Up to Date Real Estate Febrero - February 2020
www.propertyjournal.com.mx
No. 360 • Año 20
4 | FEBRERO / FEBRUARY 2020 | No. 360
COLONIA VERSALLES: VERSALLES SUBURB
D
Cerca de todo
esde años 60 y 70 del siglo pasado, al ir creciendo Puerto Vallarta, gracias al auge turístico y comercial, poco a poco la ciudad fue extendiendo sus límites al norte. Como es evidente, al sur no había mucho para dónde crecer por la limitante de las montañas. Si alguna vez el hotel Rosita (hoy en pleno centro) estuvo en las orillas de la ciudad, años después el Sheraton marcaba la frontera de la misma. Fue a inicios de la década del 70 cuando empezó a poblarse lo que hoy se conoce como Versalles, más conocida por los lugareños como El Rancho: era un fértil campo de cultivo de papayas y no era raro encontrar vacas pastando por sus terrenos y a corta distancia de un manglar con cocodrilos. Los propietarios de la rústica propiedad campestre fraccionaron y abrieron
Near everything
S
ince the 60s and 70s of the last century, as Puerto Vallarta grew, thanks to the tourist and commercial boom, the city gradually extended its limits to the north. As it is evident, to the south there was not much where to grow by the limitation of the mountains. If ever the Rosita hotel (today in the center) was on the banks of the city, years later the Sheraton marked the border of it. It was at the beginning of the 70s when Versalles, better known by the locals as El Rancho, began to populate: it was a fertile papaya cultivation field and it was not uncommon to find cows grazing on its land and at a short distance of a mangrove with crocodiles. The owners of the rustic country property split and thus opened the way for a new county north of Puerto Vallarta.
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• In the Zona Dorada • Two blocks to the beach 91-foot rooftop pool and sky lounge with 180º bay views Contemporary Pacific Mexican design with high-grade finishes %
70
Level access and elevators LD
SO
MODEL OPEN
Underground parking Sports equipment storage area Fully-equiped gym Appliance package included Pre-construction prices subject to change without notice
FROM LOW
US$200,000s
Lázaro Cárdenas #62, Bucerías, Nayarit, México T. (329) 298 1860 | C. (322) 779-9283 www.pacifica-bucerias.com victoria@timothyrealestategroup.com
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6 | FEBRERO / FEBRUARY 2020 | No. 360
así el camino para una nueva colonia al norte de Puerto Vallarta. Tiempos de abundancia, ajenos a pequeñeces, los terrenos ofrecidos en aquel entonces promediaban los mil metros cuadrados de superficie. En su mayoría fueron edificadas casas tipo hacienda mexicana, con una arquitectura sencilla. En otros casos, debieron pasar años para que se animaran a construir. Salvador, un viejo residente de la Versalles, habita en ella desde los años 70: “Antes tenía que espantar a las vacas para sacar mi auto de la cochera”, recuerda. “Sigue siendo una colonia tranquila y es, sin duda, la mejor ubicada de Puerto Vallarta”, añade. Ubicada en una privilegiada posición: a apenas tres kilómetros del centro de Puerto Vallarta, a un costado de la zona hotelera norte, no muy lejos del aeropuerto, la colonia Versalles vive un despunte. La zona en la que conviven el pueblo tradicional, la vida de barrio, está cambiando su apariencia y se renueva para tener una faz más cosmopolita y moderna. El barrio tranquilo de calles en su mayoría empedradas vive un resurgimiento. En los últimos meses, en Versalles se nota la construcción de modernos edificios
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Times of abundance, oblivious to small things, the land offered at that time averaged a thousand square meters of surface. For the most part, Mexican hacienda-type houses were built, with a simple architecture. In other cases, it took years for them to be encouraged to build. Salvador, an old resident of Versalles, has lived in it since the 70s: “Before I had to scare the cows to get my car out of the garage,” he recalls. “It is still a quiet neighborhood and is, without a doubt, the best located in Puerto Vallarta,” he adds. Located in a privileged position: just three kilometers from the center of Puerto Vallarta, next to the northern hotel zone, not far from the airport, the Versalles neighborhood is experiencing a surge. The area in which the traditional people live, the neighborhood life, is changing its appearance and is renewed to have a more cosmopolitan and modern face. The quiet neighborhood of mostly cobbled streets lives a resurgence. In recent months, in Versalles the construction of modern apartment buildings has been noted, in addition to the emergence of restaurants of all kinds, some of them really gourmet, and cof-
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8 | FEBRERO / FEBRUARY 2020 | No. 360 fee shops to satisfy the most demanding tastes. The offer of services of this neighborhood also adds a varied catalog of medical offices, clinics and hospitals, as well as schools of all grades, including a university. It has magnificent communication routes: Medina Ascencio Avenue flanks it on the west side, Francisco Villa south, Los Tules north and Fluvial east. The suburb has two transversal road axes: Francia and Vienna, busy avenues that link it to the east and northsouth. One of the peculiarities of Versalles is that it has an excellent line of streets and avenues, which by the way are the widest in Vallarta. Due to the generous extension of the suburb’s land, many people are currently looking to buy lots to demolish and build residential towers, some of which have gradually been erected on the streets of Vienna or Francia or its surroundings. In 2019, construction of apartment buildings began that in some cases can reach eight or 10 floors according to a real estate agent who knows the area. “In addition, Versalles is going to
de departamentos, además de que han surgido restaurantes de todo tipo, algunos de ellos realmente gourmet, y cafeterías para satisfacer los gustos más exigentes. La oferta de servicios de esta colonia suma también un variado catálogo de consultorios médicos, clínicas y hospitales, además de escuelas de todos los grados, incluyendo una universidad. Cuenta con magnificas vías de comunicación: la avenida Medina Ascencio la flanquea por el lado poniente, por el sur Francisco Villa, al norte Los Tules y al oriente Fluvial. La colonia tiene dos ejes viales transversales: Francia y Viena, transitadas avenidas que la enlazan al oriente y norte-sur. Una de las particularidades de Versalles es que tiene un excelente trazo de calles y avenidas, que por cierto son las más anchas de Vallarta. Debido a la generosa extensión de los terrenos de la colonia, en la actualidad mucha gente busca comprar lotes para demoler y construir torres residenciales, algunas de las cuales poco a poco se han ido erigiendo en las calles Viena o Francia o sus alrededores. En 2019 empezó la construcción de edificios de departamentos que en algunos CONTINUA PÁGINA 10
