Aguadilla · Mayagüez · Cabo Rojo · Rincón, Puerto Rico
Selling in Aguadilla, Mayagüez or Cabo Rojo?A flat fee, not a commission.
Licensed local agents who list, negotiate and close your west coast home for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
Aguadilla (about 53,200 people), Mayagüez (about 68,900), Cabo Rojo (about 46,600) and Rincón (about 15,600) share Puerto Rico’s west coast, two to three hours by car from the San Juan airport and closer to their own, Rafael Hernández (BQN) in Aguadilla, and Landian works across all four with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $5,999 flat for a home around $650,000. $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,400,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution; anything the seller contributes above it comes back as a rebate or closing credit where allowed.⁶
Aguadilla, Mayagüez and Cabo Rojo at a glance
A coast of second homes around a working city. Almost one in five homes in Cabo Rojo (18.2%) and Rincón (17.8%) is held for seasonal or occasional use, against 4.6% across Puerto Rico, and Rincón was the fastest-growing of the island’s 78 municipios from 2020 to 2025.
Aguadilla
Municipio, 36.5 sq mi of land
Residents
53,219
July 1, 2025 estimate
Median home value*
$150,800
Homeowners
55.9%
Seasonal-use homes
3.4%
Detached houses
66.4%
Average commute
20.8 min
Mayagüez
Municipio, 77.7 sq mi of land with Isla de Mona
Residents
68,905
July 1, 2025 estimate
Median home value*
$111,600
Homeowners
49.8%
Seasonal-use homes
5.0%
Detached houses
57.1%
Average commute
21.7 min
Cabo Rojo
Municipio, 70.4 sq mi of land
Residents
46,580
July 1, 2025 estimate
Median home value*
$124,800
Homeowners
75.6%
Seasonal-use homes
18.2%
Detached houses
86.2%
Average commute
25.9 min
U.S. Census Bureau: residents are the July 1, 2025 municipio population estimate (Vintage 2025); *median value of owner-occupied homes, homeowners (owner-occupied share of occupied homes), seasonal-use homes (vacant homes held for seasonal, recreational or occasional use, as a share of all homes; our calculation from tables B25004 and DP04), detached houses (detached single-family homes as a share of all homes) and mean travel time to work are Puerto Rico Community Survey 2020-2024 figures, so recent sale prices can run higher. Land area from the 2020 Census Gazetteer; Mayagüez’s includes the 22.0 sq mi of Isla de Mona and Islote Monito.
Living in Aguadilla, Mayagüez, Cabo Rojo and Rincón
Four towns on one coast, each with its own pace: a surf and airport town in the northwest, a university city in the middle, a town of beach houses and refuges in the southwest corner, and a surf village on the island’s westernmost tip.
Crash Boat beach, Aguadilla
Aguadilla
Surf breaks, Crash Boat and an airport of its own
Aguadilla sits on the island’s northwest shore, with Aguada to the south and Isabela and Moca to the east, and surfers have been coming for decades. Crash Boat, one of Puerto Rico’s best-known beaches, is easy to spot by its pier, once used by the U.S. Air Force; the old pilings and clear water make it a snorkeling and diving spot too. Wilderness, Wishing Well (Peña Blanca) and Surfer’s Beach are breaks the surf community knows well.
Rafael Hernández International Airport (BQN) is here, the island’s second-busiest after San Juan, with 335,014 passengers boarded in 2025 (FAA). Around town: the Punta Borinquen Golf Club, an 18-hole public course above the Atlantic; the brick ruins of the Punta Borinquen lighthouse, destroyed by the tsunami that followed the 1918 earthquake; the treehouse built into and around a huge banyan tree in the waterfront Parque de Colón; and the Museo de Arte de Aguadilla y del Caribe.
Mayagüez sits in the middle of the west coast and answers to several names: La Sultana del Oeste, Ciudad de las Aguas Puras and Ciudad del Mangó. Downtown turns around the tree-lined Plaza de Colón, with its fountain honoring Christopher Columbus and the Nuestra Señora de la Candelaria Cathedral; at Christmas it fills with lights, live music and food stalls. Teatro Yagüez, on the National Register of Historic Places, is a working performing arts center, and Mayagüez Mall is the island’s third-largest shopping center.
