Selling in San Juan, Guaynabo or Dorado?A flat fee, not a commission.
Licensed local agents who list, negotiate and close your metro San Juan 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.
San Juan (about 329,700 people), Guaynabo (about 89,100) and Dorado (about 35,900) are three municipios of metro San Juan on Puerto Rico’s north coast, from the capital’s Condado towers to Dorado’s resort communities about 35 minutes west, 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: $6,999 flat for a home around $700,000. $11,999 flat for a home around $1,250,000. $19,999 flat for a home around $2,500,000. 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
San Juan, Guaynabo and Dorado at a glance
The island’s most valuable homes. Of Puerto Rico’s 78 municipios, Guaynabo, San Juan and Dorado have the three highest Census median home values, and Guaynabo also has the highest median household income.
San Juan
Municipio, 47.9 sq mi of land
Residents
329,737
July 1, 2025 estimate
Median home value*
$171,200
Homeowners
52.8%
Detached houses
39.7%
Median household income
$27,992
Average commute
24.0 min
Guaynabo
Municipio, 27.6 sq mi of land
Residents
89,055
July 1, 2025 estimate
Median home value*
$226,800
Homeowners
72.4%
Detached houses
52.6%
Median household income
$46,731
Average commute
24.5 min
Dorado
Municipio, 23.1 sq mi of land
Residents
35,891
July 1, 2025 estimate
Median home value*
$169,900
Homeowners
78.8%
Detached houses
72.6%
Median household income
$36,391
Average commute
33.9 min
U.S. Census Bureau population estimates 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), detached houses (one-unit detached homes as a share of all homes), median household income (2024 dollars) and mean travel time to work are 2020-2024 survey figures, so recent sale prices can run higher. Land area is from the 2020 Census Gazetteer; the rankings are our sort of the same tables for all 78 municipios.
Living in San Juan, Guaynabo and Dorado
The capital region in four parts: San Juan’s beach districts, its walled old city and Miramar, Guaynabo’s hills and gated streets, and Dorado’s coast.
Ocean Park from the air, San Juan
San Juan · Condado and Ocean Park
Condo towers, a lagoon and the city beaches
Condado is San Juan’s oceanfront district of towers along Ashford Avenue, which Discover Puerto Rico calls the island’s “Fifth Avenue,” with hotels such as the Condado Vanderbilt and La Concha, restaurants and shops within walking distance, and the airport about 10 minutes (5 miles) away. Behind it lies the Condado Lagoon: 200 acres of mangroves, seagrass, sandy beaches and coral where the endangered Antillean manatee feeds, declared the metro area’s first estuarine nature reserve by law in 2013. People kayak and paddleboard on it by day and by night, and Ventana al Mar park hosts outdoor yoga and sunset watchers.
Next door, Ocean Park’s beach has more of a laid-back feel, Discover Puerto Rico says, and its mid-sized waves draw surfers and beginners at the Último Trolley entrance. Together with El Escambrón, Condado Beach and Ocean Park are the city’s three main urban beaches.
San Juan was founded in 1521. Its forts are part of San Juan National Historic Site: El Morro, first built in 1539 and repaired and renovated for 250 years after, and San Cristóbal, under construction from 1634 to 1790; work on the city walls began the same year, 1634 (National Park Service). Discover Puerto Rico says San Cristóbal covers more than 27 acres, the largest fortification Spain built in the New World. La Fortaleza, built between 1533 and 1540, is still the governor’s residence, and UNESCO listed it with the historic site as a World Heritage Site in 1983.
Miramar is a historic district a few steps from Old San Juan, Condado and the Puerto Rico Convention Center, with restaurants and museums close by. Its Museo de Arte y Diseño (MADMi) occupies a house that was a studio for Puerto Rican artists, most notably Lorenzo Homar.
El Morro
Castillo San Cristóbal
La Fortaleza
Calle San Sebastián
Plaza de Armas
MADMi
Guaynabo, with Old San Juan on the horizon
Guaynabo
Gated streets in the hills next to the capital
Guaynabo is a 27-square-mile municipio between San Juan, Bayamón, Aguas Buenas and the Bay of San Juan. Juan Ponce de León and the first Spanish settlers lived here in the 16th century, and their settlement survives as the Caparra Ruins, a National Historic Landmark with a small museum. Today Guaynabo has the island’s highest Census median home value ($226,800) and highest median household income ($46,731, 2020-2024).
