Español

Este sitio también está en español. Leer en español

Municipio in Puerto Rico

San Juan Municipio, Puerto Rico

With 336,160 residents, San Juan Municipio is the most populous municipio in Puerto Rico. In San Juan Municipio, the FHA loan limit for a one-unit home is $690,000, and a typical home is worth $171,200. To rent a 2-bedroom apartment at Fair Market Rent ($706 a month) without going over 30% of your income, you need to earn about $13.58 an hour.

WhatsApp

  • Typical home price

    $171,200

    +30% vs. Puerto Rico −49% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • San Juan
    • Puerto Rico
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $706 a month

    +10% vs. Puerto Rico −60% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • San Juan
    • Puerto Rico
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $690,000

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • San Juan
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.48% of value per year

    −2% vs. Puerto Rico −49% vs. U.S.

    $819 a year for the typical owner

    • San Juan
    • Puerto Rico
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Data from October 2026

In short

What is housing like in San Juan Municipio today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,354 a month: 58% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $58,041 a year; the typical income here is $27,992. The typical home value is 30% more than in Puerto Rico overall. 53% of households own their home, fewer than in Puerto Rico (68%). The typical property tax is $819 a year (about 0.48% of home value), higher than in Puerto Rico.

53% of renter households spend 30% or more of their income on housing.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets San Juan Municipio apart

  1. San Juan Municipio has the 2nd lowest homeownership rate of the 78 municipios in Puerto Rico (53%).

  2. At $171,200, San Juan Municipio ranks 2nd among the 78 municipios in Puerto Rico for the highest typical home value.

  3. Nearby, in Cataño Municipio, the typical home value is $144,500: 16% less than in San Juan Municipio ($171,200).

  4. 23% of households in San Juan Municipio have no internet at home, against 17% in Puerto Rico.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in San Juan Municipio

What homes there are in San Juan Municipio, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

There are more apartments in San Juan Municipio than in Puerto Rico: 41% of homes, against 14%.

Year built

In San Juan Municipio, half of the homes were built before 1967; in Puerto Rico, before 1979.

There are fewer big homes in San Juan Municipio than in Puerto Rico: 60% have 3 bedrooms or more, against 72%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

About 93% of owner-occupied homes in San Juan Municipio are worth less than the FHA loan limit for this municipio ($690,000).

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($706), about 56% of rented homes in San Juan Municipio cost less.

With a mortgage

$1,178 a month

Puerto Rico: $946 a month

Without a mortgage

$276 a month

Puerto Rico: $180 a month

Owners with a mortgage

46%

Puerto Rico: 37%

The typical cost for an owner with a mortgage in San Juan Municipio is $1,178 a month, more than in Puerto Rico ($946); without one, $276.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in San Juan Municipio rose 12% since 2015–2019, less than in Puerto Rico (18%).

The typical rent in San Juan Municipio rose 26% over the same time; in Puerto Rico, it rose 21%.

To compare: typical income in San Juan Municipio rose 23%; the home, +12%; the rent, +26%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSan Juan MunicipioPuerto RicoUnited States
Rental vacancy 6.8%5.1%5.5%
Homeowner vacancy 2.2%1.3%0.9%
More than one person per room 2.0%2.3%3.4%
People per household 2.152.482.53
Drive alone 73%83%69%
Carpool 7%6%9%
Public transit 3%1%3%
Walk or bike 5%3%3%
Work from home 8%6%15%
Other means 3%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in San Juan Municipio is 6.8%, higher than in Puerto Rico (5.1%).

Much as in Puerto Rico, 2.0% of households in San Juan Municipio have more than one person per room.

On average, a household in San Juan Municipio has 2.15 people, fewer than in Puerto Rico (2.48).

To get to work, 73% of workers in San Juan Municipio drive alone; in Puerto Rico, 83%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in San Juan Municipio?

A typical home costs more than the typical income allows

We start with a typical home of $171,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 58% of the typical household income here, which is $27,992 a year. For that payment to be 28% of income, a household would need to earn about $58,041 a year.

Your numbers

Local data
$

Starts at the typical home value in San Juan Municipio. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,992 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,354

at 7.18% · 30 years

Loan amount
$168,099
Total interest
$241,855
Paid off in
November 2056

Includes $2,891 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $653 a month

  • Tight

    $653 to $840 a month

  • Hard

    more than $840 a month

    Your payment · 58%

Compared with the typical household income in San Juan Municipio ($27,992 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,354
Principal & interest$1,139
Property tax$69
Home insurance$71
FHA mortgage insurance (MIP)$76

You need at least $5,992 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in San Juan Municipio

Here you'll see how prices have changed, how San Juan Municipio compares with Puerto Rico and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

FHFA does not publish an annual price index in San Juan Municipio. This usually happens when there are too few sales to measure.

San Juan Municipio compared with Puerto Rico and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • San Juan $171,200
  • Puerto Rico $131,500
  • United States $332,700
Typical rent a month
  • San Juan $611
  • Puerto Rico $578
  • United States $1,413
Typical household income a year
  • San Juan $27,992
  • Puerto Rico $26,297
  • United States $80,734
See the full table
San Juan compared with Puerto Rico and the United States
MeasureHerePuerto RicoU.S.
Residents336,1603,234,309334,922,499
Typical home value$171,200$131,500$332,700
Typical household income$27,992$26,297$80,734
Typical rent$611$578$1,413
Fair Market Rent (2 bedrooms)$706$641$1,750
Hourly wage to rent a 2-bedroom$13.58$12.33$33.65
Typical property tax$819$646$3,119
Effective tax rate0.48%0.49%0.94%
Households that own their home53%68%65%
Renters spending 30% or more on rent53%51%51%
FHA limit (1 unit)*$690,000$690,000$541,287

