Finca (Farm) in Barrio Minillas, San Germán

Location, terrain & flood

📍 Open in Google Maps — Minillas barrio, Las Piedras 🛰 Satellite

⛰ 322 ft elevation 🌊 FEMA Zone X — minimal flood

Municipio-level only — no barrio resolved; verify the parcel location. Elevation: USGS. Flood zone: FEMA NFHL.

Drive times

Area & terrain notes

Barrio Minillas, Las Piedras, sits in the interior/southeast foothills of Puerto Rico, roughly 20–25 minutes south of Humacao. The municipio is rural and agricultural, with rolling terrain and modest elevation gain inland from the coast. While not in the high mountain zone, properties here can have decent topography. The area is inland from coastal flood zones but subject to tropical rains; flood risk is moderate and depends on exact parcel drainage. Proximity to rainforest reserves is fair but not immediate. Character is working agricultural/rural, not resort or retirement community.

Buildability

Land remains available for development; however, the property's current mixed-use character (workshop, livestock space) and lack of detail on zoning, road access, and utilities make buildability unclear without verification.

Due diligence — verify before buying

• **Zoning & land use:** Confirm the property is zoned to permit residential construction or continued mixed use; verify no agricultural restrictions prevent single-family home build.
• **Road access & utilities:** Confirm driveway/road access is adequate and clear; verify water and electric lines serve the property (water tank is positive but confirm municipal supply or well status).
• **Flood zone & drainage:** Obtain FEMA flood zone map and drainage assessment; ask about water retention on site during heavy rains (common in interior PR).
• **Structure condition & title:** Have engineer inspect the wooden chalet for termites, rot, foundation integrity, and roof condition; confirm title is clear and no mechanic's liens attach to the workshop.
• **Septic system:** Test septic for functionality and capacity; verify it can be upgraded if new home is built.
• **Survey:** Obtain current survey to confirm exact boundaries and any easements (especially if property adjoins neighbors' land or has shared road access).

What the web found

The listing contains a geographic contradiction: Minillas is in San Germán municipio (southwestern Puerto Rico), not Las Piedras (east-central, near Humacao). At $216,000 for 2.38 acres, the price aligns with recent Las Piedras land sales averaging $260,000 for homes, though the listing itself could not be verified on major platforms.

Area intel: Minillas (San Germán) is a rural barrio with median home values of $107,400 and a population of 2,722. It offers a rural feel with most residents owning homes. Las Piedras municipalities showed single-home averages of $260,000 with 23 sales in the last year. Land comparables in the region range from $135,000-$360,000 depending on size and location.

Sources: [1] [2] [3] [4] [5]

Description (English)

**NEW PRICE $216,000.** Barrio Minillas. Two-level wooden chalet with septic system. **First level:** balcony, living room, dining room, kitchen, bathroom, terrace with bathroom, and warehouse. **Second level:** half bathroom, 2 bedrooms. Exterior terrace and BBQ area. **Additional structures:** Mechanical workshop with warehouse and bathroom. Water tank. Land: 9,632 square meters (2.38 acres). Remaining land suitable for further development or to accommodate trucks and horses. **Asking $230,000; owner is highly motivated—offers heard.** Puerto Rico.