The Rio Ameca, which runs through the middle of the Banderas Bay region and separate the states of Nayarit and Jalisco, functioning as a natural border, also has the international on one side of its banks and on the other, the largest real estate development in the area, Vidanta. And it’s about to get even bigger.
Grupo Vidanta has been primarily a timeshare development company, with limited growth into the full-time real estate market. But it seems that is about to change with the announcement of The Estates, a “one-of-its-kind luxury development” to debut at Vidanta in Nuevo Vallarta. The Estates will offer “ultra-luxury opulence thanks to high-end details, plush amenities and lavish vacation experiences. One of the key distinguishing factors of these sumptuous new units is that they offer a private sanctuary designed to honor and reflect the sweeping beauty of the natural landscapes that surround them.”
What is not clear in Vidanta’s recent press release is if The Estates will feature condominiums, single family homes, or both, just that they will be available in one-, two- and four-bedroom units, “boasting an indoor-outdoor al fresco design, thoughtfully designed with modern touches while embracing the unique cultures of both coastal destinations. Guests will enjoy spacious living and dining room spaces, elegant spa-inspired bathrooms, secluded terraces and a private outdoor pool and lounge area. Model units will be available for guests to tour later this year.”
Vidanta already includes in its offerings the renowned Norman Signature Golf Course, Almaverde farm, and Santuario entertainment plaza at Vidanta Nuevo Vallarta and the acclaimed Cirque du Soleil show, JOYÀ, The Beach Club, and Salum Beachside Eateries and Market at Vidanta Riviera Maya. The Estates, they say, will provide an exclusive paradise for those who crave personalized, curated and extravagant travel experiences.
Grupo Vidanta was founded in 1974 by Daniel Chávez Morán, and is one of Mexico’s preeminent full-service tourism developers, specializing in vacation destinations, luxury hotel brands, golf courses, real estate, tourism infrastructure and entertainment.
Set to take place on Saturday, February 16, the 2019 Vallarta Real Estate Fair provides opportunity for buyers, sellers, and homeowners to get the important information their real estate investments.
Hosted by Timothy Real Estate Group, the 2019 Vallarta Real Estate Fair puts you in contact with Puerto Vallarta experts in the fields of real estate, interior design, taxation and immigration, health care, vacation, property managers, mortgage brokerage, and more.
For buyers, sellers and residents, the 2019 Real Estate Fair is an invaluable experience to maximize the investment potential of your real estate and enjoying the best of the Puerto Vallarta lifestyle.
Admittance is free, held from 9:00 am to 2:00 pm at the Rivera Molino Plaza, on the corner of Aquiles Serdan and Ignacio L. Vallarta in the Romantic Zone. For more information, visit VallartaRealEstateFair.com.
In a recent, very informal survey, the Vallarta Tribune asked buyers of homes throughout Banderas Bay to answer a few questions. The take-away from their responses was for anyone thinking of buying to not only take their time but to understand that the process itself takes time. While aspects of buying real estate in Banderas Bay are similar to purchasing north of the border, there are some marked differences including using a bank trust or Fideiocomiso and use of a notario publico. (See the Ask a Realtor section for more details on these two processes.)
The change in the real estate market in Banderas Bay is palpable. From lamenting the loss of ‘authenticity’ in Old Town on Facebook forums to the hushed conversations of how much their neighbors place really sold for at cocktail parties, everyone is talking about the real estate market.
When asked, “Where did you buy your property?” the responses went from Amapas to La Cruz. 33% of respondents said they bought in Bucerias. This community is increasing. Where before there were limited condo towers and mostly long established family estates, these sizeable oceanfront land parcels have been bought up and are now undergoing rapid development. It’s understandable; it’s the best beach in the bay and a sweet little town. Hopefully, it stays that way.
A close second was Old Town (20%), with its massive influx of new condos at a variety of price points, and proximity to all that Old Town offers including year-round entertainment, restaurants, and shops. From a vacation rental standpoint, Old Town makes considerable sense for investors as much as year-round residents.
When weighing all the options, sometimes choosing to be out of the hustle and bustle is the best option and the Cinco de Diciembre neighborhood is popular for just that reason, plus put yourself on the hillside, and you’ll have endless sunset views. Says one respondent, “We wanted to be relatively close to Centro and the Malecon but to be in a more traditional Mexican neighborhood… Having a view of the bay was important, and five de Diciembre’s elevation provided that.”
To see the full results of the survey, click here.
Coldwell Banker recently released their take on the 2018 Puerto Vallarta real estate market.
On the South Shore we have seen several high-end water-front properties up to $3M go under contract and the latest Sierra del Mar Los Arcos development ‘Arco Playa’ sell extremely well with only 2 units remaining for June 2019 delivery. At the same time our newly renovated Olas Altas Office has seen most of the 15 new buildings in the Romantic Zone that were started in 2017 completed with most virtually sold out. For the first time in over 20 years there are now 3 separate cranes over three different condominium projects under construction in the Marina.