Much of Guaynabo lives behind a gate: a 2007 municipal ordinance notes that the city has “a large number” of urbanizaciones and condominiums with access control, and another that year approved improvements to the gate of the Estancias de Torrimar urbanización, partly paid by its residents’ association. Garden Hills is an urbanización in the city’s records since at least 1979, and Torrimar also names a Tren Urbano station. Parque Forestal La Marquesa sits on a mountaintop with an aviary, a butterfly house and a cable car; for shopping, San Patricio Plaza has more than 120 stores, and Paseo Tablado gathers kiosks, bars and street food.
Dorado, whose name means golden, is about 35 minutes west of San Juan, with eight barrios, a downtown and one of the few town squares on the island that still has a traditional Catholic church. Its best-known beaches are Kikita, in three parts (Cochino, Piedra and María) popular with surfers, and Ojo del Buey, named for a rock shaped like an ox’s eye. Casa del Rey, a 19th-century Spanish garrison, is now a museum.
In the 1950s Laurance Rockefeller turned a former plantation into the Dorado Beach Hotel. Today Dorado Beach, a Ritz-Carlton Reserve, spreads over 1,400 acres with three golf courses designed by Robert Trent Jones Sr. Dorado is also the most second-home of the three: 7.4% of its homes are held for seasonal or occasional use, against 4.6% across Puerto Rico (Census, 2020-2024).
What the numbers say about demand in the capital region.
The island’s top home values
Guaynabo ($226,800), San Juan ($171,200) and Dorado ($169,900) have the three highest Census median home values of Puerto Rico’s 78 municipios, against $131,500 island-wide (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).
A busy airport minutes away
San Juan’s Luis Muñoz Marín airport boarded 6.66 million passengers in 2025, up 2.6% on 2024 and the 38th most of any U.S. airport (FAA).
People staying put
Dorado’s population held steady from April 2020 to July 2025 (35,876 to 35,891) and Guaynabo’s slipped 0.8%, while Puerto Rico’s fell about 3% (Census estimates).
What homes here look like
Three housing markets in one metro. San Juan is the island’s most vertical: 22.9% of its homes are in buildings of 20 or more units, the highest share of any municipio and almost four times the island’s 6.1%, and only 39.7% are detached houses. It is also the oldest, with about 35% of its homes built before 1960, against 14% island-wide. In Guaynabo about half the homes (52.6%) are detached houses and 15.9% are in buildings of 20 or more units. Dorado is mostly houses, 72.6% detached and 17.8% attached, and 26.1% of its homes were built in 2000 or later, against 16.6% island-wide (Census, 2020-2024).
The Census medians cover every owner-occupied home in each municipio, so an ocean-view condo in Condado, a house in a gated Guaynabo urbanización or a home in a Dorado resort community can be priced far above them.
Condominiums
From Condado’s beach towers to buildings on the lagoon and in Guaynabo. They are 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), common in Guaynabo. Ask who maintains the streets and the gate, and what the maintenance fee covers.
Resort communities
Discover Puerto Rico describes Dorado’s beachfront resorts, golf courses and upscale neighborhoods; Dorado Beach alone covers 1,400 acres. If a home is inside a resort community, ask for its rules and fees early.
Towers on the Condado Lagoon, San Juan
Schools
Public schools across Puerto Rico are one system, run by the Departamento de Educación through seven regional offices (Oficinas Regionales Educativas). Schools in San Juan and Guaynabo belong to the San Juan region, with Carolina and Trujillo Alto; Dorado’s belong to the Arecibo region. To find the school for a specific address, use the department’s Busca tu Escuela locator.
Many families in the metro area also look at private schools, among them Robinson School in San Juan, which dates itself to 1902, and TASIS Dorado, founded in 2002, which offers 32 Advanced Placement courses.
City beaches, a protected lagoon and green hills, all within a short drive.
Condado Lagoon
A 200-acre estuarine nature reserve since 2013, with mangroves, seagrass, coral and manatees, in the middle of the city. Kayaks and paddleboards go out by day and by night.
The city beaches
Condado Beach, El Escambrón and Ocean Park are San Juan’s three main urban beaches. Discover Puerto Rico warns of strong currents in parts of Condado Beach: swim where there are lifeguards, or in the calmer lagoon.
La Marquesa
Guaynabo’s forest park on a mountaintop, with an aviary, a butterfly house, a cable car and play areas.
Dorado’s coast
Surf at Kikita, camp at Ojo del Buey, or take a guided forest walk at Finca Gaia.
