investatepr

19/10/2026

Villa Toscana. Bo. Guanajibo, Cabo Rojo. $1,477,000.

A Mediterranean villa built in 2014: stone, arches and a courtyard with a fountain. 4,547 living square feet over 6,400 of construction, on its own 0.37-acre lot with a pool. Four bedrooms, six baths, garage for three. Full ocean view from the primary bedroom.

What the photos do not show:

· $2,680 a year in property tax. No HOA dues, no board, and no rulebook deciding what you can do with your own house.
· 12 minutes from Mayagüez Medical Center.
· On Route 100, not at the end of a dirt road.
· And $142 million going into the Aguadilla airport: four new gates with jet bridges and a 12,000 sq ft customs facility for international flights.

That last one is what changes the west coast. For years the argument against it was access. That is ending.

On the market itself: 173 homes changed hands on the west coast this year, thirty of them above $500,000, and six in ten above a million paid cash. This is not a sleepy market.

And the west is the only coast in Puerto Rico where the sun sets into the sea. From this terrace you see it every day.

Comment TOSCANA and we send you the full file.

InvEstate Puerto Rico · Lic. C-13471
787-717-6443
MLS PR9121540. Airport figures: Puerto Rico Ports Authority. Market figures: our own analysis of Stellar MLS closed sales, 1 January to 7 October 2026.

18/10/2026

Tu casa lleva meses publicada y ya alguien te dijo que bajes el precio.

Antes de eso yo revisaría otras tres cosas: cómo está presentada, a quién se le está enseñando, y si la documentación está lista para cuando llegue la oferta.

Bajar el precio es lo último que tocaría, no lo primero. Una rebaja se nota, y lo que le dice al comprador es que espere a la siguiente.

Comenta VENDER y te llega el resumen de cierres 2026.

InvEstate Puerto Rico · Lic. C-13471
787-717-6443

17/10/2026

Tyler Perry just bought a $30 million home in Puerto Rico and is expected to move at the beginning of 2027. TMZ reported it this morning.

Why there, and why now.

THE TAX. Applications filed on or before December 31, 2026 sit in the 0% bracket on interest, dividends and qualifying capital gains. After that date, 4%. Existing decrees are grandfathered — the window is not closing, the 0% version of it is.

NO PASSPORT. Puerto Rico is a United States territory. For a U.S. citizen flying from the mainland this is a domestic flight. No passport, no visa, no customs. One caveat nobody mentions: since 7 May 2025 the TSA requires a REAL ID-compliant licence at the checkpoint. A passport, military ID or Global Entry also works.

STILL THE UNITED STATES. U.S. dollars, FDIC-insured banks, federal courts, U.S. postal service, and your citizenship unchanged. You are not emigrating. You are relocating.

AND THE PART PEOPLE MISS. The decree is not the finish line. The IRS applies three separate residency tests — presence, tax home and closer connection — and you have to pass all three, every year. The decree does not bind the IRS. Fail one and you lose the federal exclusion for that year. These claims are being audited actively.

Two of those three are about where your life actually is. Not what you earn. Where your house is, where your family is, where you spend your week. That is our side of the table.

Comment DECREE and we send you the three tests, the calendar, and the questions to answer before January.

Not tax advice. We are brokers — for your own situation we introduce you to a Puerto Rico CPA.

Purchase as reported by TMZ, 17 October 2026, not confirmed by public record. Residency tests: IRC §937 and Treas. Reg. §1.937-1. Photo: Arlington National Cemetery, public domain.

InvEstate Puerto Rico · Lic. C-13471 · 787-717-6443

17/10/2026

La casa equivocada no se devuelve.

Comprar la propiedad incorrecta en el lugar incorrecto no es solo un error de estilo de vida. Es un error financiero, y de los serios.

Porque en bienes raíces de lujo el costo de equivocarte no es solo el precio de la propiedad. Es el tiempo que tardas en venderla si decides que no es lo correcto para ti. Es la liquidez que pierdes mientras tanto. Es la fricción diaria de vivir en un lugar que no encaja contigo.

Y es la oportunidad que dejaste pasar de haber comprado la propiedad correcta desde el principio.

Eso es exactamente lo que entienden los compradores que mejor deciden.

¿Estás evaluando dónde comprar en Puerto Rico? Escríbenos o llama al 787-717-6443. También puedes agendar una consulta en investatepr.com.

InvEstate Puerto Rico · Lic. C-13471

16/10/2026

16/10/2026

16/10/2026

En enero cambia la regla para financiar un apartamento en Puerto Rico.

Fannie Mae y Freddie Mac van a exigir que el edificio aporte el 15% de lo que cobra de mantenimiento al fondo de reserva. La Ley de Condominios de Puerto Rico pide 5%.

Y esto no empieza en enero. Desde el 3 de agosto se acabó la revisión limitada: hoy, en un préstamo convencional sobre un edificio de más de 10 unidades, el banco revisa el proyecto completo —presupuesto, reserva, seguros, demandas y reparaciones críticas— y el mínimo ya está en 10%.

Un edificio de 40 unidades que cobra $600 de mantenimiento recauda $288,000 al año. Al 5% son $14,400 en reserva. Al 15%, $43,200. Eso son $60 más por apartamento cada mes, y con tasas cerca del 7% le quitan al comprador unos $9,000 de capacidad de préstamo.

No toca a las casas. No toca al que compra cash.