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10 | FEBRERO / FEBRUARY 2020 | No. 360 casos pueden llegar a ocho o 10 pisos, de acuerdo con un agente inmobiliario conocedor de la zona. “Además, Versalles se va a llenar de restaurantes para comer o cenar…. La calle Francia podría tener un sentido turístico, con mejor alumbrado, restaurantes, bares, boutiques, y sería un corredor.” Si bien hace cuatro años, el metro cuadrado de terreno estaba en el rango de 3 a 4 mil pesos, hoy en día los precios han llegado a los 12 0 13 mil pesos. Lejos han quedado los tiempos cuando Versalles era considerada una de las colonias más abandonadas de la ciudad. No pocos de los compradores iniciales adquirieron terrenos como inversión, aunque no tenían gran interés en construir. A nadie le interesaba vivir ahí hace unos años. En palabras de residentes y expertos en bienes raíces, Versalles es ya un hot spot y no tardará en convertirse al equivalente local de las capitalinas colonias Condesa y Roma, sitios trendy y muy cotizados hoy en día. Sin perder tu estilo pueblerino, tradicional, que lo sigue siendo, y por mucho, Versalles se está renovando. Gracias a esta modernización, la colonia se volvió muy atractiva para vivir, rentar o simplemente acudir a su variada oferta culinaria que in-
cluye excelentes restaurantes, que incluyen cocina griega, pescados, aguachiles y ceviches, un notable bistrot, un sitio de comida taiwanesa, otro de platillos hawaianos, un cajun, un popular sushi, así como un sinfín de puestos callejeros de tacos por la mañana y la noche. Un paseante habitual de la zona no dejará de sorprenderse por el número de restaurantes que han abierto sus puertas en los últimos 12 meses. Hoy, Versalles está en boca de todos y, muy importante, cerca de todo.
be filled with restaurants for lunch or dinner…. Francia street could have a tourist sense, with better lighting, restaurants, bars, boutiques, and it would be a corridor. ” Although four years ago, the square meter of land was in the range of 3 to 4 thousand pesos, today prices have reached 12 or 13 thousand pesos. Gone are the times when Versalles was considered one of the most abandoned suburbs in the city. Not a few of
the initial buyers acquired land as an investment, although they had no great interest in building. No one was interested in living there a few years ago. In the words of residents and real estate experts, Versalles is already a hot spot and will soon become the local equivalent of the suburbs of the capital, the Condesa and Roma, trendy and highlyvalued sites today. Without losing its traditional village style, which still is, and by far, Versalles is being renewed. Thanks to this modernization, the neighborhood became very attractive to live, rent or simply go to its varied culinary offer that includes excellent restaurants, including Greek cuisine, fish, aguachiles and ceviches, a remarkable bistrot, a Taiwanese food site, another Hawaiian dishes, a cajun, a popular sushi, as well as endless taco street stalls in the morning and evening. A regular walker in the area will not be surprised by the number of restaurants that have opened their doors in the last 12 months. Today, Versalles is on everyone’s lips and, very importantly, close to everything.
From $275,000 USD
LIMITED TIME PROMOTION
Free Storage Locker/Bodega with Sale (up to $6,000 USD)
Features/Amenities • 57 Exceptional Private Residences in the Romantic Zone • Ocean, Mountain & City Views • Studio - 3 Bedrooms • Three Large Common Areas • Rooftop Infinity Pool • Rooftop Fire Pit • Fitness Center • Doggie Park • Indoor & Outdoor Bar/Lounge …and more
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taniel@timothyrealestategroup.com www.tanielchemsian.com | www.timothyrealestategroup.com TEL: (322) 223 5300 | CEL (ENG): (322) 120 5900 | CEL (SPA): (322) 180 5768
163 Lázaro Cárdenas, Bucerías, Nayarit México Office: 329 298 3314 Free from US or Canada: 866 210 1324 www.rfasoc.com For a showing of any property below: call 322 135 5979 Ocean Terrace Beach Front Spacious 2/2 plus flex room.
$549K furnished Flex convertible to 3rd bdrm
UNDER CONTRACT
La Vida, Zona Dorada, Bucerias. Spacious 3/4 + entertainment room. Ocean views! Beach club!
$825,000 Furnished
Casa Sirena, Golden Zone Bucerias 1/2 blk off beach
GB I, El Tigre Golf, P Village Large, luxurious 2/2.5
$575K furnished Spectacular, dramatic home
$347K furnished Country Club membership incl. Feels like a spacious home UNDER CONTRACT
Villa Los Sauces, Bucerias 3/2.5 Upscale neighborhood.
Delcanto Penthouse beachfront spacious 3/3
Casa Valerie Bucerias 2/2.5 plus covered rooftop terrace
$249K
$699K furnished
$229K furnished Common pool and clubhouse
Sports & rec club nearby
Green Bay I , El Tigre golf, P. Village 3/3.5 plus full maid’s quarter = 4/4.5
Ganga! $375K furnished Extreme fire sale; Urgent. Country Club membership incl.
Spa and Gym UNDER CONTRACT
Paradise Village Playa Royale Residences Exquisite 2/2. Beautiful upgrades!
Green Bay II Penthouse, El Tigre golf, P. Village 3/3 views of golf course/mtns
$529,000 Stunningly furnished! Must see!
$298K furnished Country Club membership incl.
Join us at the Vallarta Real Estate Fair for everything Buyers, Sellers and Homeowners need to know about Real Estate
THE LATEST ON TAXES, INMIGRATION, HEALTH CARE, INSURANCE, MORTGAGES, AND MORE
Speakers Program at 11:00 am & 12:30 pm Saturday, February 15 From 9:00 am to 2:00 pm at Rivera Molino Plaza Ignacio L. Vallarta #130 (Corner of Ignacio L. Vallarta and Aquiles Serdán)
FREE EVENT www.vallartarealestatefair.com Phone: (322) 223 5300 ∙ USA/CAN: (310) 356 6514 ∙ info@vallartarealestatefair.com
www.grandtrianon.com
U P G R A D E YO U R E X P E C TAT I O N S 24 modern residences
2 & 3 Bedroom Units
Approx. 110-146 M2/1,188-1,578 Sq. Ft. Private Outdoor Areas
Parking Included
Ocean, City, Urban & Mountain Views (according to unit) Rooftop Infinity Edge Pool
Rooftop Clubhouse
Starting Under $180,000 USD The promissory seller/developer reserves the right to change features and specifications without prior notice. All renderings, floor plans, and site plans shown in the office, brochure(s), and other advertising and marketing materials are approximate only and subject to change without prior notice.
taniel@timothyrealestategroup.com www.tanielchemsian.com | www.timothyrealestategroup.com TEL: 322.223.5300 | CEL (ENG): 322.120.5900 | CEL (SPA): 322.180.5768
This is Not A Vacation. This Is Life.
