 38-2026 and the Incentives Code consolidated by OGP, rev. July 16, 2026; DDEC Bulletin 2026-004.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. C-23765
787-717-6443 · investatepr.com

29/10/2026

6 de cada 10 compradores en Dorado pagaron cash este año. En Guaynabo, 4 de cada 10.

El mismo año, la misma isla, dos negociaciones distintas.

Y aquí está la sorpresa: el que paga cash no paga menos. En 2026, sobre $500,000, cerró al 90,9% del precio original. El que usó banco, al 91,2%. Prácticamente igual.

Lo que cambia no es el precio. Es qué revisa antes de firmar: título, CRIM, permisos, zona inundable. Sin banco detrás, esa revisión la hace él, y la hace a fondo.

Por eso el expediente se arma antes de listar, no cuando llega la oferta.

Las cifras de 2026: Dorado 57 de 93 en efectivo. Guaynabo 57 de 144. San Juan 188 de 359. En toda la isla, 49%.

Comenta VENDER y te llega el resumen de cierres 2026.

Análisis propio de cierres de Stellar MLS, 1 de enero al 7 de octubre de 2026. Porcentaje calculado sobre el precio original y excluyendo cierres con cero días en mercado.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. 23765
INVESTATE Puerto Rico · 787-717-6443

28/10/2026

Diez casas pasaron del millón en el oeste.

Con diez, no hay mercado: hay una lista. Cinco pueblos, doce meses, diez operaciones. Cualquier promedio que saques de ahí describe la mezcla, no el precio.

Lo que sí aguanta es la mediana de esas diez: $584 el pie cuadrado. En Dorado, $689. En San Juan, $632. El oeste es el pie cuadrado de lujo más barato de la isla y casi nadie lo mide.

Villa Toscana entra en esa lista.

La cocina ocupa el centro de la planta y no una esquina. En la casa italiana no está junto al comedor: es el comedor, es el salón y es el sitio donde la familia pasa el día. Esta se dibujó desde ahí hacia afuera.

Lo que no podemos separar: cuánto de ese $584 es la vista y cuánto es la construcción. Con diez operaciones, nadie puede. Y nuestra copia del archivo de cierres termina el 7 de octubre; lo que cerrara después queda fuera.

Análisis propio de cierres de Stellar MLS, 1 de enero al 7 de octubre de 2026.

Carr 100 km 2.7, Bo. Guanajibo, Cabo Rojo. $1,477,000.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. C-23765
787-717-6443

VILLA TOSCANA por DM y te llega el paquete completo.

27/10/2026

A house inside Dorado Beach closed at $25,000,000 on October 16.

The interesting number is the one it didn't move. Added to the twenty-five closings recorded within Dorado Beach this year, that sale lifts the average by $740,238 and the median by $50,000.

Twelve of those twenty-five happened in one community. The rest are spread across six others. That is not a market with one price, it's several markets sharing a name.

One sale moved the average $740,238 and the median $50,000. That gap is why we don't publish averages.

You already know who bought it — that ran everywhere last week. What didn't run is what they asked and how long it took. Both are findable in an afternoon. Both weaken somebody who is still negotiating, which is exactly why we keep them.

Which community are you looking at? Comment CLOSINGS and we'll tell you what has actually closed there this year.

Our own analysis of Stellar MLS closings, January 1 to October 2, 2026, counted one by one. 17 Dorado Beach Estates, MLS PR9111992, listed by Maria Martinez Real Estate.

Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. C-23765
787-717-6443