Selling in Fajardo, Río Grande or Luquillo?A flat fee, not a commission.
Licensed local agents who list, negotiate and close your east 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.
Fajardo (about 30,800 people), Río Grande (about 44,800) and Luquillo (about 17,200) are neighboring municipios on Puerto Rico’s northeast coast, about 30 to 45 minutes from the San Juan airport, and Landian works across all three 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 $950,000. $14,999 flat for a home around $1,500,000. 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
Fajardo, Río Grande and Luquillo at a glance
A second-home market inside a local one. About one in five Luquillo homes is held for seasonal or occasional use, against under 5% across Puerto Rico, and Luquillo has about twice the island’s share of homes in buildings of 20 or more units.
Fajardo
Municipio, 29.9 sq mi of land
Residents
30,780
July 1, 2025 estimate
Median home value*
$121,400
Homeowners
66.7%
Seasonal-use homes
13.4%
In buildings of 20+ units
6.5%
Average commute
26.1 min
Río Grande
Municipio, 60.6 sq mi of land
Residents
44,799
July 1, 2025 estimate
Median home value*
$131,600
Homeowners
71.1%
Seasonal-use homes
10.9%
In buildings of 20+ units
3.8%
Average commute
36.9 min
Luquillo
Municipio, 25.8 sq mi of land
Residents
17,190
July 1, 2025 estimate
Median home value*
$138,500
Homeowners
68.9%
Seasonal-use homes
21.0%
In buildings of 20+ units
13.1%
Average commute
29.5 min
U.S. Census Bureau QuickFacts and Puerto Rico Community Survey tables: residents are the July 1, 2025 population estimate; *median value of owner-occupied homes, homeowners (owner-occupied share of 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), homes in buildings of 20 or more units and mean travel time to work are 2020-2024 survey figures, so recent sale prices can run higher.
Living in Fajardo, Río Grande and Luquillo
Three neighbors on PR-3, between El Yunque and the sea, that feel very different: a boating town on its bay, a rainforest and resort town, and a beach town.
Puerto del Rey marina, Fajardo
Fajardo
Marinas, cays and a glowing lagoon
Fajardo sits on the island’s northeast tip, and much of life here faces the water. Discover Puerto Rico counts more than five marinas, among them Puerto del Rey, which calls itself the Caribbean’s largest, with more than 900 wet slips for boats from 32 to 200 feet; one group runs Villa Marina, Puerto Chico, Isleta Marina and three more around the sheltered bay. Water taxis and charters go out to Icacos and the other cays of the Cordillera Nature Reserve.
At Las Croabas, kayaks and small boats follow a narrow canal into Laguna Grande, one of Puerto Rico’s three bioluminescent bays. Next door, the Cabezas de San Juan Nature Reserve (11 ecosystems, protected since 1975) is visited on guided tours up to its 1880 lighthouse, restored in 2023, and Balneario Seven Seas, a crescent of palms and almond trees, sits at its entrance. The public ferries to Culebra and Vieques no longer leave from Fajardo: since 2018 they sail from Ceiba, just south, one hour to Vieques and an hour and a half to Culebra.
Most of El Yunque’s recreation sites are on PR-191 North in Río Grande. It is the only tropical rainforest in the national forest system, nearly 29,000 acres across eight municipios, and the Forest Service says it welcomes about a million visitors a year. From PR-3, the El Portal Rainforest Center is 4 km up PR-191, and La Coca Falls, an 85-foot drop, is at km 8.1, just before the 69-foot Yokahú Tower. The corridor needs no reservation (Forest Service, February 2026).
On the coast are the island’s best-known resort communities: Bahía Beach, a 483-acre gated community with a Robert Trent Jones Jr. golf course and the Four Seasons resort, between Río Grande and Luquillo; the 500-acre Wyndham Grand Rio Mar, with two golf courses along a mile of beach; and the Hyatt Regency Grand Reserve, home of the Puerto Rico Open. La Paseadora, a small boat, rides the Río Espíritu Santo, which Discover Puerto Rico calls the island’s only navigable river.
Luquillo is known as La Capital del Sol, with more than 12 miles of coastline below El Yunque. Its public beach, Balneario La Monserrate, has tent grounds and picnic tables, and along PR-3 the Kioskos de Luquillo gather more than 60 vendors, with bars open until 2 a.m. on Friday and Saturday nights.
It is also the most second-home town of the three: the Census counts about one in five Luquillo homes as held for seasonal or occasional use, and 13% of its homes are in buildings of 20 or more units, about twice the island’s share. Discover Puerto Rico puts it 30 minutes from the San Juan airport.
What the numbers say about demand on the east coast.
Second homes
Seasonal-use homes are 21.0% of Luquillo’s housing, 13.4% of Fajardo’s and 10.9% of Río Grande’s, against 4.6% across Puerto Rico (Census, 2020-2024).
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).
More visitors
The Forest Service says El Yunque draws about a million visitors a year and proposed day fees in May 2026 to manage the growth. San Juan’s airport boarded 6.66 million passengers in 2025, up 2.6% on 2024 (FAA).