Stop counting the days until your vacation time. With incredible resort-style amenities like the largest roof-top pool in Latin America complete with private cabanas, chic lounge areas and stunning ocean views, a luxury holiday is always only an elevator ride away from your front door.
Pier 57
The new standard of condo living in the Puerto Vallarta Romantic Zone.
PĂşlpito #145-A, Olas Altas, Puerto Vallarta, Jalisco, C.P. 48380 Phone: 322.222.6505 USA Toll Free: 1.888.420.0966
info@tropicasa.com | tropicasa.com/pier57 This offer negates any previously advertised or promoted offer in any media. This offer is subject to change without notice, subject to availability and restrictions may apply.
ALFREDO SÁNCHEZ
JORGE GUILLÉN
ROGER DUBOIS
STEWART LEDFORD
Cel: 322.111.4143 alfredo2@tropicasa.com
Cel: 322.306.0535 jorge@tropicasa.com
Cel: 322.139.0285 roger@tropicasa.com
Cel: 322.170.7016 stewart@tropicasa.com
Lot Bahia La Cruz
Casa Sueños del Mar
Lote Paraiso
Sierra Del Mar 2 Norte
Bolongo 3P
Investment opportunity. Unique opportunity for developers! The most spectacular piece of land in La Cruz de Huanacaxtle with more than 125 linear meters of ocean front!
5 5 Beachfront villa. Comfortable and inviting, this traditional villa with colonial accents has the warmth of home and sits on the finest stretch of beach in Bucerías. Tucked in half a block from shops and restaurants. $2,800,000 USD
Oceanfront lot. A piece of paradise facing the sea, with impressive turquoise waters and a lush environment. Road built and compacted surface ready to develop!
3 3.5 Oceanfront living. Waves, Views and Luxury. Sierra Del Mar Los Arcos - just minutes from all the wonderful boutiques, dining and nightlife options that downtown Puerto Vallarta has to offer. $925,000 USD
4 4.5 New listing! Located in an idyllic location between La Cruz de Huanacaxtle and Punta Mita and nestled above a beautiful sandy beach is where you will find this exclusive development . $899,000 USD
ROGER DUBOIS
W. FRANKLIN / J. GUILLÉN
ALFREDO SÁNCHEZ
STEWART LEDFORD
W. FRANKLIN / J. GUILLÉN
Casa Amanda
Playas Gemelas Copal NJ2
Pinnacle Residences 403
Pinnacle Signature 306
Casa Rosales
6 6 Stunning house! Huge house more than 500 m2, with pool, office, garage, gym, panic room, located just a few blocks away from Plaza Caracol. Priced to sell.
2.5 2 New listing! Completely remodeled condominium located in the prestigious beach of Playas Gemelas only 10 minutes south of Puerto Vallarta! This crystal-clear & white soft sand beach is one of the best in the area. $499,000 USD
2 2 Reduced price. Amazing condo with gorgeous city and ocean views from the living room and kitchen. Fully furnished and ready for rental. Underground parking included. Inhouse rental program. $475,000 USD
1 1 Spectacular unit. Special, unique and luxurious unit located on the 3rd floor of this exclusive complex. Professionally decorated, with beautiful panoramic bay views and town views. This unit comes fully furnished. $415,000 USD
4 4 Oceanfront. Unique villa located between the jungle, the river and the ocean, in the picturesque fishing village of Boca de Tomatlan. Casa Rosales is the ideal place to stay in an isolated B & B. $399,000 USD
ALFREDO SÁNCHEZ
W. FRANKLIN / J. GUILLÉN
ROGER DUBOIS
ALFREDO SÁNCHEZ
ALFREDO SÁNCHEZ
Casa Maria
Villa Paraiso Azul
Royal Pacific 3501
Allende 611 Casa 2
Ikal 73
3 4 San Sebastián. Peaceful house in the magical town of San Sebastián del Oeste. This beautiful house has four spacious bedrooms. In the patio there is a small orchard with fruit trees and coffee plantation. $395,000 USD
2 Magical home. 3 Traditional hacienda style property designed with the Puerto Vallarta lifestyle in mind. Wonderful outdoor spaces to enjoy the perfect weather.
2 New listing! 2 Enjoy cool breezes, a beautiful garden and amazing pool views. This penthouse corner unit in Marina Vallarta is turn-key!
2 3 New listing! Beautiful 2-bedroom, 3 full bath, 186.3 sqm, 3-level town-home condo perched atop the vibrant and charming Allende neighborhood in Colonia Cinco de Diciembre. $279,000 USD
3 Nuevo Vallarta. 2.5 Great opportunity to own a property for an excellent price within IKAL, an exclusive community in Nuevo Vallarta!
STEWART LEDFORD
STEWART LEDFORD
STEWART LEDFORD
W. FRANKLIN / J. GUILLÉN
W. FRANKLIN / J. GUILLÉN
Caracol 2
Safari 5 Selva Romantica
Condo Las Palomas
Condo Golondrinas
Casa Emma
1 2 Price reduced! Boutique complex in Alta Vista with only 6 units! Spacious 1-bedroom condo, with 2 full bathrooms, ideal for rental purposes or full time living, close to downtown and the Romantic Zone. $229,000 USD
1 1 Ideal location. Decorated with comfort in mind, this charming colonial unit is ideal for both the vacationing owner or for rental.
2 1 New listing! Fully equipped and furnished. Located in the Zona Romantica, close to restaurants, bars, cafés and art galleries.
1 1 New listing! One bedroom condo located just one block from Los Muertos Beach making it a fantastic rental unit. Recently remodeled with a modern and fresh design.
3 3.5 New listing! This fabulous two level house sits on 226 m2 of construction in La Floresta Neighborhood.