It is a university city. The University of Puerto Rico at Mayagüez opened in 1911 as the College of Agriculture and Mechanical Arts, awarded its first engineering degrees in 1918 and had 10,618 students in fall 2024 (NCES). It shows in the housing: Mayagüez has the lowest homeownership of the four towns (49.8% of occupied homes), and 18.5% of its homes are in buildings of 10 or more units (Census, 2020-2024).
Cabo Rojo, known as the Village of Cofresí after the pirate Roberto Cofresí, fills the island’s southwest corner. At its tip, the Los Morrillos lighthouse, a neoclassical building from 1882 and the third the Spanish built on the island, stands on cliffs above the Caribbean, with the white crescent of La Playuela (Playa Sucia) and a natural stone bridge nearby. The salt flats next door have produced salt since 1511. The lighthouse and the salt flats are closed to the public on Mondays.
Along the coast are Combate, Buyé and Balneario de Boquerón, a family beach with calm water inside the Boquerón State Forest, and seafood with a sunset view in Joyuda. Discover Puerto Rico notes that Cabo Rojo’s lodging is largely vacation rentals (condos, beach houses and villas) rather than the usual hotel chains, and the Census counts 18.2% of its homes as held for seasonal use; 86.2% of all its homes are detached houses, the highest share of the four towns (2020-2024).
Rincón, the town of beautiful sunsets, is on Puerto Rico’s westernmost tip. Surfers of every level paddle out at María’s, Sandy Beach, Tres Palmas and Domes, which hosts an annual international contest, and humpback whales pass offshore in winter. The Tres Palmas Marine Reserve, created by law in 2004, protects one of the island’s most valuable coral reefs, rich in elkhorn coral, with snorkeling off Steps beach. At Punta Higüero, the lighthouse (first built in brick in 1892, rebuilt after the 1918 earthquake) stands in a park with benches, food kiosks and a view of Desecheo Island.
Rincón is the smallest of the four and the only one growing: its population rose 2.6% from April 2020 to July 2025, the fastest of Puerto Rico’s 78 municipios, while the island lost 3.1% (Census estimates). Almost one in five of its homes (17.8%) is held for seasonal use (Census, 2020-2024).
What the numbers say about demand on the west coast.
Second homes
Seasonal-use homes are 18.2% of Cabo Rojo’s housing and 17.8% of Rincón’s, against 4.6% across Puerto Rico (Census, 2020-2024).
A growing town
Rincón added 392 residents from April 2020 to July 2025 (+2.6%), the fastest growth of the island’s 78 municipios, while Puerto Rico as a whole lost 3.1% (Census estimates).
New nonstop flights
Avelo announced the first nonstops between Aguadilla and Lakeland, in central Florida, from November 18, 2026, and Tweed-New Haven, Connecticut, from November 19, each twice a week. BQN boarded 335,014 passengers in 2025, second in Puerto Rico after San Juan (FAA).
Rising prices
FHFA’s purchase-only house price index for Puerto Rico rose 4.1% in the year to the second quarter of 2026 and is up 66% since mid-2019 (an island-wide index FHFA calls developmental).
What homes here look like
Mostly houses, and newer than the island’s average. Detached single-family homes are 86.2% of Cabo Rojo’s housing, 66.4% of Aguadilla’s, 57.1% of Mayagüez’s and 48.8% of Rincón’s, and 27.6% of Cabo Rojo’s homes and 23.7% of Aguadilla’s were built in 2000 or later, against 16.6% island-wide (Census, 2020-2024). Mayagüez has the most apartments and condominiums, with 18.5% of its homes in buildings of 10 or more units.
The Census medians cover every owner-occupied home ($150,800 in Aguadilla, $111,600 in Mayagüez, $124,800 in Cabo Rojo and $154,700 in Rincón, 2020-2024), so an ocean-view villa or a house on the beach can be priced far above them. Rincón shows the top of the market: 6.1% of its owner-occupied homes are valued at $500,000 or more, against 2.7% across Puerto Rico.
Villas and beach houses
Much of the coast’s vacation stock; Discover Puerto Rico describes Cabo Rojo’s lodging as condos, beach houses and villas rather than chain hotels. Near the shore, check the flood zone and the coastal strip first (see below).
