Looking at something in Sabanera?
Sabanera is in Dorado, but it is not Dorado Beach and it does not price like it. One of the two is an oceanfront resort; the other is not.
Tell us which one you are looking at and we will tell you what closed inside the gate. 787-717-6443.
On the market now
Home | Asking | Sq ft | Beds |
|---|---|---|---|
$4,500,000 | 5,100 | 5 | |
$4,500,000 | 5,800 | 5 | |
$4,200,000 | 5,100 | 4 | |
$3,350,000 | 3,733 | 5 | |
$2,695,000 | 3,950 | 5 | |
$2,500,000 | 4,800 | 7 | |
$2,500,000 | 3,633 | 6 | |
$2,500,000 | 4,000 | 4 | |
$2,475,000 | 4,000 | 4 | |
$2,350,000 | 3,067 | 3 | |
$2,150,000 | 4,500 | 4 | |
$1,980,000 | 4,000 | 4 | |
$1,975,000 | 2,785 | 3 | |
$1,795,000 | 3,048 | 4 | |
$1,450,000 | 2,900 | 3 | |
$1,450,000 | 3,000 | 3 |
Sixteen homes, from $1,450,000 to $4,500,000, verified in the MLS on October 22, 2026. Every address opens its full listing. These are list prices, not sale prices, and they are not a valuation. Ask us what closed on the same street first: 787-717-6443.
What the spread says
The spread here is not mainly about size. The sixteen run from 2,785 to 5,800 square feet and from $1,450,000 to $4,500,000, and the two columns do not line up. In Sabanera the lot, the build year and the finish move the number more than the floor area does.
Ten of the sixteen are four or five bedrooms. This is a market of families buying a house, not a pied-à-terre.
What closed here: 19 sales in 2026, every one above a million
Sabanera moves. The MLS records nineteen closings in Sabanera between January and October 2026 — more sales so far this year than there are homes on the market today — and every single one of them closed above a million dollars.
They ran from $1,160,000 to $3,000,000, median $1,817,000, at $360 to $867 a square foot, median $534. The median sale closed at 93 percent of its first asking price after 76 days. Three closed with zero days on the market, and eleven of the nineteen were cash. Sales that were already agreed before the listing went up are left out of this figure.
Against the full thirty-six months in the public record — sixty-four Sabanera sales at a median of $1,607,500 and $478 a foot — the rate is up $56 a foot and the median sale is up $209,500. The thirteen homes asking today sit at a median of $2,350,000.
The spread inside one year is the part worth reading. 552 Corredor del Bosque closed at $2,800,000 and $867 a square foot in fifteen days, at 96 percent of its first ask. 54 Camino de Zorzal closed at $1,440,000 and $360 a foot — a larger house at 4,000 square feet. Two and a half to one in the rate, in the same gate, in the same year.
These are closed sales, not a valuation. Which of them count as comparables for a specific house is decided in a CMA.
Sabanera against the rest of Dorado
Community | Closed, median per sq ft |
|---|---|
The Isles | $1,624 |
Dorado Beach East | $1,158 |
Dorado Country Estates | $901 |
Sabanera | $478 |
A buyer who searches “Dorado” gets all of it at once, and the first thing they see is a $36,000,000 oceanfront. That is not the Sabanera market and it never was.
What homes are for sale in Sabanera Dorado, Puerto Rico?
The live list sits on this page, drawn from the MLS and checked on 27 October 2026. Behind it, nineteen homes closed in Sabanera de Dorado in the twelve months to 7 October 2026, at a median of $1,850,000 and a median of $566 per square foot, from $1,160,000 to $3,000,000. One warning worth more than the listings themselves: Sabanera is a name used in more than one municipality, and a search that is not anchored to Dorado will return houses in Sabanera de Cidra and Sabanera de Gurabo, which are an hour inland and a different market entirely. Everything on this page is Dorado.
What is the difference between Dorado Beach and Sabanera de Dorado?
They are both in the municipality of Dorado and they are not the same market. Dorado Beach is the gated resort served by the Ritz-Carlton Reserve, on the water, with hotel services attached; its homes closed at a median of $1,270 per square foot in the twelve months to 7 October 2026. Sabanera de Dorado is a residential gated community inland, built around green space rather than a resort, and it closed at $566 per square foot over nineteen sales with a median price of $1,850,000. That is less than half the rate for a community ten minutes away. What you are buying in Dorado Beach is the beach club, the golf and the concierge. What you are buying in Sabanera is a house and a neighbourhood where families live all year, and Dorado has two of the nine top private schools on the island within reach of both.
Which is better for a family, Dorado Beach or Sabanera?
If the family will live here full time and the children will be in school on the island, Sabanera is the one most of our buyers end up choosing, and the reason is not price: it is that a resort community runs on seasonal rhythm and a residential one does not. If you want the beach club, the golf and someone to handle the house while you are away for months at a time, that is Dorado Beach, and the premium is what it costs. We will walk you through both in the same afternoon before you decide.
The schools
Dorado has two of the nine top private schools on the island, TASIS Dorado and Dorado Academy. Puerto Rico runs a single island-wide school district, so the school does not change a property tax bill. The drive times from each community are here.
Who put these numbers together
Antonio Cartagena, broker, license C-13471, and Lizvette Robles, broker, license C-23765. InvEstate Puerto Rico. Measured from live listings and the public sold record on October 8, 2026.