W. FRANKLIN / J. GUILLÉN
W. FRANKLIN / J. GUILLÉN
$7,000,000 USD
$819,000 USD
$319,000 USD
$229,000 USD
$1,079,700 USD
$299,000 USD
$199,000 USD
STEWART LEDFORD
$185,000 USD
STEWART LEDFORD
$275,000 USD
$155,000 USD
STEWART LEDFORD
This offer negates any previously advertised or promoted offer in any media. This offer is subject to change without notice, subject to availability and restrictions may apply.
Local: 322.222.6505 Toll-Free: 1.888.420.0966
info@tropicasa.com Púlpito 145-A, Olas Altas Puerto Vallarta, Jalisco 48380
tropicasa.com
A DOWNTOWN OASIS OF EXCEPTIONAL LIVING SOHO PV offers private environments of extraordinary quality in a modern design aesthetic. Spacious living areas open to stunning ocean and city views, with spa-inspired amenities for elevated living. All with a prime location in the heart of the Arts & Entertainment District, just a stroll to Los Muertos Beach.
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tropicasa.com/sohopv | info@tropicasa.com
Mitos y realidades de la Zona Federal
38 | FEBRERO / FEBRUARY 2020 | No. 360
Myths and truths about Beachfront Properties
U
n gran interés despierta en los inversionistas y agentes inmobiliarios la situación legal de las propiedades localizadas frente al mar y que, por lo tanto, colindan con la zona federal marítimo terrestre, ya que el frente marino es el que les da valor y plusvalía. La información que circula sobre esta materia muchas veces es contradictoria, a pesar de estar claramente regulada en la Ley Mexicana.
By Alejandro Flores Von Borstel / Ramiro Valencia Email: vonborstelsc1@prodigy.net.mx
QUE ES LA ZONA FEDERAL MARÍTIMO TERRESTRE? La Ley General de Bienes Nacionales define a la zona federal marítimo terrestre como la franja de 20 metros de tierra firma, transitable y contigua a la playa, que por su naturaleza jurídica, no puede ser objeto de transacción comercial. CONTINUA PÁGINA 40
G
reat interest has awakened among investors and real estate agents in regards to the oceanfront properties, which inevitably neighbor the maritime terrestrial federal zone, since it is precisely the beachfront what provides value and surplus to them. The infor-
mation surrounding this matter is most of the time contradictory, even though it is clearly ruled in the Mexican Law. WHAT IS THE MARITIME TERRESTRIAL FEDERAL ZONE? The General Law on National Assets defines the maritime terrestrial federal zone as the 20 meter strip of passable land, adjacent to the beach that due to its nature, cannot be object of commercial transaction. CONTINUES PAGE 40
40 | FEBRERO / FEBRUARY 2020 | No. 360 ument stating that said constructions have been regularized before the Prosecutors Office for the Environment. The buyer needs to have a topographical survey that shows precisely the limits of the federal zone. That will be important to establish what the object of the transaction will be; this is, what is the surface of the private property suitable to be transferred and what is the federal zone that cannot be acquired as property, but can be achieved in concession.
COMO PUEDO PROTEGERME AL COMPRAR UNA PROPIEDAD QUE COLINDA CON LA PLAYA? POR QUÉ ME CONVIENE SOLICITAR LA CONCESIÓN? En este punto me gustaría compartir dos historias reales que me han tocado obser-
va. El primer caso fue en Sayulita, donde, aprovechando que un título de concesión se venció y su beneficiario no solicitó la renovación se instaló en la playa un restaurante de mariscos. El segundo caso en Vallarta una persona compró un departamento y nunca se preocupó por revisar la CONTINUA PÁGINA 42
HOW CAN I PROTECT MYSELF WHEN PURCHASING PROPERTY ADJACENT TO THE BEACH? First, you have to know the exact legal status of the property by asking the owner for a copy of the concession and the payments made for the rights to the federal zone. In case there are constructions on the federal property, the owner should count with a permit issued by the Secretary of Environment, or else, a doc-
WHY SHOULD I ASK FOR THE CONCESSION? I would like to share two real stories that I had the opportunity to witness. The first case was in Sayulita, where a person installed a seafood restaurant in the beach, taking advantage that the concession title had expired and that the concessionary didn’t renew it. The second case occurred in Puerto Vallarta. Someone purchased an apartment and never bothered to review the concession documents. On the adjacent federal zone there was an illegal fruit stand. One day the owner of the stand got some financial resources and built two levels that now blocks the ocean view from the apartment. If the owner of the adja-
CONTINUES PAGE 42
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42 | FEBRERO / FEBRUARY 2020 | No. 360 concesión. En la zona colindante se encontraba un puesto de frutas en situación irregular. Un día, el dueño del puesto obtuvo recursos económicos y construyó dos niveles que bloquean la vista al mar desde el departamento. Si los propietarios del predio colindante hubieran contado con su título de concesión en regla, no tendría que enfrentar estos problemas, que son complejos, largos y caros. CUÁL ES LA SITUACIÓN ACTUAL? Actualmente, las modificaciones a las leyes han hecho el trámite más corto para recibir una concesión, pero a su vez lo han complicado, ya que ahora es necesario ser un abogado especialista para comprender y coordinar los aspectos legales, topográficos y ecológicos que se involucran. Usted puede obtener un título de concesión para preservar la playa en el estado en que se encuentra; o bien, puede solicitar un permiso federal de construcción para ampliar su propiedad construida o hacer nuevas construcciones. Si vende su propiedad, puede ceder los derechos del título de concesión a favor del nuevo dueño, siempre y cuando se apegue a los procedimientos legales diseñados para dar seguridad jurídica a los vecinos de la zona federal. Las Leyes Ecológicas Mexicanas están diseñada para proteger a nacionales y extranjeros por igual, por ello, es necesario conocerla para obtener su beneficio y protección.
cent land had his concession documents in order, he wouldn’t have to face these problems, which are complex, long and expensive. WHAT IS THE CURRENT SITUATION? Nowadays, the modification to the Laws have shortened the procedure to achieve the concession, but at the same
time they made it more complex, since now it is necessary to be an attorney with expertise in this field to understand and coordinate the legal, topographic and environmental aspects involved in this matter. You can obtain a concession title to preserve the beach in its natural state; or else, you can request a federal permit to build and extend your existing constructions or make new ones.
