Closing on a Home in Puerto Rico vs. Florida: What's Actually Different
In Puerto Rico, there's no title company. A notario — who is a licensed attorney, not just a notary public — drafts the deed, holds the funds, and records the sale. If you've bought in Florida, most of the process will feel familiar. The closing won’t.
Side by side
Florida | Puerto Rico | |
Who runs the closing | Title company or attorney | Notario (a licensed attorney) |
Where your money sits | Escrow or title company | Usually the notario's trust account |
The deed | Signed and notarized | Escritura pública, read aloud and signed before the notario |
Can you use a mainland notary? | — | No |
Who pays the closing agent | Set by contract and local custom | No single rule — negotiated in the contract |
Recording | County records | Registro de la Propiedad |
The notario is not the notary you know
In Florida, a notary stamps a signature. In Puerto Rico, the notario is an attorney who prepares the deed, verifies everyone's identity and legal capacity, and makes sure the paperwork is complete before anyone signs.
That's why you can't bring a notary from the mainland. Only a Puerto Rico notario can execute the deed.
There's no escrow company
Your funds are typically held in the notario's trust account instead. Ask how the account is managed and insured before you wire a dollar.
The seller has homework before closing
Before signing, the property has to be cleared of tax and lien debt. That means the seller produces a title study plus certifications from CRIM (property tax), Hacienda, and the HOA if there is one.
If any of those are missing, the closing waits.
If the seller lives outside Puerto Rico
A portion of the sale price is withheld and sent to Hacienda at closing. Your notario handles it — but it's worth knowing it exists, so it doesn't surprise anyone at the table.
Who pays what is negotiable
There's no fixed rule for who pays the notario. Some deals split it; some don't.
Put it in writing in your purchase agreement. And ask for a written estimate of closing costs before you make an offer, not after.
Recording takes time — and that's normal
After closing, the deed is filed at the Registro de la Propiedad. Depending on the registry's workload, recording can take weeks or months.
That delay doesn't undo your purchase. You own the home once you sign. The public record just catches up later.
Four questions to ask your notario
Who pays your fee, and how much will it be? Notario fees follow a regulated schedule based on the sale price — ask for the number in writing.
How is my money held before closing? You want to hear "insured trust account."
Should I buy title insurance? Ask what the title study found and what it didn't.
Can I sign remotely if I can't be here? If you can't fly in for closing, ask about your options before you schedule the trip.
Buying from the States? Get a closing cost estimate before you make an offer.
This article is for general information only and is not legal advice. Every closing is different; your notario will confirm the specifics of your transaction.
Coldwell Banker Puerto Rico | Lic. E-497