Hurricanes, flood maps and insurance
San Juan, Guaynabo and Dorado were all declared disaster areas after Hurricane María in 2017 and Hurricane Fiona in 2022 (FEMA). Before you buy or list near the sea, the lagoon 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 gives an informational result, 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 (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 area. Building in a flood zone needs an elevation certificate (Planning Regulation 13).
Luis Muñoz Marín International Airport (SJU) is about 10 minutes (5 miles) from Condado and 15 minutes from San Juan, by Discover Puerto Rico’s count, and Dorado is about 35 minutes from San Juan. Heading west, PR-22, the Expreso José de Diego toll road, is the island’s busiest, with about 200,000 vehicles a day on its 52.2 miles from San Juan to Hatillo through Guaynabo, Bayamón, Toa Baja and Dorado (Metropistas).
The Tren Urbano, run by the Autoridad de Transporte Integrado, has 16 stations in San Juan, Guaynabo and Bayamón, from Bayamón through Torrimar, Río Piedras and Hato Rey to Sagrado Corazón; all 16 reopened in July 2025 after a period of service only between Bayamón and Martínez Nadal. It does not reach Old San Juan, Condado or Dorado, and most people drive: 73.4% of San Juan workers and 78.7% of Dorado’s drive alone, and the average commute is 24.0 minutes in San Juan, 24.5 in Guaynabo and 33.9 in Dorado (Census, 2020-2024).
What you'd keep in San Juan, Guaynabo and Dorado
Three example prices in metro San Juan, from a Condado condo to a Dorado resort home, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $6,999 flat for a home around $700,000. $11,999 flat for a home around $1,250,000. $19,999 flat for a home around $2,500,000.⁶
On a home around $700,000
Traditional listing side (2.5%)$17,500
1% service (about $3,000 minimum)$7,000
Landian flat fee$6,999
$10,501⁵⁶
more in your pocket than a traditional listing
On a home around $1,250,000
Traditional listing side (2.5%)$31,250
1% service (about $3,000 minimum)$12,500
Landian flat fee$11,999
$19,251⁵⁶
more in your pocket than a traditional listing
On a home around $2,500,000
Traditional listing side (2.5%)$62,500
1% service (about $3,000 minimum)$25,000
Landian flat fee$19,999
$42,501⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$11,999 flat for a home around $1,250,000. That’s 0.96%, 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 San Juan, Guaynabo and Dorado
The same three steps as everywhere on Landian, with licensed agents who work San Juan, Guaynabo and Dorado.
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.
A house in Miramar, San Juan
Moving to San Juan, Guaynabo and Dorado?
Moving for Condado’s beach, a gated street in Guaynabo or the Dorado coast? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works metro San Juan. In Puerto Rico the deed is signed before a notary, a lawyer authorized by the Supreme Court who is impartial and is not the lawyer of either side, and recorded in the Property Registry. 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 San Juan, Guaynabo or Dorado with Landian?
One flat fee set by your home's price, not a percentage: $6,999 flat for a home around $700,000. $11,999 flat for a home around $1,250,000. $19,999 flat for a home around $2,500,000. 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 San Juan, Guaynabo and Dorado?
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 San Juan, Guaynabo and Dorado?
Yes. Landian has a San Juan office page and matches you with licensed local agents within about 75 miles of your home, so Guaynabo, Dorado and the rest of the metro area are covered. Agents who accept your fee answer, and you compare them before anyone calls.
How far is the San Juan airport?
Discover Puerto Rico puts Condado about 10 minutes (5 miles) from Luis Muñoz Marín International Airport and San Juan about 15 minutes, and Dorado about 35 minutes from San Juan. PR-22, the toll road west, runs through Guaynabo and Dorado.
Which public schools serve San Juan, Guaynabo and Dorado?
Puerto Rico’s Departamento de Educación runs every public school on the island. San Juan and Guaynabo are in its San Juan regional office, and Dorado in the Arecibo one. Use the department’s Busca tu Escuela locator to find the school for a specific address.
Does the Tren Urbano reach Condado or Old San Juan?
No. Its 16 stations run from Bayamón through Guaynabo, Río Piedras and Hato Rey to Sagrado Corazón, so Condado, Old San Juan and Dorado are reached by car or bus.
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.
Who handles the closing in Puerto Rico?
A notary, who in Puerto Rico is a lawyer authorized by the Supreme Court and is not the lawyer of either buyer or 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 San Juan, Guaynabo or Dorado 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 metro San Juan 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.