If you sell your property, you may transfer the rights of the concession to the new owner, provided that you stick to the legal procedures designed to provide legal security to the federal zone neighbors. The Mexican Ecological Laws are designed to protect nationals and foreigners alike, and it is necessary to acknowledge them to achieve the benefits and protection.
D I R E C TO R I O
Real Estate Newspaper Monthly Publication Complimentary Issue • Number 360 PUBLISHER Ana María Platas
DESIGNER Rodolfo Preciado
OFFICE Puerto Vallarta, Jalisco • TEL. (322) 224 9258 email: anamap@prodigy.net.mx PRINT RUN 10,000 copies Titulo de registro de marca 754392. Toda la información publicada en los anuncios es responsabilidad de los anunciantes. www.propertyjournal.com.mx
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GUACAMAYAS
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Nvo Vta El Tigre Amazing 7 BR – 3 Kitchen – 2 pools – Cinema – Underground garage Fully furnished & equipped $7,200,000 usd PLAYA ROYALE
VISTA LAGOS
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MARIPOSAS 71
MARIPOSAS 66
$635,000 usd
Nvo Vta El Tigre – 5BR – 5.5 Baths Maids Quarter – Golf course view Contemporary brand new! $885,000 usd IGUANAS 242
E
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IC PR
Nvo Vta – Ocean Front – 3BR Big Terraces – Corner unit Fully furnished & equipped
IC PR
Nvo Vta - Ocean Front - 4 BR – Maids quarter Solar panels - gated community Fully furnished & equipped $1,190,000 usd
C DU RE
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O Nvo Vta El Tigre 3Br - 3.5 Baths Maids Quarter – Amazing golf course view $885,000 usd
Nvo Vta El Tigre 4 BR – Maids Quarter Covered garage – Amazing golf course view Fully furnished & equipped $1,890,000 usd
Nvo Vta El Tigre 3 BR plus studio - Maids quarter – Covered garage Amazing golf course view $790,000 usd
BEACH
FRONT BEACH FRONT
Bellamar 7 - -Two Level Beachfront Penthouse in Punta Mita Punta Mita / 3 bdms / 3.5 baths /2 Spacious Terraces / Sq. ft. 3,164 / Sq. mt. 294 REDUCED PRICE USD $850K USD $799K
BEACH FRONT
BEACH FRONT
Grand Venetian
Marina Vallarta / 4 bdms / 4 baths USD $650K
Tres Mares 17 B2
Taheima 1201
Marina Vallarta / 3 bdms / 3.5 baths REDUCED PRICE USD $819K - USD $799K
Nuevo Vallarta / 2 bdms / 2 baths REDUCED PRICE USD $309K - USD $299K
BEACH FRONT
Punta Vista II 101
Punta Mita / 3 bdms + Flexrrom / 2 baths USD $775K
Faro de Mita 308
Flores de Obelisco
Punta Mita / 2 bdms / 2.5 baths USD $398K
México 329-291-5470 | U.S. 303-731-3636
San Pancho/ 3 bdms / 2.5 baths USD $349K
NorthShoreRealty.com
202 Av. El Anclote, Local 6. Punta Mita, Nayarit, CP. 63732 / info@NorthShoreRealty.com
52 | FEBRERO / FEBRUARY 2020 | No. 360
PRESENTACION CENTRIKA
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n días pasados se llevó a cabo la presentación de Centrika, un nuevo desarrollo en una de las zonas de mayor plusvalía y crecimiento en toda la ciudad: Fluvial. Sara Elengorn, broker/owner de Elengorn Realtors,la agencia encargada de comercializar el proyecto y Ana Karen Malacara, directora de Gova Group, líder reconocido en desarrollos comerciales y residenciales a gran escala. Con un equipo de profesionales especializados, trabajando bajo la supervisión del reconocido arquitecto mexicano Ramiro Cortés , dieron la bienvenida a una gran cantidad de asistentes, tantos, que la presentación se llevó a cabo en Cinemex Galerías para mayor comodidad de los invitados. Violeta Soto, directora del proyecto fue explicando sobre un video de Centrika las características del desarrollo. Con un concepto fresco, moderno e innovador, Centrika representa una oportunidad para quienes buscan la seguridad de su propio hogar y un retorno de la inversión garantizado. Acceso controlado las 24 horas del día, los 365 días del año, Centrika es privado, tranquilo y exclusivo, a la vez que se encuentra ubicado a solo cinco minutos de restaurantes, bares, centros comerciales, playas, hospitales, escuelas, restaurantes, el aeropuerto, parques y más. Centrika consta de 36 unidades con diseños modernos e innovadores, todas con terraza ya sea con vista a las montañas, el océano o la ciudad. ¡Mucho éxito para todos los involucrados en este gran proyecto!
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n recent days, the presentation of Centrika was carried out, a new development in one of the areas of greater capital gain and growth throughout the city: Fluvial Sara Elengorn, broker / owner of Elengorn Realtors, the agency responsible for marketing the project and Ana Karen Malacara, director of Gova Group, recognized leader in commercial and residential developments on a large scale. With a team of specialized professionals, working under the supervision of the renowned Mexican architect Ramiro Cortés, they welcomed a large number of attendees, so many, that the presentation was held at Cinemex Galleries for the convenience of the guests. Violeta Soto, director of the project, was explaining the characteristics of the development with a Centrika video. With a fresh, modern and innovative concept, Centrika represents an opportunity for those seeking the security of their own home and a guaranteed return on investment. Controlled access 24 hours a day, 365 days a year, Centrika is private, quiet and exclusive, while it is located just five minutes from restaurants, bars, shopping centers, beaches, hospitals, schools, restaurants, the Airport, parks and more. Centrika consists of 36 units with modern and innovative designs, all with terrace either overlooking the mountains, the ocean or the city. Much success for everyone involved in this great project!
