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Pain Points for Foreigners in Buying Real Estate in Puerto Rico

Purchasing and relocating to a property in Puerto Rico presents a unique set of challenges for foreigners. The beauty of the island's vibrant culture, tropical climate, and strategic location in the Caribbean is often tempered by the complexities of its legal, financial, and real estate markets. Individuals from other countries must grapple with a distinct legal and regulatory framework, including property laws, tax regulations, and the nuances of buying real estate, which may significantly differ from what they are accustomed to in their home countries.

To aid in this journey, this blog offers an in-depth exploration of the pain points foreigners might encounter when purchasing and relocating to properties in Puerto Rico. It provides insights on the paint points foreign investors need to prepare when acquiring a luxury property on this stunning island.

Key Takeaways

  • Foreigners buying property in Puerto Rico face unique legal, regulatory, and financial challenges due to differences from their home countries.
  • Engaging local real estate professionals and ensuring documents are bilingual can help navigate the complexities of the Puerto Rican market.
  • Adequate property insurance and an understanding of local infrastructure reliability are essential for protecting real estate investments in Puerto Rico.
  • Non-U.S. citizens must consider visa and residency requirements when relocating to or investing in Puerto Rican real estate.

1. Legal and Regulatory Hurdles

Understanding and navigating Puerto Rico's legal and regulatory framework can be daunting. This includes property laws, tax regulations, and the process of buying Puerto Rico real estate, which may differ significantly from those in their home countries.

Here is a table that shows the basics of Puerto Rican property laws:

Ownership Rights


Fee Simple Ownership

The most common form of property ownership allows owners the greatest control over their property. Owners can sell, lease, or will their property as they wish, subject to local laws and regulations.

Condominium Ownership

For condominiums, ownership is divided into individual units owned in fee simple plus shared ownership of common areas. Condominium owners are subject to the condominium association's rules and regulations.


Less common is the right to enjoy the use and benefits of another's property for a period without owning it outright. This concept is from civil law and can apply in certain situations.

Succession Laws

Inheritance laws in Puerto Rico may differ from those in the U.S. mainland. Forced heirship rules, which require a portion of an estate to be left to certain heirs, could potentially apply.

Zoning Laws


Land Use Classification

Properties are classified for specific uses, such as residential, commercial, industrial, agricultural, or mixed-use. Zoning classifications dictate what activities can take place on a property.

Building Regulations

Zoning laws also cover building regulations, including height restrictions, density limits, and setback requirements, to ensure safety, privacy, and aesthetic standards are met.

Environmental Protections

Certain areas may have additional restrictions to protect natural resources, historical sites, and ecological zones. This can affect development possibilities and property use.

Permits and Approvals

Property owners must obtain the necessary permits and approvals from local municipalities and other regulatory bodies for new construction or major renovations. This process ensures compliance with zoning laws and building codes.

Changes and Variances

Property owners can request changes to zoning classifications or variances for specific projects. These requests involve reviewing the home-buying process and, typically, public hearings before deciding.

Process of Buying Property in Puerto Rico


Research and Selection

The first step involves researching and selecting the property. This can be done independently or with the help of real estate agents. During this phase, it's crucial to consider location, property type, budget, and legal status (clear title).

Offer and Negotiation

Once you've selected a property, you make an offer. If the seller accepts, you enter into negotiations culminating in a property purchase agreement. This agreement outlines the terms of the sale, including price, contingencies, and closing date.

Due Diligence

After agreeing on terms, the buyer conducts due diligence. This involves verifying the property's legal status, ensuring there are no liens or encumbrances, and inspecting the physical condition of the property. A title search is conducted during this phase to ensure the seller has the right to sell the property and that the title is clear.

Securing Financing

If you're not paying cash, this is the stage to secure financing. Mortgage options in Puerto Rico might differ for non-residents, so it's essential to explore your options early on.


The closing process in Puerto Rico is formal and typically involves a notary (a licensed attorney). The deed is signed during closing, and the buyer pays the seller. The notary public then registers the deed with the Puerto Rico Property Registry, officially transferring ownership. Closing costs are now paid, including taxes, notary, and registry fees.

Property Registration

The final step is registering the property in the buyer's name. The notary public usually handles this process, ensuring the property is legally recorded in the new owner's name at the Puerto Rico Property Registry.