Condominiums
Governed by Puerto Rico’s Condominium Act (Ley 129-2020) and each building’s own rules. Ask for the rules, the budget and the latest minutes before you make an offer.
Gated urbanizaciones
Controlled-access neighborhoods run under a permit from the municipality (Municipal Code, Ley 107-2020). Ask who maintains the streets and the gate, and what the maintenance fee covers.
Flamboyanes above the Aguadilla shore
Schools and universities
Public schools in Puerto Rico are one island-wide system, run by the Departamento de Educación through seven regional offices. Aguadilla, Mayagüez, Cabo Rojo and Rincón all belong to the Mayagüez region (ORE Mayagüez), which covers 15 west coast municipios; ask the regional office which school serves a specific address.
In Aguadilla, Ramey School, a Department of Defense school on 27 acres of the former Ramey Air Force Base, teaches about 450 students from pre-kindergarten through 12th grade, the children of active-duty military and federal civilian employees at Coast Guard Air Station Borinquen and other agencies. For college, the University of Puerto Rico at Mayagüez had 10,618 students in fall 2024, and in Aguadilla the Inter American University campus had 3,161 and the University of Puerto Rico campus 1,928 (NCES).
The Cabo Rojo National Wildlife Refuge began in 1974 with 587 acres, and in 1999 another 1,269 acres, the Cabo Rojo Salt Flats, were added under a conservation easement. The salt flats were the first Caribbean site in the Western Hemisphere Shorebird Reserve Network, at least 145 bird species have been recorded on the refuge, and its Salt Flats Interpretive Center opens Wednesday to Saturday (U.S. Fish and Wildlife Service).
In the water, Discover Puerto Rico calls the west the island’s surfing capital, with waves in Isabela, Aguadilla and Rincón all year, lessons for beginners, and snorkeling among Crash Boat’s pilings and over the Tres Palmas reefs. On land there are the hiking trails around the Los Morrillos lighthouse, the Punta Borinquen course in Aguadilla and, at the end of the day, the sunset.
Cabo Rojo Salt Flats, Cabo Rojo National Wildlife Refuge
Hurricanes, earthquakes, flood maps and the shore
All four municipios were declared disaster areas after Hurricane María in 2017 and Hurricane Fiona in 2022, which came ashore over extreme southwestern Puerto Rico on September 18, 2022 (FEMA, National Hurricane Center). Cabo Rojo, Mayagüez and Rincón were also in the earthquake declaration of January 2020. Before you buy or list near the sea or a river, look the property up on the Planning Board’s flood portal, which works from the CRIM cadastral number and the FIRM and ABFE maps, and on FEMA’s Flood Map Service Center. Zones V and VE are the coastal ones, with storm waves on top of the flooding.
Most homeowners policies do not cover flood. NFIP flood insurance starts 30 days after you buy it (with no wait when you buy it with a mortgage), covers up to $250,000 for the building and $100,000 for contents, and is required with a federally backed mortgage in a high-risk zone. On the beach itself, the zona marítimo-terrestre is public land, and the Department of Natural and Environmental Resources (DRNA) says it moves with erosion, storm surges and hurricanes: for an oceanfront home, ask whether DRNA has certified a deslinde, the survey that marks that line.
The west coast has its own airport: Rafael Hernández (BQN) in Aguadilla, which Discover Puerto Rico puts 45 minutes to an hour from the region and about an hour from Mayagüez. From Luis Muñoz Marín International Airport (SJU) in San Juan, the drive is 2 to 2.5 hours to the region, about 2.5 to Mayagüez or Rincón and about three to Cabo Rojo. The PR-22 toll road (Expreso José de Diego) runs 84 km (52.2 miles) from San Juan to Hatillo, where it connects with PR-2 for the rest of the way west.
Mayagüez also has a small commercial airport, Eugenio María de Hostos (MAZ), with 8,991 boardings in 2025 (FAA). Daily trips are short: the Census puts the average commute at 20.8 minutes in Aguadilla, 21.7 in Mayagüez, 23.2 in Rincón and 25.9 in Cabo Rojo, against 28.0 island-wide (2020-2024).