Amueblando su casa de alquiler Furnishing your rental home
56 | FEBRERO / FEBRUARY 2020 | No. 360
Sheryl Novak
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n los últimos diez años, mi equipo y yo hemos ayudado a proporcionar muebles cómodos y duraderos a cientos de hogares en México. Muchos de esos clientes alquilan sus casas cuando no están aquí. Para obtener el mejor valor por su inversión, hay algunas cosas que recomendamos para propiedades de alquiler. Nuestro objetivo es garantizar que obtenga las calificaciones más altas, para que su propiedad siempre esté en demanda. El hecho de que sea un alquiler no significa que deba comprar muebles baratos. Los artículos de bajo costo se dañarán rápidamente porque no son para uso comercial. Eso significa que terminas gastando más dinero porque las piezas deben reemplazarse con más frecuencia. En cambio, invierta en muebles de precio medio que sean de mejor calidad y puedan resistir su uso. Los hoteles no compran muebles baratos porque se dañarán. Compran grado comercial porque tiene mejor sentido comercial. Si está alquilando su unidad, compre como propietario de un hotel, no como propietario de una casa. No hay nada peor en una unidad de alquiler que un sofá manchado. Afortunadamente, hay una nueva opción para artículos tapizados que cuesta lo mismo que la tela normal y es resistente a las manchas. Se llama tejido de rendimiento. Si tiene una propiedad de alquiler, es im-
SHOP - SAVE - RELAX
FURNITURE PACKAGES STARTING AT $5,000 USD Over 20 to choose from or create your own!
www.solutionsmexico.com
VOTED "BEST FURNITURE STORE" CONTINUA PÁGINA 58
O
ver the last ten years, my team and I have helped provide hundreds of homes in Mexico with comfortable, long-lasting furniture. Many of those clients rent out their homes when they are not here. So you get the best value for your investment, there are some things we recommend for rental properties. Our goal is to ensure you get the highest ratings, so your property is always in demand. Just because it’s a rental does not mean you should buy cheap furniture. Low-cost items will quickly get damaged because they are not for commercial use. That means you end up spending more money because pieces need replacing more often. Instead, invest in mid-priced furniture that is better quality and can stand up to use. Hotels do not buy cheap furniture because it will get damaged. They buy commercial-grade because it makes better business sense. If you are renting your unit, purchase like a hotel owner, not a homeowner. There is nothing worse in a rental unit than a stained sofa or sectional. Luckily there is a new option for upholstered goods that costs the same as regular fabric and is stain resistant. Its called performance fabric. If you have a rental CONTINUES PAGE 58
58 | FEBRERO / FEBRUARY 2020 | No. 360 property, this is a must-have. After-market sprays do not even come close to how good this fabric is. It is soft, comes in hundreds of patterns and colors, and is durable. Here is an example of what this revolutionary fabric can do. Imagine spilling red wine on a soft, white-colored performance fabric covered sofa and leaving the wine to sit overnight. For any other cover, the couch is probably ruined. With performance fabric, you only need to brush the liquid off the sofa – no stain! If you want your items to look new for as long as possible, this is the only fabric to get. I will never purchase another sofa, sectional or sofa bed in my life without this fabric as its cover! Consider additional sleeping space for additional revenue. If you have a one-bedroom or studio, adding a sofa bed or murphy (wall) bed can increase the amount you rent out your unit. These space-saving solutions cost only a little more, yet allows you to open your prop-
prescindible. Los aerosoles de posventa ni siquiera se acercan a lo buena que es esta tela. Es suave, viene en cientos de patrones y colores, y es duradero. Aquí hay un ejemplo de lo que puede hacer este tejido revolucionario. Imagínese derramando vino tinto sobre un suave sofá tapizado en tela de color blanco y dejando el vino reposar durante la noche. Para
cualquier otra cubierta, el sofá probablemente esté arruinado. Con la tela de alto rendimiento, solo necesita quitar el líquido del sofá, ¡sin manchas! Si desea que sus artículos se vean nuevos por el mayor tiempo posible, esta es la única tela que puede obtener. ¡Nunca compraré otro sofá, una sección o un sofá cama en mi vida sin esta tela como funda!
CONTINUA PÁGINA 60
Considere espacio adicional para dormir para obtener ingresos adicionales. Si tiene una habitación o un estudio, agregar un sofá cama o una cama plegable (de pared) puede aumentar la cantidad que alquila su unidad. Estas soluciones que ahorran espacio cuestan solo un poco más, pero le permiten abrir su propiedad a un público más amplio. Verá rápidamente el retorno de su inversión en
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60 | FEBRERO / FEBRUARY 2020 | No. 360 cualquiera de estos elementos. También están disponibles aquí las camas nido, que son perfectas si alquilas a parejas con niños pequeños. Cuando tenga una unidad de alquiler, tenga en cuenta que cada persona adicional que duerme es un ingreso incremental. Proteja las superficies con tapas de vidrio. Los muebles de madera pueden mancharse fácilmente con las gafas que sudan. Los anillos y las manchas de agua hacen que su propiedad se vea vieja rápidamente. Agregar una tapa de vidrio no solo hace que sus muebles se vean elegantes, sino que también hace que duren más. Después de colocar los tocadores, las mesas de noche y la mesa de comedor, comuníquese con un proveedor local de vidrio para que venga a su condominio y mida cada pieza. Dentro de un par de semanas, entregarán y colocarán esta superficie protectora en sus artículos. Por el pequeño costo del vidrio, obtendrá una vida útil mucho más larga de sus muebles de madera. Además, invierta en muebles de exterior bien hechos. Compre muebles de exterior de grado comercial, no de grado residencial. Los artículos de grado residencial no son buenos en este clima. Aunque hay un costo inicial más alto, le ahorrará tener que reemplazar los muebles de grado residencial tres o cuatro veces durante ese mismo período. Los mejores materiales para muebles de exterior son la teca, el concreto, el
plástico y la tela de alto rendimiento. Estos artículos durarán más en nuestro entorno hostil. La luz solar directa y el aire salado del océano son duros. Los hermosos muebles de exterior de ratán sintético que ves en las grandes tiendas no duran más de dos o tres años cuando se exponen a los elementos. El metal también puede ser problemático incluso si está recubierto de polvo. Los CONTINUA PÁGINA 62
erty up to a broader audience. You will quickly see the return on your investment in either of these items. Also available here are trundle beds, which are perfect if you rent to couples with small children. When you have a rental unit, keep in mind that every additional person you sleep is incremental revenue. Protect surfaces with glass tops. Wood furniture can easily stain from glasses that sweat. Water rings and stains make your property look old fast. Adding a glass top not only makes your furniture look elegant, but it also makes it last longer. After you get your dressers, nightstands, and dining table in place, contact a local glass supplier to come to your condo and measure each piece. Within a couple of weeks, they will deliver and place this protective surface on your articles. For the small cost of the glass, you will get a much longer life from your wood furniture items. Also, invest in well-made outdoor furniture. Buy commercial grade outdoor furniture, not a residential grade. Residential grade items are not good in this climate.