FHA limit: Puerto Rico shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in San Juan Municipio

For a typical $171,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,354 $5,992 $168,099 7.18% FHA MIP · $76 $11,128 580
Conventional, 5% down $1,323 $8,560 $162,640 7.18% PMI · $81 $13,696 620*
Conventional, 20% down, no PMI $1,068 $34,240 $136,960 7.18% None $39,376 620*
ITIN, 15% down (example) $1,226 $25,680 $145,520 8.18% None $30,816 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in San Juan Municipio are above the national floor. The limit is set for the whole metro area (San Juan-Bayamon-Caguas, PR). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $690,000 $832,750
2 units $883,300 $1,066,250
3 units $1,067,750 $1,288,800
4 units $1,326,950 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in San Juan Municipio

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In San Juan Municipio, the typical owner pays $819 a year: about 0.48% of the home's value. That is close to the rest of Puerto Rico and less than the national average.

  • San Juan 0.48%
  • Puerto Rico 0.49%
  • United States 0.94%

What Puerto Rico publishes Residential exemption (Puerto Rico Municipal Code (Act 107-2020), OGP Virtual Library)

Exemptions and deadlines in Puerto Rico

Is there a flood risk?

FEMA does not publish this flood insurance data in San Juan Municipio. Check your address on FEMA’s map.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)
Look up your address on FEMA’s map

Owning a home here

Owning a home in San Juan Municipio

The natural hazards FEMA measures in San Juan Municipio, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA has no overall risk rating in San Juan Municipio (insufficient data); it does estimate the expected loss from each hazard.

The loss FEMA expects each year in San Juan Municipio from all natural hazards is $435 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is hurricane: about $184 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. HurricaneInsufficient data $184 million a year
  2. EarthquakeInsufficient data $66 million a year
  3. Inland floodingInsufficient data $34.1 million a year
  4. Coastal floodingInsufficient data $637,076 a year
  5. TornadoInsufficient data $152,257 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The Department of Energy publishes no climate zone for San Juan Municipio, so only the all-year tasks are listed here.

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$17.05$13.84 and $28.07
Plumbers, pipefitters and steamfitters$15.53$11.80 and $23.84
Heating, air conditioning and refrigeration mechanics$15.57$11.59 and $23.02
Roofers$11.59$11.12 and $15.82
Carpenters$14.68$12.82 and $17.67
Painters, construction and maintenance$12.00$11.07 and $18.04
Maintenance and repair workers, general$11.27$10.50 and $18.28

According to BLS, an electrician earns about $17.05 an hour in the San Juan-Bayamon-Caguas, PR area; a plumber, about $15.53.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in San Juan Municipio

The typical rent in San Juan Municipio is $611 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

53% of renter households in San Juan Municipio spend 30% or more of their income on housing. 30% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $592 $11.38 $23,680
1 bedroom $604 $11.62 $24,160
2 bedrooms $706 $13.58 $28,240
3 bedrooms $920 $17.69 $36,800
4 bedrooms $1,117 $21.48 $44,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in San Juan Municipio

Programs and counseling in San Juan Municipio

There are 4 HUD-approved housing counseling agencies in San Juan Municipio. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father and mother walk their son by the hand down the sidewalk.

HUD counseling is free or low-cost

Puerto Rico down payment programs

  1. Pronto pa' tu Casa

    Puerto Rico Housing Finance Authority help of up to $45,000 per eligible household (plus $5,000 if you buy in a designated urban center) to buy an existing home; with a mortgage from a participating financial institution

    The source does not say whether you must be a first-time buyer. Run by Autoridad para el Financiamiento de la Vivienda de Puerto Rico (AFV).

    Type not stated Verified November 5, 2026

  2. Programa HOME: Asistencia directa al comprador

    Puerto Rico Housing Finance Authority help, with federal HOME funds, for the down payment (pronto pago) of low- and moderate-income families who buy their primary residence with a mortgage; not repaid if you meet the program's conditions

    First-time buyers only. Run by Autoridad para el Financiamiento de la Vivienda de Puerto Rico (AFV).

    Type not stated Verified November 5, 2026

Which programs do I qualify for? See all Puerto Rico programs

Help in Spanish in San Juan Municipio

4 of the 4 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this municipio.

  • Puerto Rico Public Housing Administration Public housing and Section 8 vouchers (787) 759-9407
  • Municipality of San Juan Section 8 vouchers (787) 480-5500

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in San Juan Municipio. The full list is on the Puerto Rico counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • CCCS of Puerto Rico

    1607 Avenue Ponce de Leon, Santurce · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (787) 722-8835

  • Greenpath Financial Wellness - San Juan Branch

    1607 Ave Ponce De Leon, San Juan · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (888) 279-8273

  • One Stop Career Center of Puerto Rico

    839 Calle Anasco Ste 5, San Juan · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (787) 296-1785
See every agency in Puerto Rico

Places

Cities in San Juan Municipio

Each city has its own page with prices, rents and help. These are the largest.

See all 2 cities of San Juan Municipio

Nearby municipios

Each row compares its typical value, typical rent and FHA limit with San Juan Municipio.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in San Juan Municipio in 2026?

San Juan Municipio has an FHA limit of $690,000 for a one-unit home. For 2 units it's $883,300, for 3 it's $1,067,750 and for 4 it's $1,326,950. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in San Juan Municipio?

San Juan Municipio has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in San Juan Municipio?

The typical home value in San Juan Municipio is $171,200 (Average 2020–2024, U.S. Census). Across Puerto Rico it's $131,500.

How much does it cost to rent in San Juan Municipio?

San Juan Municipio has a typical rent of $611 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $706 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in San Juan Municipio?

About $13.58 an hour working full time (2,080 hours a year), or $28,240 a year, so the fair market rent of $706 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).