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Puerto Rico Realtors: Preparing Buyer Representation Agreement

The Buyer Representation Agreement is a cornerstone, outlining the dedicated relationship between a realtor and a prospective buyer. This legal document not only delineates the specific duties and responsibilities of the realtor but also affirms their commitment to act in the buyer's best interest, ensuring a high level of professional guidance. The formulation and execution of such an agreement are imperative for buyers seeking to secure their ideal property on the island, as they provide a structured framework within which they can confidently proceed with their real estate endeavors, bolstered by the expertise and fiduciary duty of their chosen realtor.

In this blog, we'll highlight the key considerations realtors must consider when preparing their buyers to enter a buyer representation agreement.

Key Takeaways

  • A detailed Buyer Representation Agreement sets clear roles and expectations, facilitating a smoother real estate transaction process.
  • Conducting a Comparative Market Analysis (CMA) provides critical insights into the real estate market in Puerto Rico, helping buyers make informed decisions.
  • Preparing necessary documentation in advance streamlines the buying process, making transactions more efficient.
  • Understanding potential closing costs and fees upfront helps buyers budget accurately for their real estate investments in Puerto Rico.

Benefits of Getting a Buyer Representation Agreement

Why would you need to sign a Buyer Representation Agreement? A Buyer Representation Agreement solidifies your partnership with a chosen buyer’s representative laying out the services you can expect and the obligations you have towards your representative. Despite its formal tone, this document is a crucial tool for setting clear expectations, fostering mutual commitment, and enhancing the quality of services received.

  • Elevated Service Levels: By entering into a formal agency relationship with a buyer’s representative, you transition from being a mere customer to a valued client. This status grants you access to a higher standard of service. Though specifics may vary by location and individual agents, as a client, you're typically in a fiduciary relationship with your representative, ensuring your interests are prioritized.
  • Maximized Value Without Extra Cost: In many cases, the seller’s broker has pre-agreed to cover the commission for the buyer’s broker. If not, your representative should guide you away from such properties or help you account for the commission in your offer, ensuring you don’t pay more than necessary.
  • Clear Communication: The agreement eliminates potential misunderstandings by clearly stating what is expected from both parties. This usually emphasizes the importance of loyalty from you to your buyer’s rep.
  • Flexible Agency Relationship: Although these agreements are time-bound, they can be dissolved earlier by mutual agreement if the relationship isn’t meeting expectations. Some representatives might even offer short-term agreements, like a day-long trial, to assess the compatibility of the working relationship.
  • Teamwork Towards a Common Goal: Establishing a formal agency relationship means creating a team committed to securing the best outcome for your home-buying journey, leveraging collective strengths and insights.
  • Informed Decision-Making: A Buyer Representation Agreement also ensures you're well-informed about your purchasing options and the buying process. With a professional guiding you, you're less likely to overlook critical details or make uninformed decisions, leading to a smoother and more confident path to homeownership.

After understanding the advantages of securing a Buyer Representation Agreement, here are four crucial elements you should discuss and understand with your realtor before signing the agreement:

1. Prepare the Buyer for an Initial Consultation

During this initial meeting, realtors must thoroughly assess the buyer's requirements, encompassing their specific needs, potential preferences, financial readiness, and the desired timeframe for the property acquisition. This comprehensive understanding enables realtors to customize their search and services, ensuring they align perfectly with the buyer's aspired house or property. By meticulously preparing for this consultation, realtors can efficiently streamline the property acquisition process, focusing on options that closely match the buyer's criteria and, thus, optimizing the likelihood of a satisfactory outcome.

Here are the possible expectations that a realtor should tell buyers to prepare them for a representation agreement:

Potential Needs


Legal and Tax Implications

Understanding the specific legal requirements for buying property in Puerto Rico, including tax considerations. This encompasses Act 20/22 (now Acts 60) tax incentives, property taxes, capital gains tax, and distinctions for non-resident buyers.

Financing Options

Inquiring about available financing options, including differences between mortgages offered by local versus international banks, interest rates, and required documentation for loans as a resident or non-resident.

Market Conditions

Gaining insight into current real estate market conditions in Puerto Rico, such as pricing trends, inventory levels in desired areas, and future development plans that might affect property values.

Location and Property Types

Exploring preferences for location, from beachfront properties to urban condos or rural retreats, and understanding the pros and cons of different areas, types of properties available, and zoning regulations.

Construction and Renovation Regulations

Asking about local construction regulations, permits required, and any restrictions or incentives for historical or eco-friendly developments for those interested in renovation or new construction.