Si eres dueño, pide el presupuesto de tu administración y busca la línea de reserva. Si vas a vender, averigua ese porcentaje antes de poner la propiedad en el mercado.

Comenta RESERVA con el nombre de tu edificio y te digo qué opciones tienes.

¿Crees que esto va a bajar el valor de los apartamentos en 2027, o es la presión que hacía falta para que los condominios pongan su casa en orden?

Antonio Cartagena · CEO & Broker · Lic. C-13471
Lizvette Robles · Lic. 23765

15/10/2026

John Paulson's firm owns Bahía Beach.

The Four Seasons reopening in Río Grande was covered almost entirely as a hotel story. For anyone buying in Puerto Rico, the ownership line is the part that matters.

Four Seasons says it in their own announcement, word for word: "Paulson Puerto Rico, together with its partners Interlink and Muñoz Holdings, own the unmatched Bahia Beach Resort & Golf Club." John Paulson, founder of Paulson & Co., is quoted in that same release. Four Seasons manages it. It does not own it.

Why that changes how you read the place:

· The same owner holds the Condado Vanderbilt, La Co**ha and the Condado Ocean Club, employs around 2,000 people and has been on the island since 2013. That matters more than any amenity: this is not a developer who leaves after the last closing.

· It just won One MICHELIN Key for 2026. Two hotels on the island hold one, and both sit inside residential communities. The property opens with 139 rooms and suites and 85 Private Residences.

· The Atlantic in front, El Yunque behind. Between them a Robert Trent Jones Jr. course where 15 of the 18 holes border water and the driving range faces the rainforest.

· 483 gated acres between El Yunque National Forest and the Espíritu Santo River State Preserve, 30 minutes and 21 miles from San Juan's international airport.

One more thing, and it has a date on it: buying here in December is not the same as buying here in January. If Bahía Beach is on your list, ask us why before the month turns.

Comment BAHIA, or send it to us by DM if you would rather not say it out loud. We answer the same either way.

We represent the buyer, not the developer. It costs you nothing.

Sources: Four Seasons press releases announcing the Paulson Puerto Rico partnership and the 2026 MICHELIN Key; fourseasons.com/puertorico and bahiabeachpuertorico.com, read 15 Oct 2026.

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

15/10/2026

No es una cuota. Son cuatro.

Comprar dentro de una comunidad resort en Puerto Rico no se parece a comprar una casa. Se parece a comprar una casa más una estructura de cuotas, accesos y obligaciones que no aparece en el precio de lista.

Lo que revisamos con cada comprador antes de que haga una oferta:

· Estar dentro de la comunidad no da acceso automático a las amenidades. La membresía del club suele ser un contrato aparte, con cuota de entrada y de transferencia.

· Aparte de la hipoteca hay cuatro partidas distintas: mantenimiento, cuota maestra de la comunidad, membresías y seguro. Cada una llega por separado y ninguna sustituye a las otras.

· Las derramas y los proyectos de capital aprobados antes de tu cierre pueden llegarte después de tu cierre. Salen en las actas de la junta antes que en ningún otro sitio.

· Tener generador no es tener capacidad. Cuántos kilovatios, qué alcanza a mover, cuántas horas de autonomía. Y si hay paneles solares: ¿están pagados o arrendados? El arrendamiento se hereda.

· El precio se compara contra ventas cerradas, no contra lo que pide el desarrollador.

Preferimos perder una transacción antes que ver a un cliente heredar un problema del que nadie le habló.

Comenta RESORT — o escríbenos por DM — y te mandamos la lista completa de lo que hay que preguntar antes de firmar.
O llama al 787-717-6443.

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

14/10/2026

Your license stops at the water. Your referral does not.

Here is the part almost nobody on the mainland knows. In August 2025 Puerto Rico passed Act 102, a universal recognition law for occupational and professional licenses from other U.S. states. Read the requirements and it is narrower than it sounds, but not by much. You hold a current license in your state. You have held it a year and practiced continuously for three. Your state's board required an exam and standards comparable to ours. You are in good standing, with no revocations and nothing pending. You pay $100. That is the list — and the law says the local Board "emitirá" the license, not "may".

So why does this not change your week? Because it is not working yet. As of the latest public reporting, the regulation that would implement it had not been submitted for fiscal oversight review, and the Board of Realtors has asked for it to be stopped. So today, your license still does not let you close a deal on this island.

Which means that when your client says "Act 60," or "Dorado," or "we're looking at San Juan," the question was never whether to refer. It's who you hand them to.

Here is exactly how we work a referral:

01 — AGREEMENT FIRST. Broker to broker, signed before we ever speak to your client. Not after the first showing. Not on a handshake.

02 — YOU STAY IN THE LOOP. Updates at every milestone. Your client knows you are the one who sent them here, and they hear it from us.

03 — WE WILL TELL THEM NO. If Puerto Rico is wrong for them, we say so. We have told buyers to stay where they are. You get your client back intact, and you keep the relationship you spent years building.

04 — WE TAKE THE CALL. Not an assistant, not a lead desk. Antonio and Lizvette are the two people who will actually work your client, and one of us calls you back before we contact them.

We work Dorado, San Juan, Condado, Guaynabo, Río Grande and the west coast. Relocation, Act 60 buyers, and luxury resale. We are based here, we are licensed here, and we are not handing your client to a call center.

You probably don't have that client today. You will. Save this post.

And if you already have one, start the referral here: investatepr.com/contact-us — or call 787-717-6443 and ask for Antonio or Lizvette.

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