What you'd keep in Aguadilla, Mayagüez and Cabo Rojo
Three example prices on the west coast, from a beach house in Cabo Rojo to an ocean-view villa in Rincón, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $5,999 flat for a home around $650,000. $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,400,000.⁶
On a home around $650,000
Traditional listing side (2.5%)$16,250
1% service (about $3,000 minimum)$6,500
Landian flat fee$5,999
$10,251⁵⁶
more in your pocket than a traditional listing
On a home around $900,000
Traditional listing side (2.5%)$22,500
1% service (about $3,000 minimum)$9,000
Landian flat fee$8,999
$13,501⁵⁶
more in your pocket than a traditional listing
On a home around $1,400,000
Traditional listing side (2.5%)$35,000
1% service (about $3,000 minimum)$14,000
Landian flat fee$11,999
$23,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$8,999 flat for a home around $900,000. That’s 1%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
How Landian works in Aguadilla, Mayagüez and Cabo Rojo
The same three steps as everywhere on Landian, with licensed agents who work Aguadilla, Mayagüez, Cabo Rojo and Rincón.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Moving to Aguadilla, Mayagüez and Cabo Rojo?
Moving for the surf, the sunsets or a shorter trip to the airport? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works the west coast. In Puerto Rico the deed is signed before a notary, a lawyer who holds a public office and must act impartially, and recorded in the Property Registry, whose western office in Mayagüez holds the Aguadilla, Mayagüez and San Sebastián sections. If the home will be your residence, ask CRIM for the home exemption (exoneración residencial) under the Municipal Code.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.¹
How much does it cost to sell a house in Aguadilla, Mayagüez, Cabo Rojo or Rincón with Landian?
One flat fee set by your home's price, not a percentage: $5,999 flat for a home around $650,000. $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,400,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Aguadilla, Mayagüez, Cabo Rojo and Rincón?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Puerto Rico. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian work in Aguadilla, Mayagüez, Cabo Rojo and Rincón?
Yes. Landian matches you with licensed local agents within about 75 miles of your home, which takes in the whole west coast, from Aguadilla to Cabo Rojo. Agents who accept your fee answer, and you compare them before anyone calls.
Which airport is closer, Aguadilla or San Juan?
Aguadilla’s Rafael Hernández (BQN), the island’s second-busiest airport, is 45 minutes to an hour from most of the west coast; San Juan’s Luis Muñoz Marín (SJU) is 2 to 3 hours away by car, depending on the town (Discover Puerto Rico). From November 2026, Avelo adds nonstops from BQN to Lakeland, Florida, and New Haven, Connecticut.
How do I check a home’s flood zone near the beach?
Look it up on the Planning Board’s flood portal (portaldeinundacion.jp.pr.gov) with the property’s CRIM cadastral number, and on FEMA’s Flood Map Service Center; the Planning Board’s result is informational. For an oceanfront lot, also ask whether DRNA has certified a deslinde of the zona marítimo-terrestre. Most homeowners policies exclude flood, and NFIP coverage starts 30 days after you buy it.
Which schools serve the west coast?
Public schools are part of the Departamento de Educación’s Mayagüez region (ORE Mayagüez), which covers 15 municipios, Aguadilla, Mayagüez, Cabo Rojo and Rincón among them. Ramey School in Aguadilla serves the children of military and federal employees, and the University of Puerto Rico at Mayagüez had 10,618 students in fall 2024 (NCES).
When can I visit the Los Morrillos lighthouse and the salt flats?
Not on Mondays, when access to both is closed, according to Discover Puerto Rico. The refuge’s Salt Flats Interpretive Center opens Wednesday to Saturday, 8 a.m. to 3:30 p.m. (U.S. Fish and Wildlife Service). Bring sunscreen and plenty of water.
Who handles the closing in Puerto Rico?
A notary, who in Puerto Rico is a lawyer holding a public office and acts impartially for both sides, prepares the deed, which is then recorded in the Property Registry; the western office in Mayagüez holds the Aguadilla, Mayagüez and San Sebastián sections. Your agent handles the offer, the inspections and the timeline; the notary handles the deed.
How does buying a home in Aguadilla, Mayagüez, Cabo Rojo or Rincón work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.
Your west coast home. One flat fee.
Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