Insurance Requirements

Being informed about the types of property insurance required in Puerto Rico, coverage options, and costs, especially considering the island's susceptibility to hurricanes.

Residency Requirements and Benefits

For buyers considering relocation, understanding the process of becoming a resident, along with healthcare, education, and other lifestyle considerations is important.

Property Management and Rental Potential

Inquiring about property management services, rental market conditions, and the potential for income generation through short-term or long-term rentals for those not residing in the property year-round.

Community and Amenities

For buyers interested in gated communities or condominiums, questions about community amenities, association fees, and regulations can aid in making an informed decision.

2. Make a Comparative Market Analysis (CMA)

A comparative market analysis is essential as it gives the buyer an understanding of the current market conditions in Puerto Rico, including average prices, inventory levels, and market trends. As expert "realtors en Puerto Rico," they are adept in giving every possible suggestion to provide the buyer with a broad range of choices and listings that will help both buyers and real estate agents.

Here are some of the coveted and prime locations for the best Puerto Rico real estate selling the best properties to compare with:

San Juan

As the capital city of Puerto Rico, San Juan offers a wide array of property prices, with luxurious neighborhoods like Old San Juan and Condado featuring higher average prices due to their desirable beachfront locations and historical value. The real estate inventory in San Juan is varied, encompassing everything from historic homes to modern apartments sold, though availability in sought-after areas may be limited.

Sample Luxury Property:

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One suitable luxury property is the 7 Manuel Rodriguez Serra Unit. Discover unparalleled luxury in this 3,170 square-foot beachfront condo in Condado, San Juan, featuring three bedrooms, 2.5 bathrooms, and stunning Atlantic Ocean views, complemented by top amenities and exclusivity with one apartment per floor. Offered furnished, this property promises a lifestyle of elegance and convenience, with easy access to schools, medical facilities, and dining, all secured by round-the-clock security and enhanced with a full power generator and water cistern.


Positioned conveniently close to San Juan and the Luis Muñoz Marín International Airport, Carolina offers a broad spectrum of property prices, generally more accessible than those in Dorado or select parts of San Juan. The area maintains a moderate inventory level, featuring residential and commercial properties. With its strategic location and array of amenities, including proximity to beaches and shopping centers, Carolina is poised for growth in demand, making it an attractive market for diverse buyers.

Sample Luxury Property:

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Experience unparalleled convenience and modern living in this 2075 sq ft renovated penthouse at The Residences at Escorial, featuring 3 bedrooms, amenities like a pool and playground, and an expansive 800 sq ft rooftop terrace for entertainment, all set within a vibrant community with easy access to essential services. This family-perfect home combines comfort with a lifestyle of leisure and convenience, ensuring a unique living experience.

Rio Grande

Nestled between the lush foothills of the El Yunque National Forest and the sparkling waters of the Atlantic Ocean, Rio Grande occupies a unique position in Puerto Rico's real estate landscape. The area is celebrated for its stunning natural beauty, luxury resorts, and championship golf courses, creating a market attractive to nature enthusiasts and those seeking an opulent lifestyle. Property prices in Rio Grande can vary widely, reflecting the diversity of the real estate offerings, from exclusive gated communities to charming beachfront villas.

Sample Luxury Property:

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Carr 968 KM.HM 2 BO. LAS COLES

Located in Rio Grande and offering breathtaking coastal views, this newly-renovated 2500 sq ft home features 3 bedrooms and 3 baths and is just minutes from the beach and local dining, providing luxury living with resort amenities available to non-residents. The property combines modern amenities with natural beauty, including a pool, state-of-the-art kitchen, and versatile living spaces near the Wyndham Rio Mar for a fraction of the resort's cost.

3. Prepare a List of Necessary Documentation

Preparing the necessary documentation is a crucial step in the home-buying process. Ensuring you have all required documents ready can streamline the transaction, making it smoother and quicker. Here's an expanded list of documents buyers should gather when purchasing a property:



Identification Documents

Government-issued ID such as a passport or driver’s license to verify identity.

Proof of Income

Recent pay stubs, tax returns, or profit and loss statements to demonstrate financial capability.

Bank Statements

The last two to three months' statements to show financial health and fund availability.

Credit Report and Score

Information pulled by lenders to determine loan eligibility and interest rates.

Pre-approval Letter

A lender’s statement of how much they are willing to loan based on financial review.

Proof of Funds

Documentation showing availability of funds for down payment or cash purchases.