Although there is a higher upfront cost, it will save you from having to replace the residential grade furniture three or four times over during that same period. The best materials for outdoor furniture are teak, concrete, plastic, and performance fabric. These items will last the longest in our harsh environment. The direct sunlight and salty ocean air are harsh. The beautiful synthetic rattan outdoor furniture you see at big box stores does not last more than two to three years when exposed to the elements. Metal can also be problematic even if it is powder-coated. Hotels invest in commercial-grade to get the best return on their financial investment. You should too! Speaking of excellent outdoor furniture, renters love a great barbecue. We recommend to our clients who rent out their homes in Mexico that they invest in a midpriced barbecue. A nice grill is a huge plus when renters are looking for a temporary vacation home. The best brand that seems to last the longest is Weber. Remember that a good barbecue is a feature that will get your vacation rental booked fast.
CONTINUES PAGE 62
62 | FEBRERO / FEBRUARY 2020 | No. 360 hoteles invierten en grado comercial para obtener el mejor retorno de su inversión financiera. ¡Tu también deberías! Hablando de excelentes muebles de exterior, los inquilinos adoran un gran asador. Recomendamos a nuestros clientes que alquilan sus casas en México que inviertan en un asador de precio medio. Una buena parrilla es una gran ventaja cuando los inquilinos buscan una casa de vacaciones temporal. La mejor marca que parece durar más es Weber. Recuerde que una buena barbacoa es una característica que hará que su alquiler de vacaciones se reserve rápidamente. Con el cambio en la forma en que vemos la televisión, ya no es obligatorio ofrecer televisión por satélite, una videograbadora o un reproductor de DVD. En cambio, es esencial asegurarse de que el televisor de pantalla plana en su casa de alquiler tenga conectividad wifi o un puerto para un servicio de televisión externo como ROKU. Si está alquilando un apartamento de dos habitaciones, tener un televisor de pantalla plana en el segundo dormitorio es una ventaja. Los niños pueden usar un segundo televisor en caso de lluvia y será un salvavidas para sus padres, quienes simultáneamente pueden disfrutar de un momento de tranquilidad en la sala de estar. Compre algunos soportes para maletas. Los propietarios de hoteles saben cómo mantener sus lugares como nuevos por más tiempo. Los soportes para maletas son económicos y garantizan menos daños a la habitación. Si no los ofrece, es más probable que sus invitados usen y dañen sus otros muebles. Para la pintura interior, especialmente en la cocina, los pasillos y el baño, use una pintura brillante fácil de limpiar. Marca de pinturas mate. Recuerde que los inquilinos entrarán y saldrán de su unidad con su equipaje y equipo de playa. Es mucho más fácil eliminar las manchas y las rayas de la pintura brillante y mantener su lugar como nuevo. Ofrecer seguridad. Opte por la caja fuer-
te del tamaño de una computadora portátil en lugar del tamaño normal. Muchas personas viajan con sus dispositivos electrónicos y requerirán un lugar seguro para almacenar cuando estén fuera del condominio. Si el desarrollo de su condominio lo permite, instale una mirilla o visor en su puerta exterior. Aunque cuesta más que una cerradura estándar, los teclados electrónicos o digitales son fantásticos para las unidades de alquiler. Sus inquilinos no necesitan preocuparse por llevar una llave con ellos y potencialmente perderla. Su administrador de la propiedad puede cambiar el código para cada inquilino. Menos es más cuando se trata de decoración. No exagere su condominio con chucherías. Su alquiler debería parecerse más a un hotel. Asegúrese de tener un área cerrada en su condominio, como un armario o un almacén, donde pueda almacenar artículos personales como fotos, ropa de cama y cualquier cosa que desee conservar para su uso. Los inquilinos están interesados en lugares donde alojarse que estén limpios y nuevos. Cuanto más salga, más se verá como desorden y se volverá menos atractivo como alquiler. Invierte en un fotógrafo profesional. Tome imágenes de su condominio durante el día y al anochecer. Aunque cuesta más que hacerlo usted mismo, un fotógrafo profesional sabe cómo capturar imágenes que harán que su lugar se vea como un millón de dólares. Al desplazarse por cientos de opciones en los sitios de alquiler, esto hará que su condominio se destaque de todos los demás. Vale la pena el costo extra. Para amueblar su propiedad de alquiler y obtener el mejor valor para su inversión, trabaje con una empresa que ofrezca paquetes de muebles correctamente organizados para una casa de alquiler. Tienen la experiencia, la experiencia y el conocimiento para brindarle la solución adecuada. Si tiene un condominio nuevo que necesita muebles y decoración, comuníquese conmigo a sa.novak@solutionsmexico.com.
With the shift in how we are watching TV, it is no longer mandatory to offer satellite TV, a VCR, or a DVD player. Instead, it is essential to ensure the flat panel TV in your rental home has wifi connectivity or a port for an external TV service such as ROKU. If you are renting a two-bedroom, having a flat panel TV in the second bedroom is a plus. A second TV can be used by the kids in the event of rain and will be a lifesaver for their parents who can simultaneously enjoy some quiet time in the living area. Buy some suitcase stands. Hotel owners know how to keep their places looking new longer. Suitcase stands are inexpensive and ensure less damage to the room. If you do not offer them, your guests are more likely to use and damage your other furniture. For interior paint, especially in the kitchen, hallways, and bathroom, use an easy to clean, gloss paint. Matte paints mark. Remember that renters will go in and out of your unit with their luggage and beach gear. It is a lot easier to remove smudges and streaks from glossy paint and keep your place looking new. Offer security. Opt for the laptop-size safe rather than the regular size. Many people travel with their electronics and will require a safe location to store when they are out of the condo. If your condo development allows, install a peephole or viewer in your exterior door. Although it costs more than a standard lock, elec-
tronic or digital keypads are fantastic for rental units. Your renters need not worry about carrying a key with them and potentially losing it. Your property manager can change the code for each renter. Less is more when it comes to décor. Don’t overdo your condo with knick-knacks. Your rental should look more like a hotel. Make sure to have a locked-off area in your condo like a closet or storeroom where you can store personal l items such as pictures, linens, and anything you want to keep for your use. Renters are interested in places to stay that are clean and new. The more you have out, the more it looks like clutter and becomes less attractive as a rental. Invest in a professional photographer. Take images of your condo in the daytime and at dusk. Although it costs more than doing it yourself, a professional photographer knows how to capture images that will make your place look like a million dollars. When scrolling through hundreds of options on rental sites, this will make your condo stand out from all the others. Worth the extra cost. To make furnishing your rental property, so you get the best value for your investment, work with a company that offers furniture packages put together correctly for a rental home. They have the expertise, experience, and knowledge to provide you with the right solution. If you have a new condo that needs furniture and decor, please contact me at sa.novak@solutionsmexico.com.
