Looking at something in Grand Reserve?
Almost everything for sale here is new construction from the developer. Resale inside the same community is a different number, and a delivery date binds only in the purchase agreement, not in a brochure.
Tell us which one you are looking at and we will tell you what resale has actually closed for. 787-717-6443.
For sale now at Grand Reserve
Residence | Asking | Sq ft | Type |
|---|---|---|---|
$11,000,000 | 7,075 | New construction | |
$9,750,000 | 7,081 | New construction | |
$6,100,000 | 3,238 | New construction | |
$4,495,000 | 3,238 | New construction | |
$3,695,000 | 3,238 | New construction | |
$3,695,000 | 3,238 | New construction | |
$3,650,000 | 3,238 | New construction | |
$2,495,000 | 2,696 | Resale |
Delivery dates are not published here. Construction having started is not a delivery date, and the provisions that bind are in the purchase agreement, not in a brochure. Ask us and we will get them in writing.
The number that matters at Grand Reserve
New construction at Grand Reserve is asking between $1,127 and $1,884 per square foot. No resale inside the same gate has ever closed above $616.
Resale, last 36 months | $294 – $616 per sq ft |
New construction, asking 20 October 2026 | $1,127 – $1,884 per sq ft |
That is not an argument against the new buildings. Marea and Amané are a different product: new, with their own amenities and their own delivery schedule. It is an argument for knowing which of the two markets you are buying in, because at Grand Reserve they sit on the same boulevard and they do not price like each other.
Grand Reserve resale: every closing in the MLS, last 36 months
Residence | Price | Sq ft | $/sq ft | Closed |
PH, Country Club | $2,086,000 | 3,573 | $584 | Oct 18, 2025 |
E401 | $1,250,000 | 3,000 | $417 | Jun 12, 2026 |
E402 | $1,250,000 | 3,000 | $417 | Apr 8, 2026 |
G-301, Country Club Villas | $1,235,000 | 3,398 | $363 | Apr 28, 2025 |
F302 | $1,200,000 | 2,861 | $419 | Sep 12, 2025 |
412 E202, Coco Beach Villas | $930,000 | 2,994 | $311 | Sep 30, 2024 |
202B, Country Club Residences | $850,000 | 2,895 | $294 | Dec 11, 2024 |
Eight more that the MLS search does not return
The MLS files part of Grand Reserve under other subdivision names. These eight closings appear in the public sold record on the same boulevard and do not come back in a search for Grand Reserve — including one that carries the name in its own address.
Residence | Price | Sq ft | $/sq ft | Closed |
410 A501 | $2,200,000 | 3,573 | $616 | Apr 24, 2025 |
200 E501 | $1,500,000 | 3,021 | $497 | Sep 29, 2024 |
410 PH-502B | $1,500,000 | 3,021 | $497 | May 30, 2024 |
406 402D | $1,356,000 | 3,537 | $383 | Feb 15, 2024 |
410 B402 | $1,350,000 | 3,573 | $378 | Jul 24, 2024 |
408 C-401 | $1,335,000 | 3,219 | $415 | — |
410 E302 | $1,290,000 | 3,573 | $361 | May 24, 2024 |
201B, Country Club Residences at Grand Reserve | $900,000 | 2,645 | $340 | Apr 29, 2024 |
408 C-401 was our own closing. If a search for Grand Reserve misses eight sales, an average built on seven of them is not the market.
What they asked, and what they took
The two 2026 resales are the closest thing Grand Reserve has to a published price. E401 and E402 are both 3,000 square feet. Both first asked $1,470,000. Both closed at exactly $1,250,000 — 85 percent of ask, $417 a square foot, both cash, two months apart. E402 took 62 days; E401 took 139.
Two matching units, listed at the same number and sold at the same number, twice in one year. If you are buying or selling three thousand square feet at Coco Beach, $1,250,000 and $417 a foot is a figure this market has already agreed on — twice.
Residence | First ask | Closed | Sq ft | $/sq ft | % of ask | Days | Terms |
400 Coco Beach Blvd E402 | $1,470,000 | $1,250,000 | 3,000 | $417 | 85% | 62 | Cash |
400 Coco Beach Blvd E401 | $1,470,000 | $1,250,000 | 3,000 | $417 | 85% | 139 | Cash |
955R C-4 West 409 | $375,000 | $375,000 | 981 | $382 | 100% | 294 | Cash |
221 Calle Manatí | $310,000 | $310,000 | 868 | $357 | 100% | 84 | FHA |
The two smaller closings both took 100 percent of their asking price. Nothing at Grand Reserve sold below ask in 2026 except the two that were asking the most.
Reading the whole Coco Beach corridor across thirty-six months — the MLS and the public record together — the record carries 28 closings, from $250,000 to $2,200,000, median $875,000, at a median of $359 a square foot, twelve of them above a million. The median closed at 86 percent of its first asking price after 101 days, and eighteen of the twenty-eight were cash.
Next door, Bahía Beach closed seven in 2026 at a median of $3,400,000 and $1,039 a square foot. Same coast, fifteen minutes apart, and nearly three times the rate. Grand Reserve is where that coastline is still reachable.
Before you offer at Grand Reserve
Ask us which of the fifteen closings above is actually comparable to the residence you are looking at, and whether it was new or resale. We keep this record ourselves. Ask for the Grand Reserve closed record or call 787-717-6443.
Act 60: December 31, 2026
0% on capital gains for decrees issued through December 31, 2026. 4% for decrees issued from January 1, 2027. A new decree holder must buy a home in Puerto Rico within two years of the decree and cannot rent it out.
Method
Thirty-six months to September 30, 2026. The first table is our own review of Stellar MLS. The second comes from the public sold record on Coco Beach Boulevard and is published separately because that MLS search does not return it. Active listings verified on each listing record. Price per square foot is the price divided by the recorded living area.
These are closed sales, not a valuation. Which of them count as comparables for a specific residence is decided in a market analysis, not by an average.
Antonio Cartagena, broker, license C-13471, and Lizvette Robles, broker, license C-23765. InvEstate Puerto Rico. Listings verified October 7, 2026.