6 Secrets to Buy a Home in Dorado Beach

Whether this is your first investment or a luxury upgrade, purchasing in Puerto Rico—especially in Dorado Beach—requires a tailored approach. Here’s how to navigate the process confidently with Nest Lux by your side:

1. KNOW YOUR BUDGET: CASH OR FINANCING?
Before scheduling showings, determine your financial approach:

• Traditional Financing through banks like Banco Popular, FirstBank, or Oriental may face delays (60+ days). Most Dorado Beach sellers won’t accept offers subject to financing. Typical purchase contracts are 30-35 days, making it very tight to secure financing from a traditional lender. Buyer diligence, and pre-qualification is key to succed with a traditional lending.
• Private Lenders (like LendUS, One Trust Mortgage, EN Capital,CrossCountry Mortgage) offer faster closings but with slightly higher rates.
• Cash Offers are the norm in this market and give buyers a strong advantage. Many buyer offer a cash puchase, with the ability to finance ( but without being subject to financing). Pro tip: Some buyers opt for cash offers with optional post-close financing, avoiding contract delays.
  
  

2. DEFINE YOUR WISH LIST—WITH FLEXIBILITY. 
Island architecture, older homes, and tropical layouts may differ from mainland expectations. Know your essentials but keep an open mind:

• Budget range
• Number of beds/baths
• Square footage
• Style: condo, townhome, single-family, or land
• Pool or no pool
• Move-in timeframe
• Ready-to-move-in vs. renovation project vs. new construction
• Ritz-branded or not?
• Distance to beach or resort amenities
• Personal lifestyle: family, entertainment, fitness, remote work, etc.
  
  

3. UNDERSTAND PUERTO RICO & DORADO REAL ESTATE DYNAMICS
There are key differences from mainland real estate:

• Dual Agency is common. Many brokers represent both buyer and seller. Be aware that the moment you call a listing agent directly, they might assume that you are becoming their client. Having a broker that strictly represent you, guarantees the best advocacy. At Nest Lux, we advocate solely for you, the buyer.
• MLS & Listing Access is limited. Many homes are sold quietly, off-market.We leverage insider relationships to give you full visibility.
• Comparables & Square Footage are inconsistent. PR listings often lack accurate SF data.We pull from the Property Registry to guide your offer strategy.
• Buyer’s Representation is not standard—yet essential. The term "Buyer's Representative" in Puerto Rico is not the norm and they are just considered as the Buyer's Broker. In the mainland these are usually compensated with a house hunting fee (regardless of a purchase happening or not). In Puerto Rico, when a Buyer is represented by a Broker in a negotiation for a property that has another listing Broker, the two Brokers co-broke and split the commission fee established by Seller.
• Minimum Commission: Beware of Real Estate companies that only show properties that promise a certain minimum commission %.With Nest Lux, you get negotiation expertise without additional buyer fees.
  
  

4. WHY BUYERS CHOOSE NEST LUX
At Nest Lux, we offer tailored, end-to-end service with a passion for luxury and detail.

• Exclusive Advocacy: We negotiate solely for you not both sides.
• Access to All Listings: On- and off-market homes.
• Market Expertise: From data analysis to island nuances.
• Strategic Partners: Legal, relocation, tax, and wealth advisors—no referral commissions.
• Discreet Guidance: Whether you’re local or flying in for showings, your privacy and time are protected.
  
  

5. READY TO MAKE AN OFFER?

• Offers can be informal (email) or more structured. Letters of Intent are emerging for complex deals.
• Proof of Funds (POF) is usually required for showings or offers.
• Legal review is highly recommended before executing any agreements. 
  Typical Offer Terms:
• Cash
• “As Is” with inspection contingency (structural only)
• Contract term: 15–45 days
• 3–10% deposit
• Inclusions: furniture, golf carts, artwork (negotiable)
• Notary selection and closing costs: negotiable
  
  

6. FROM CONTRACT TO CLOSING

• Legal Counsel: We help you connect with trusted lawyers for entity selection, contract review, etc. We highly encourage for our clients to have access to a lawyer to among many things, review the Purchase and Sale Agreement and review the pros and cons of the selection of a Buying entity vs the other (personal, LLC, trust etc).
• Notary: Must be a Puerto Rico attorney; prepares deed and ensures accuracy. In Puerto Rico all purchase and sale deeds must be notarized. In Puerto Rico, only Puerto Rico lawyers can be notary publics. The selected Notary (regardless of which party pays for the service) would be responsible for preparing the deed and overseeing the documentation for closing. They have a duty to be impartial to both sides and watch for the interest of both. Additionally, the Notary gives public faith (and is personally responsible) for the contents of the deed (parties, facts, encumbrances etc).Marital Status: Keep in mind that in Puerto Rico if you are married, both spouses need to sign the contract and deed (or a power of attorney).
• Escrow: Funds typically wired to an Escrow Agent (or occasionally Broker escrow). Once the contract is executed by both parties, it is expected for the Buyer to send the deposit via certified check or wire immediately. In Puerto Rico, Brokers are allowed to receive escrow deposits to their escrow accounts. Nevertheless, it has become typical with bigger transactions for the funds to be sent to an Escrow Agent.
• Due Diligence: Includes inspections, title review, debt check, and public registry. During the due diligence period, the Seller has the right for an inspection. Additionally, the Notary and/or a Title Company will make sure there are no debts, encumbrances and do a title study.
• Title & Closing: Title companies or closing agents prepare statements and disburse funds. Even though Notaries and Brokers are fully capable to handle a closing, it has become the norm in this market to outsource several parts of the process to a Title Company/Escrow/Closing Agents (usually same company). In most cases, a Closing Agent will prepare the closing statement, and receive and disburse all funds at closing. 
• Closing and Other Costs: All deeds need to be presented at the property registry.
• Property Registry: There are some pre-established costs for stamps and vouchers that amount to about a little over .5%. The division of these costs is usually negotiated.
• Notarial fee: established by law it has a minimum rate of .5%. Civil code states that whoever selects the Notary, pays for it; unless otherwise agreed upon.
• Dorado Special tax over Real Estate sales: About 1% for sales price of $1M-$5M. Above that % goes down gradually.
• Dorado Beach Membership: These have changed over time but expect anything over $150k for Memberships for property owners inside the Resort.