Puerto Rico Mortgage Guide 2026
This Puerto Rico mortgage guide covers everything you need to know about getting a mortgage on the island — 2026 FHA and conforming loan limits by municipio, AFV down payment and loan programs, property taxes, Property Registry fees, and an overview of Puerto Rico’s housing markets.
Puerto Rico Mortgage Guide: Loan Limits by Municipio (2026)
Puerto Rico has two FHA limit levels for 2026. The 40 municipios in the San Juan-Bayamón-Caguas metro area carry a one-unit FHA limit of $690,000; the other 38 sit at the national floor of $541,287. The conforming loan limit is $832,750 in all 78 municipios, so FHA limits are below the conforming limit everywhere on the island.
| Municipio | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| San Juan | $832,750 | $690,000 | San Juan-Bayamón-Caguas metro |
| Bayamón / Guaynabo / Carolina | $832,750 | $690,000 | San Juan-Bayamón-Caguas metro |
| Caguas / Humacao / Fajardo | $832,750 | $690,000 | San Juan-Bayamón-Caguas metro |
| Dorado / Toa Baja / Vega Baja / Manatí | $832,750 | $690,000 | San Juan-Bayamón-Caguas metro |
| Ponce | $832,750 | $541,287 | National floor |
| Mayagüez / Aguadilla | $832,750 | $541,287 | National floor |
| Arecibo / Utuado | $832,750 | $541,287 | National floor |
| Vieques / Culebra | $832,750 | $541,287 | National floor |
Check your municipio. All 40 San Juan-metro municipios share the $690,000 limit and all 38 others share $541,287. Two- to four-unit limits are higher. Source: HUD’s 2026 forward mortgage limits file and FHFA’s 2026 conforming loan limits.
Loan Programs Available in Puerto Rico
All major federal mortgage programs are available in Puerto Rico, along with mortgage programs from the Puerto Rico Housing Finance Authority (AFV).
| Program | Min Down Payment | Min Credit Score | Best For |
|---|---|---|---|
| FHA | 3.5% | 580 | First-time buyers, lower credit scores |
| VA | 0% | 580–620 (lender overlay) | Veterans, active duty, surviving spouses |
| USDA | 0% | 640 | Buyers in USDA-eligible areas within income limits |
| Conventional | 3–20% | 620 | Strong credit, wants PMI cancellation |
| AFV Vivienda Joven | Up to 98% financing | 600 | Graduates aged 21–35 buying their first home |
| Pronto pa’ tu casa (AFV) | Grant can cover the down payment | Lender’s requirement | Low- and moderate-income buyers who don’t own a home |
AFV Down Payment and Loan Programs
The Puerto Rico Housing Finance Authority (Autoridad para el Financiamiento de la Vivienda, AFV) runs the island’s main homebuyer programs. Pronto pa’ tu casa is a grant funded by federal CDBG-MIT recovery money; Vivienda Joven is an AFV-backed mortgage; HOME provides down payment help for lower-income families.
| Program | Assistance | Who Qualifies |
|---|---|---|
| Pronto pa’ tu casa | Grant of up to $45,000 for down payment and closing costs; up to $55,000 with a Critical Recovery Worker in the household; +$5,000 in a designated urban center | Low- and moderate-income or urgent-need households that don’t own a home; homebuyer course; first mortgage from a participating institution |
| Vivienda Joven | AFV-guaranteed mortgage: up to 98% of price or appraisal, plus up to 7% for closing costs (maximum 105% LTV) | Ages 21–35 who graduated within the last 5 years; income up to $200,000; 600 credit score |
| HOME | Down payment assistance combined with a mortgage | Low- and moderate-income families who can’t qualify on their own; lived in Puerto Rico the last 12 months |
Pronto pa’ tu casa income limits are set at 120% of area income. The limit is $79,200 for a four-person household (from $55,450 for one person to $104,550 for eight). The purchase price can’t exceed the FHA limit or the appraised value, and you must live in the home for 5 years. Details: Pronto pa’ tu casa program page and afv.pr.gov.
Puerto Rico Property Taxes
Property taxes in Puerto Rico are assessed and collected by CRIM, the Municipal Revenue Collection Center, and rates vary by municipio. Puerto Rico’s estimated effective property tax rate is about 0.44% (median real estate taxes paid ÷ median owner-occupied home value, Census ACS 2024 B25103 and B25077).
Principal residence exoneration. CRIM exempts residential property from tax on the first $15,000 of assessed (tax) value. It applies to one home per taxpayer, up to one cuerda, that you occupy as your principal residence. Details at CRIM’s FAQ.
| Home Value | Est. Annual Tax (0.44%) | Monthly Escrow |
|---|---|---|
| $150,000 | $660 | ~$55 |
| $250,000 | $1,100 | ~$92 |
| $350,000 | $1,540 | ~$128 |
Your bill depends on CRIM’s assessment, not the price. CRIM’s assessed value can differ greatly from what you pay for a home, and the exoneration lowers the bill further. Check the property’s CRIM account before closing, and file a change of owner with CRIM after you buy.
Closing Costs in Puerto Rico
In Puerto Rico the deed and the mortgage are each recorded in the Property Registry. Registry fees are set by Ley 91-1970 (30 L.P.R.A. § 1767a): $15 to present each document, then an inscription fee based on value. Your lender’s Loan Estimate itemizes your actual costs.
| Fee | Rate / Amount | On a $250,000 Purchase ($240,000 Loan) |
|---|---|---|
| Registry presentation fee | $15 per document | $30 (deed + mortgage) |
| Registry inscription — deed | $50 for first $25,000 + $4 per $1,000 above | $950 |
| Registry inscription — mortgage | $50 for first $25,000 + $4 per $1,000 above | $910 |
| Notary fees | Set by the Notarial Law | Ask your notary for a quote |
| Loan origination fee | ~0.5–1% of loan amount | Varies by lender |
| Lender’s title insurance | Set by the title insurer; varies with loan amount | Get a quote |
Registry fees scale with value. Above $25,000, each $1,000 (or fraction) of value adds $4 to the inscription fee. Fees are paid with stamps and receipts authorized by the Department of the Treasury (Hacienda). Pronto pa’ tu casa grants can be used toward reasonable closing costs.
Puerto Rico Housing Market Overview (2026)
Puerto Rico’s housing market centers on the San Juan metro area, with other markets around Ponce, Mayagüez, Arecibo and Aguadilla, a rural mountain interior, and the island municipios of Vieques and Culebra. Prices and trends vary by neighborhood — check current local sales data before making an offer.
| Area | Market Notes |
|---|---|
| San Juan metro | The higher FHA limit applies; central San Juan is not USDA-eligible |
| South and west (Ponce, Mayagüez, Aguadilla) | National-floor FHA limit |
| Rural interior (for example, Utuado) | Some addresses are USDA-eligible — check the map |
| Vieques and Culebra | Island municipios at the national-floor FHA limit |
| Designated urban centers | Pronto pa’ tu casa adds a $5,000 incentive |