LA COSTA REALTY GLOBALLY CONNECTED, LOCALLY ENGAGED. COMMERCIAL
Four Seasons Private Villa 37
Hotel Rincón de Guayabitos
$3,350,000 USD | 4Bd/4.5Ba | 941 m² (10,134 sq.ft.) | Punta Mita, Riviera Nayarit Inside the exclusive Four Seasons Private Villas of the prestigious Punta Mita Resort. The peaceful villa boasts vivid ocean views out to the Marietas Islands and the blue Pacific. Brock Squire - brock_squire@coldwellbanker.com.mx | C. (322) 294 1552
$2,350,000 USD | Const 19,045 sq.ft. Near the beach, 37 suites with kitchenettes, 8 hotel rooms, pool, parking & front desk angeles_fuentes@coldwellbanker.com.mx COMMERCIAL
Casa Yuyum, Las Moras $325,000 USD | 3bd/2.5ba, (4,002 sq.ft.) Gated community, house includes a spacious Lot ideal for BBQs or to expand miguel_rivas@coldwellbanker.com.mx PRICE REDUCTION
Fiesta del Mar $158,000 USD | 1bd/1ba (656 sq.ft.) Located in Conchas Chinas, close to Los Muertos beach, ideal investment property cesar_rios@coldwellbanker.com.mx
Las Peñas 801 $499,900 USD | 3+bd/3.5ba (2,280 sq.ft.) Spacious beachfront condo in Playas Gemelas. Perfect home or rental property miguel_rivas@coldwellbanker.com.mx PRICE REDUCTION
Condo Mi Vi $200,000 USD | 3bd/1ba (1,045sq.ft.) Alta Vista, Downtown, walking distance to the beach, restaurants, markets & hospitals cesar_rios@coldwellbanker.com.mx
Edificio Rio Amarillo $1,500,000 USD | 1,200m² (12,912 sq.ft.) 3 story corner building in Fluvial, Ideal for offices, commercial spaces or condos sebastian_garcia_pimentel@coldwellbanker.com.mx
PRICE REDUCED
Hacienda de la Costa $1,200,000 USD | 6bd/8ba, Sayulita Immaculately kept B&B spread over 3,500m² of land overlooking Playa Patzcuaro, Nay marilyn_newman@coldwellbanker.com.mx COMMERCIAL
Comercial Romantico $566,000 USD | 279 m² (3,005 sq.ft.) Great opportunity! New building, near Romantic Zone & Medasist Hospital hector_garcia@coldwellbanker.com.mx
COMMERCIAL
Paraiso Colomitos, Sierra Madre, Jalisco $8,000,000 USD | 79,294 m² (853,208 ft²) | Investment Opportunity Perfect site for a boutique hotel, private compound or a mix of hotel, condos, & private villas All entitlements, permits, studies, and approvals are in place for immediate development. Brock Squire - brock_squire@coldwellbanker.com.mx | C. (322) 294 1552 SOLD PROPERTY
Casa Isma
Lt 5, Av. México, Jarretaderas
$250,000 USD | 4bd/4.5ba (3,938 sq.ft.) 4 Level Mexican Style Home, short distance to the Malecón, beach & supermarkets veronica_macias@coldwellbanker.com.mx
$152,000 USD | 523m² (5,633 sq.ft.) 7 minutes from the beach, located in the Growing area of Jarretaderas, Near Vidanta veronica_macias@coldwellbanker.com.mx
JUST LISTED!
Casa Rosy, El Cerro $265,000 USD | 2bd/2.5ba (2,961 sq.ft.) Home will feature 3 levels, terrace, garage & storage, foundations & construction permit veronica_macias@coldwellbanker.com.mx OCEAN VIEWS
Marina Sol 305-A
Haixa PH 607
Casa Sirena
Los Caracoles 505 $675,000 USD | 3Bd/3Ba (2,738 sq.ft.) Beachfront condo, with beach views, pool, restaurant, gym, tennis & basketball courts brock_squire@coldwellbanker.com.mx SOLD PROPERTY
Kupuri Estates, Punta Mita
$245,000 USD | 3bd/2ba - 1,772 sq.ft. Corner Unit with partial marina and golf course views from the terrace enrique_cuadra@coldwellbanker.com.mx
$445,000 USD | 2bd/2.5ba - 2,625 sq.ft. Spacious PH with ocean & mountain views in Litibu, near beach, Punta Mita & Sayulita enrique_cuadra@coldwellbanker.com.mx
$359,000 USD | 3bd/2ba (1,646 sq.ft.) 2 Story condo in Upper Conchas Chinas, ocean & mountain views, near Los Muertos Beach phil_cohen@coldwellbanker.com.mx
$4,800,000 USD | 5,147 m² (55,387 sq.ft.) Sandy beachfront lot, easy gradual slope, plans for 6bd estate sized residence brock_squire@coldwellbanker.com.mx
Marina Office
Olas Altas Office
Punta Mita Office
Guayabitos Information Center
Ancla Local 24, Marina Las Palmas II, 48335 (322) 223-0055 | US-CA (415) 500-4333
Olas Altas 361, Emiliano Zapata, 48308 (322) 222-2604 | US-CA +52 (322) 222-2604
Av. Punta Mita 640, Punta de Mita, 63734 (329) 291-6200 | US-CA +52 (329) 291-6200
Av. de Sol Nuevo 25, Guayabitos, Nay, 63724 (327) 274 2357 | US-CA +52 (327) 274 2357
www.cblacosta.com | www.puntamitaglobal.com | www.cbpuertovallarta.com