Here are key things to consider upon doing these transactions in acquiring luxury real estate in Puerto Rico:

  1. Get services from real estate professionals such as a local real estate attorney and a local real estate agent, preferably bilingual. 
  2. Documents should be in both Spanish and English for legal documents. This dual-language approach can help you better understand the content and reduce the risk of misunderstandings.

2. Financing and Banking

Obtaining financing from local banks may be more complicated for foreigners due to a lack of credit history in Puerto Rico and differing banking regulations. Additionally, understanding the financial implications, including tax incentives such as Act 20 and Act 22 (now part of Act 60), requires thorough research and possibly legal advice.

Get to Know the Act 60 Benefits for Foreigners

In order to gain the upper hand in the financing and banking aspect of buying a house for sale in Puerto Rico, let us look into the incentives provided by Act 60 in Puerto Rico that can significantly impact the financing and banking decisions of foreigners in several ways:

Lower Tax Liabilities

  • Corporate and Individual Tax Rates: With a 4% corporate tax rate and 0% tax on dividends, interest, and capital gains, foreigners can retain more of their profits and investment returns. This increases disposable income and investable capital, influencing positive financing and banking decisions.

Enhanced Investment Returns

  • Capital Gains Tax Exemption: The 0% capital gains tax incentivizes foreigners to invest more aggressively in local real estate, businesses, and other assets, knowing they can reap higher returns without being taxed heavily on their gains.

Access to Capital and Loans

  • Incentives for Financial Institutions: The financial sector in Puerto Rico is also encouraged to grow under Act 60. This can lead to more competitive banking products, better loan terms, and increased availability of credit for foreign investors and businesses.

Improved Cash Flow

  • Tax Exemptions on Dividends and Interest: By not taxing dividends and interest, foreigners benefit from improved cash flow, allowing them to reinvest earnings into their businesses or other ventures. This enhances their ability to plan long-term and manage their finances more effectively.

Financial Stability and Planning

  • Predictable Tax Environment: The clear and attractive tax benefits provide a stable financial planning environment. Foreigners can make more informed and confident decisions regarding business expansion, personal investments, and long-term financial strategies.

Financing Availability

Local Banks vs. International Banks

Local banks in Puerto Rico may offer mortgage products specifically designed for the local market, but they might require more extensive documentation from foreigners. International banks operating in Puerto Rico might offer alternative options more familiar to foreign investors.

Credit Requirements

Puerto Rican banks will assess your creditworthiness when applying for a mortgage. This process might involve providing additional financial documentation for foreigners due to the lack of a local credit history.

Interest Rates

Variable vs. Fixed Rates

Understand the types of interest rates available (fixed, adjustable, or a combination) and how they can impact your mortgage payments over time.

Comparative Rates

Interest rates in Puerto Rico can differ from those in the mainland U.S. or other countries, so it's important to research current rates and compare offers from different banks.

Down Payment and Loan-to-Value Ratios

Higher Down Payments for Foreigners

Foreign buyers may be required to make a higher down payment than local residents. Depending on the bank's policies, this can range from 20% to 40% of the property's value.

Loan-to-Value Ratio

The loan-to-value (LTV) ratio determines how much you can borrow. Banks may have stricter LTV requirements for foreigners to mitigate their risk.

3. Real Estate Market Differences

The real estate market in Puerto Rico has its own set of dynamics, including valuation methods, property conditions, and market trends, which may differ from other countries. Understanding these nuances is crucial to making informed investment decisions.

Property Conditions and Construction Standards

The condition of properties in Puerto Rico can vary widely, partly due to the impact of hurricanes and earthquakes. Construction standards may also differ to accommodate these conditions, with some older properties not meeting newer, more stringent codes designed to withstand natural disasters.

Market Trends and Economic Influences

Puerto Rico's real estate market is uniquely affected by its economic situation, including debt challenges and population trends (such as emigration), and specific incentives aimed at attracting investment (e.g., Acts 20 and 22, now Act 60). These factors can create volatility and opportunities that are not as pronounced in other markets.

4. Infrastructure and Services

Depending on the location, buyers may find variability in the reliability of utilities, internet, and other essential services. This is particularly relevant in rural or less developed areas. 

Infrastructure and Services


Best Location

Water Supply

Puerto Rico's water supply is managed by the Puerto Rico Aqueducts and Sewer Authority (PRASA). It provides potable water services across the island, with variations in reliability.

