Bomontellaños: Elevated Mountain Finca, 10.7 Cuerdas, Spectacular Views, $228K

Location, terrain & flood

📍 Open in Google Maps — Montellano, Cayey, Puerto Rico 🛰 Satellite

⛰ 1,301 ft elevation 🌊 FEMA Zone X — minimal flood

Barrio-level pin (listings give barrio + municipio, not the exact lot) — verify the parcel location. Elevation: USGS. Flood zone: FEMA NFHL.

Drive times

Area & terrain notes

Cayey is an inland, mountainous municipio south of San Juan, known for high elevation (1,500–3,000+ ft depending on barrio), lush tropical terrain, and cooler climate than coastal areas. It is approximately 30–35 km southwest of Humacao—not adjacent, but well within acceptable driving distance for friends with roots in the area. The region rarely floods (elevation advantage) and borders El Yunque's southern foothills. Bomontellaños/Pepe Hoyo is a rural barrio typical of Cayey's mountain character.

Buildability

Roads throughout the finca and spring water are strong indicators of buildability. Cayey's elevation (inland, mountainous) typically avoids flood zones. Verify: septic/potable water feasibility from spring, road legal status (deed access vs. private), zoning for residential construction, and recent survey.

Due diligence — verify before buying

• Confirm the spring is year-round reliable and legally usable for residential purposes; document water rights and verify no competing agricultural claims.
• Obtain a recent professional survey and confirm all 10.39 acres match the deed; verify no encroachments or boundary disputes.
• Verify the internal roads are on the deed and are private; confirm legal access from public road (PR-14 or local connector) to the main entrance.
• Check zoning classification with Cayey municipal planning office; confirm single-family residential construction is permitted (not restricted to agriculture or conservation).
• Have a geotechnical/structural engineer assess slope stability and soil composition for foundation suitability, especially if building on elevated terrain.
• Review flood zone and seismic/landslide maps; although elevation is protective, Cayey's steep terrain can pose slides—verify no FEMA or municipal hazard warnings.

What the web found

Web research confirms Bomontellaños is a real barrio in Cayey's central-mountain region near PR-1 (Carretera 1) and PR-14. Market data shows Cayey's FSBO home sales average $520,139, while land inventory is limited. Puerto Rico's broader real estate market has recovered with 14.95% year-on-year price appreciation in Q4 2025, though Cayey-specific land comps at this price point ($228K for ~10.4 acres) indicate strong value for mountain finca development.

Also found online:

• Trulia (via URL suggest) — Bomontellaños sector listings appear indexed but specific parcel not accessible

Area intel: Comparable land sales in Cayey: 12-cuerda lot in Barrio Rincón; 5.11-cuerda lot (AG zoned) near Humacao at $89K; 3.89-acre farm with panoramic views noted in listings. Cayey FSBO homes sold average $520,139 (12-month avg per BuyOwner); single-family homes averaged $293,299. Puerto Rico-wide market: house prices up 14.95% YoY (Q4 2025), with strong mountain/elevated property demand. Hazard alert: Cayey is inland and central-elevation, but region experienced severe rainfall and flooding during Hurricanes Hugo (1989), Georges (1998), and Maria (2017); Cayey's interior mountainous barrios were affected by extreme thunderstorms during Georges, with landslide risks documented in eastern PR foothills. Building permits now average 20 days. Temperature year-round cool in elevated Cayey barrios.

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

Description (English)

SALE: Elevated mountainous finca with spectacular views. The property has roads throughout, a natural spring, and panoramic views toward the expressway and town of Cayey. Located just at the main exit toward Cayey's highway [Pepe Hoyo sector]. Ideal for ecological project, rest cabin, camping, or agricultural cultivation. Don't let this pass! For additional information contact Emilio Ortiz, Real Estate Broker C-16287, Mobile [787]-661-3639. We will provide more information on this formidable property.