Asset Documentation

Details on other assets owned to enhance the financial profile.

Debt Documentation

List of current debts to assess debt-to-income ratio.

Gift Letter

A letter stating that funds given for down payment are a gift and not a loan.

Property Documents

Relevant documents such as tax receipts and HOA fees related to the property.

Home Inspection Reports

Report detailing the property's condition post-inspection.

Sale Contract

The contract outlining the terms and contingencies of the sale.

Closing Documents

Final documents including a closing disclosure with the purchase's final costs.

4. Discuss the Potential for Closing Costs and Fees

When purchasing a home in Puerto Rico, realtors must help buyers understand the closing costs and fees that can significantly impact their overall budget. Realtors should be well-informed about these expenses to provide accurate guidance to their clients in the real estate business. Here's a detailed enumeration of the potential closing costs and fees in Puerto Rico:

  • Crédito por Contribución sobre Ingresos (CRIM) Property Taxes: Buyers should anticipate paying a portion of the property's annual municipal and state taxes upfront.
  • Notary Fees: Since all real estate transactions in Puerto Rico require a notary, these fees can vary based on the property's sale price but are regulated by law.
  • Stamp Duty (Impuesto de Sellos): A government-imposed tax on the transaction, calculated as a percentage of the property sale price.
  • Title Search Fees: Costs associated with verifying the property's title, ensuring it's free of liens and encumbrances.
  • Recording Fees: Charged for registering the deed and mortgage in the public registry, these fees secure the buyer's legal property ownership.
  • Loan Origination Fees: If financing the purchase, buyers will encounter fees charged by the lender for processing the new loan.
  • Appraisal Fees: Lenders typically require a property appraisal to determine the value of the loan amount.
  • Home Inspection Fees: Though not mandatory, a home inspection is highly recommended to assess the property's condition before purchase.
  • Home Insurance: Buyers must procure home insurance before closing, which can vary based on property value, location, and coverage level.
  • HOA Fees: For properties within a homeowners' association, buyers might need to pay a prorated share of HOA fees at closing.
  • Legal Fees: Costs for legal advice or services related to the real estate transaction.
  • Bank Fees: If a mortgage is involved, there may be additional bank fees beyond the loan origination fee, including document preparation, bank attorney fees, and underwriting fees.
  • Mortgage Tax: A tax on the mortgage amount recorded as a lien against the property.
  • Survey Fees: If a new property survey is required, this fee covers the cost of delineating property boundaries.
  • Escrow Fees: In some transactions, an account may hold funds or documents until the deal is finalized, incurring escrow fees.


Knowing the intricacies of buying real estate in Puerto Rico requires a comprehensive understanding and meticulous preparation, both for the realtor and the prospective buyer. A well-prepared Buyer Representation Agreement is the linchpin of successful property acquisition, ensuring a symbiotic relationship between the realtor's expertise and the buyer's needs and aspirations. By focusing on essential preparations, both parties can embark on a streamlined and satisfying journey toward securing the perfect property on the island.

At Christie's Real Estate Puerto Rico, we are committed to guiding you through every step of your real estate journey with unparalleled professionalism and expertise. Whether you're looking to buy, sell, or rent out your property, our team of dedicated experts is here to ensure a seamless and rewarding experience tailored to your Puerto Rico real estate needs. With our deep understanding of the local market, legal requirements, and strategic negotiation skills, we are your trusted partner in securing the best possible outcome.

Contact us today to begin your journey toward making your real estate dreams a reality.


Can a Buyer Representation Agreement be terminated early in Puerto Rico, and if so, under what conditions?

Yes, a Buyer Representation Agreement can be terminated early in Puerto Rico under specific conditions typically outlined in the agreement itself. These conditions may include mutual consent between the buyer and the realtor to end the agreement, failure to adhere to the terms of the agreement by either party or if a specified period of time has elapsed without finding a suitable property. It's essential for both parties to review the termination clause in their specific agreement to understand the process and any potential consequences of early termination.

What is the most common type of Buyer Representation Agreement?

The most common type of Buyer Representation Agreement is the Exclusive Buyer Representation Agreement. This agreement forms an exclusive partnership between the buyer and the real estate agent or brokerage, stipulating that the buyer will not work with any other agent or brokerage for the duration of the agreement. It ensures that the agent dedicates their time and resources to finding the best property for the buyer, and in return, the agent is assured that their efforts will be compensated upon the successful purchase of a property.

This type of agreement clarifies the expectations and commitments of both parties, fostering a strong, focused effort toward finding the right property.

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