The San Juan metropolitan area and other major cities like Bayamón and Carolina tend to have the most reliable water supply due to better infrastructure and maintenance.


The Puerto Rico Electric Power Authority (PREPA) oversees the island's electricity. The grid has historically faced challenges, including outages.

San Juan and surrounding areas, including Guaynabo and Caguas, generally experience fewer outages and quicker restoration times, benefiting from a denser infrastructure and priority in maintenance.

Internet Services

Internet services in Puerto Rico vary widely, with fiber optic, cable, and satellite options available. Coverage and speed can differ significantly.

San Juan, particularly Condado, and Miramar, and areas around Mayagüez and Ponce offer the fastest and most reliable internet services, with broader coverage of fiber optic and high-speed options.

Road Services

The road network includes highways and local roads with varying conditions. Maintenance and traffic congestion can be issues, especially in rural areas.

The metropolitan area of San Juan, including municipalities like Bayamón, Guaynabo, and Carolina, boasts the best-maintained roads and highways, facilitating smoother and more efficient travel. One example is the PR-22 (Autopista José de Diego), facilitating easy access across the island's northern part.

5. Insurance and Natural Disasters

Puerto Rico is prone to hurricanes, earthquakes, and other natural disasters. Obtaining adequate insurance coverage can be a challenge, but it is essential for protecting property investments. Being well-informed about the various insurance options available enhances this protection strategy.

Property Insurance

Ensure that the property insurance policy covers damage from hurricanes, earthquakes, and floods, the most common natural disasters in Puerto Rico. Since standard policies might not cover all these perils, investors may need to purchase additional riders or separate policies for complete coverage.

Business Interruption Insurance

For investors in commercial real estate or those owning businesses on the island, business interruption insurance can compensate for lost income when a business cannot operate due to damage from a natural disaster.

Liability Insurance

This covers injuries that could occur on the property due to the structural damage caused by a natural disaster. It's particularly important for commercial property owners.

6. Residency and Visa Issues

For non-U.S. citizens, understanding the requirements for residency and any visa implications is important. While U.S. citizens can move freely to Puerto Rico, non-U.S. citizens must know the U.S. immigration system and other factors as well.

  • Knowing the U.S. Immigration System: Non-U.S. citizens must navigate the complex U.S. immigration system to obtain the appropriate visa, whether it be family-based, employment-based, or investment-based. This process involves extensive paperwork, interviews, and potentially long wait times.

  • Meeting Residency Requirements: To take advantage of tax incentives like those offered under Act 60, foreigners must become bona fide residents of Puerto Rico. This generally means spending at least 183 days per year on the island and demonstrating that Puerto Rico is their primary place of residence.

  • Understanding Tax Implications: Foreigners must understand the tax implications of becoming a resident of Puerto Rico, including how it affects their global income and compliance with both U.S. federal and Puerto Rican tax laws. Proper tax planning and advice are crucial to maximize benefits and avoid pitfalls.

  • Maintaining Visa Status: Once a visa is obtained, maintaining the status can be challenging. This includes ensuring ongoing compliance with visa conditions, such as employment requirements for work visas, and being aware of renewal processes and deadlines.

  • Access to Public Services and Benefits: Foreigners need to understand their access to public services and benefits in Puerto Rico, such as healthcare, education, and social services. This includes determining eligibility and navigating any language or bureaucratic barriers to accessing these services.

Typical Immigrant Visas

Here are the immigrant visas that foreigners should be aware of when seeking residency or obtaining a visa in Puerto Rico:

Family-Based Immigrant Visas

For immediate relatives of US Citizens:

  • Spouses: Foreign spouses of U.S. citizens can apply for a family-based immigrant visa.
  • Unmarried Children Under 21: Children of U.S. citizens who are under 21 and unmarried.
  • Parents: Parents of U.S. citizens, provided the U.S. citizen is over 21.

For family preference categories:

  • First Preference (F1): Unmarried adult children (over 21) of U.S. citizens.
  • Second Preference (F2A): Spouses and unmarried children (under 21) of green card holders.
  • Second Preference (F2B): Unmarried adult children of green card holders.
  • Third Preference (F3): Married children of U.S. citizens.
  • Fourth Preference (F4): Siblings of U.S. citizens, if the U.S. citizen is over 21.