Investment next door
In Ceiba, on the former Roosevelt Roads base that also holds the Ceiba airport, the government presented a $46.7 million ferry terminal for Vieques and Culebra in November 2025. Boardings at the Ceiba airport rose 18% in 2025 (FAA).
What homes here look like
Most homes are houses: 62.5% of homes in Fajardo, 72.9% in Río Grande and 65.0% in Luquillo are detached single-family homes (Census, 2020-2024). Much of the rest is condominiums, from towers on the bay at Fajardo and in Luquillo to residences in the resort communities, plus gated neighborhoods: a municipality can authorize controlled access to an urbanización under the Municipal Code, and Bahía Beach is a 483-acre gated community.
The Census medians cover every owner-occupied home ($121,400 in Fajardo, $131,600 in Río Grande and $138,500 in Luquillo, 2020-2024), so a beachfront condo or a house in a gated resort community can be priced far above them.
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.
Resort communities
Bahía Beach (gated, around the Four Seasons, with beachfront residences and custom-built estates) and Rio Mar (500 acres, two golf courses). Ask for the community’s rules and fees early.
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.
Isleta Marina and the cays, Fajardo
Hurricanes, flood maps and insurance
All three municipios were declared disaster areas after Hurricane María in 2017 and Hurricane Fiona in 2022 (FEMA). 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 post-María 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, 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 area. Building in a flood zone needs an elevation certificate (Planning Regulation 13), and construction follows the 2018 Puerto Rico Building Code, based on the 2018 International Building Code.
From San Juan, the PR-66 toll road (the Expreso Roberto Sánchez Vilella) runs 8.8 miles from Carolina through Canóvanas to Río Grande, and PR-3 carries on along the coast through Luquillo to Fajardo. Discover Puerto Rico puts Río Grande and Luquillo about 30 minutes from Luis Muñoz Marín International Airport (SJU) and Fajardo about 45. PR-53 starts in Fajardo and runs south toward Ceiba, Humacao and Yabucoa.
For the islands, ferries leave from Ceiba, about an hour from San Juan by car: one hour to Vieques and an hour and a half to Culebra, and visitors can’t take rental cars aboard. From the Ceiba airport, flights take 10 minutes to Vieques and 15 to Culebra.
Cayo Icacos, off Fajardo
What you'd keep in Fajardo, Río Grande and Luquillo
Three example prices on the east coast, from a beachfront condo to a resort home, 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 $950,000. $14,999 flat for a home around $1,500,000.⁶
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 $950,000
Traditional listing side (2.5%)$23,750
1% service (about $3,000 minimum)$9,500
Landian flat fee$8,999
$14,751⁵⁶
more in your pocket than a traditional listing
On a home around $1,500,000
Traditional listing side (2.5%)$37,500
1% service (about $3,000 minimum)$15,000
Landian flat fee$14,999
$22,501⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$8,999 flat for a home around $950,000. That’s 0.95%, 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 Fajardo, Río Grande and Luquillo
The same three steps as everywhere on Landian, with licensed agents who work Fajardo, Río Grande and Luquillo.
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.
Río Grande shoreline
Moving to Fajardo, Río Grande and Luquillo?
Moving for the marinas, the rainforest or the beach? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works the east coast. In Puerto Rico the deed is signed before a notary, a lawyer authorized by the Supreme Court who represents neither side, and recorded in the Property Registry, which has an office in Fajardo. If the home will be your residence, ask CRIM for the home exemption (exoneración residencial), which covers one home per owner.
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 Fajardo, Río Grande or Luquillo 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 $950,000. $14,999 flat for a home around $1,500,000. 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 Fajardo, Río Grande and Luquillo?
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 have agents in Fajardo, Río Grande and Luquillo?
Yes. Landian has a Luquillo office page and matches you with licensed local agents within about 75 miles of your home, so Fajardo, Río Grande and the rest of the east coast are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Do the ferries to Culebra and Vieques still leave from Fajardo?
No. Since 2018 the public ferries leave from the Ceiba terminal on the former Roosevelt Roads base, about an hour’s drive from San Juan: about an hour to Vieques and an hour and a half to Culebra. Only island residents can take a car aboard. From Fajardo, water taxis and charters go to the cays, such as Icacos.
How do I check whether a home is in a flood zone?
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 and uses both the FIRM and the post-María ABFE maps. Most homeowners policies exclude flood, and NFIP coverage starts 30 days after you buy it.
How far is the San Juan airport?
About 30 minutes from Río Grande and Luquillo and about 45 from Fajardo, according to Discover Puerto Rico, by the PR-66 toll road and PR-3.
Who handles the closing in Puerto Rico?
A notary, who in Puerto Rico is a lawyer authorized by the Supreme Court and represents neither buyer nor seller, prepares the deed, which is then recorded in the Property Registry. Your agent handles the offer, the inspections and the timeline; the notary handles the deed.
How does buying a home in Fajardo, Río Grande or Luquillo 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 east 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.