Employment-Based Immigrant Visas

Categories range from EB-1 to EB-5, covering individuals with extraordinary abilities, professionals holding advanced degrees, skilled workers, special immigrants, and investors willing to create U.S. jobs through substantial investment.

Consider Processing Time

Visa processing can be time-consuming, often taking months or even years, depending on the visa category and country of origin. This delay can affect applicants' plans and timelines. To mitigate delays, plan for them by applying as early as possible. Keep track of application status through official channels and maintain flexibility in travel and relocation plans.

Luxury Properties and Houses for Sale in Puerto Rico

While preparing your residency paperwork for Puerto Rico, explore these luxurious houses for sale through Christie's International Real Estate Puerto Rico. Let these stunning properties inspire you to complete your process quickly and smoothly.

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Perched atop the azure waters of San Juan, this luxurious 5-bedroom beachfront residence at 1 Malaga Street offers unparalleled living with breathtaking sea views, seamless indoor/outdoor spaces, state-of-the-art amenities, and full utility redundancy, currently listed at $6,500,000.

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This beachfront building lot in Ocean Park offers 8,500 square feet of land with 10,000 square feet of interior capacity, unparalleled views, and direct beach access, along with permitted plans by renowned architects, providing a unique opportunity to create a custom home in one of Puerto Rico's most sought-after neighborhoods, listed with an HOA fee of approximately $120.00 per month.

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Enjoy resort living at its best in this spacious 4-bedroom, 4.5-bath Villa Carbia in Dorado Beach East, featuring high cathedral ceilings, a large covered terrace, lush tropical backyard, a 40k diesel generator, ample cisterns, and a 3-car garage, all conveniently located near parks, pools, courts, and the beach within the Ritz Carlton Dorado Beach Resort.

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This captivating 5-bedroom, 4-bath architectural masterpiece in the exclusive gated community of Torrimar Alto, Guaynabo, features a contemporary design on a 1,231 square meter lot, boasting a stunning outdoor terrace, pool with jacuzzi, BBQ gazebo, luxurious finishes, gourmet kitchen, gym, intelligent home system, and access to exclusive amenities, all conveniently located near private schools, fine dining, and shopping centers.


Navigating the complexities of purchasing, relocating, or investing in property in Puerto Rico can be challenging and fraught with legal, regulatory, and financial hurdles. At Christie's International Real Estate Puerto Rico, we understand these challenges intimately and are dedicated to providing our clients with the expertise and support needed to overcome them. Our deep knowledge of the local real estate market, legal frameworks, and financing options positions us as a trusted partner for those looking to buy, sell, or rent properties on this beautiful island.

Whether you are a foreign investor seeking to navigate the unique market dynamics of Puerto Rico, a family looking to relocate to the island, or a property owner interested in renting out your property, we at Christie's International Real Estate Puerto Rico are here to assist you. Contact us today to learn more about how we can support your real estate endeavors in Puerto Rico.


What are some common mistakes foreigners make when purchasing property in Puerto Rico?

Foreigners often underestimate the importance of hiring local professionals, such as a bilingual real estate attorney and agents, which can lead to misunderstandings due to language barriers. Another common mistake is failing to thoroughly investigate the property's legal status, such as ensuring clear title and understanding any liens or encumbrances. Additionally, not considering the full implications of local taxes and insurance requirements can lead to unexpected financial burdens.

How can I ensure that my real estate investment in Puerto Rico remains profitable despite natural disasters?

To protect your investment, purchase comprehensive insurance coverage that protects against hurricanes, earthquakes, and floods. Regularly maintain and upgrade your property to meet the latest building codes designed to withstand natural disasters. Additionally, consider investing in areas with robust infrastructure and reliable utility services, as these factors can influence property values and rental demand.

What are the key benefits of the tax incentives under Act 60 for real estate investors in Puerto Rico?

Act 60 consolidates previous tax incentives, such as Act 20 and Act 22, offering significant benefits for investors. These include reduced income tax rates, exemptions on capital gains, and favorable treatment of dividend income for residents. By relocating to Puerto Rico and qualifying for these incentives, investors can substantially lower their overall tax burden while enjoying the island's tropical lifestyle.

To maximize these benefits, it is advisable to consult with a tax advisor familiar with Puerto Rican law.


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