The Flamingos extension of Nuevo Vallarta has three different waterfront condo projects including the amazing Bellarena project underway and in the process of selling well by all reports. Further North we are seeing continued strong activity out of our Punta Mita Office and our Rincon de Guayabitos Office reports that the La Mandarina Resort featuring a One And Only Resort and the El Capomo Resort just announcing the addition of a Ritz Carlton Reserve Hotel – are both well under-way.
The absorption rate – the time that it would take for the market to ‘absorb’ 100% of the market inventory of condominiums based upon the rate of sale at the end of 2018 – has also fallen from about 32 months to 20 months.
So, where do we go from here? While caution certainly seems to be the order of the day we feel that given the general strength of the world economy and the strong levels of employment that there is basis for optimism going forward – especially when it comes to our area. Stability on the world trade front and a less aggressive stance from the US Federal Reserve would definitely be a plus. The thing that won’t change is the continued desire for people in Canada, the US and other parts of Mexico to locate themselves in a picturesque, secure and thriving community in a warm mild climate right next to the sea! That will not change! You can read the full review at www.cblacosta.com
Each community offers it’s own unique benefits and advantages.
You’ve made the decision that you’d like to own a second home or perhaps retire full-time in Puerto Vallarta. But where, exactly, as there are so many different Vallarta neighborhoods and communities around the bay, each offering their own unique benefits and advantages. Over the past 30 years, Vallarta has evolved from a single destination to one that offers a multitude of regional options, each unique unto itself. Before beginning to look for a new home, you really should identify your needs to narrow down the search criteria, making the buying process much easier in the end.
This article provides information about the most popular regions, but you may also want to check out:
The Regions section of this website, as it provides photos, maps and descriptions about all the regions of Vallarta and Riviera Nayarit.
The Search Map, where you can visually see where each region is located on a large map, with photos and descriptions.
Vallarta/Nayarit Regions
If all you know is that you want a two-bedroom near or in Puerto Vallarta, you’ll discover there are literally hundreds to choose from. Most people know the type of property they’re interested in —be it a condo, home, townhouse or residential lot— and how many bedrooms it should have, along with desired amenities. But what they may not realize are the advantages and/or disadvantages each neighborhood —colonia in Mexico— provides.
MLSVallarta divides the Vallarta/Nayarit region into nine regions and and a number of smaller sub-regions. It is important you have a rough understanding of where these regions are situated so that when you start searching for properties it makes more sense to you. You can find our more about the regions and sub-regions, with maps, here.
If you want to be where the action is, downtown Vallarta is the place for you. The two most popular areas are Gringo Gulch, (Central North) which is on the hillside above town and overlooking the Cuale River, or on the south side, (Central South), from the Cuale River and along Los Muertos Beach, commonly known as Emiliano Zapata. In these areas, you can get around quite easily without owning a car, with markets, restaurants and shopping close by. Gringo Gulch is mostly made up of single-family homes and small condominium projects, nearly all offering views overlooking the city and bay. Across the river, however, real estate inventory is mostly made up of condominium projects of all sizes, the most popular situated along the shore, providing unobstructed views and easy access to the beach. However, most recently new projects have been built further inside the city that offer lower prices but with upscale common areas such as rooftop pools, bars and restaurants. In both areas, the disadvantage can be noise from city living, something you may have to put up with in order to have easy access and close proximity to most of downtown Vallarta.
The Hotel Zone, which extends from the marina to the northern edge of downtown Vallarta, has seen a considerable amount of development over the past 10 years, with the building of high-rise condominium projects that provide spectacular panoramic views of Vallarta and Banderas Bay. If high-rise living is your style, this area provides easy access to town and the airport, as well. Many shopping centers are situated nearby, just across the main road that leads into Vallarta. Or if it’s a home you’re looking for and you don’t mind giving up having a view, there’s the relatively new development of Fluvial or the older, traditional neighborhood of Versalles. Having a home here is like living on the outskirts of the main downtown area.
An increasingly popular area that offers reasonably-priced real estate in a very centrally-situated location is Rio Pitillal South, (also known as Francisco Villa West), which includes popular neighborhoods such as Versalles, Fluvial, Pitillal and Las Gaviotas. It is located behind the Hotel Zone where there’s plenty of shopping (Plaza Caracol, Costco, La Comer) and a large medical district. It has traditionally consisted mostly of single family homes and small apartment buildings, but most recently larger tower condominium buildings have been constructed that offer less expensive prices compared to those projects situated along the coastline.
Just south of Vallarta, the foothills of the Sierra Madre Mountains hug the coastline, creating a steep vertical backdrop that has become popular for condominium developments, offering even more spectacular views than the developments along the shoreline below. Leaving Vallarta, Amapas is first, catering mostly to small and medium-size condo projects. Conchas Chinas is a little farther south and offers older luxury homes on either side of the highway, along with some newer condominium projects. Living here, however, one does need a vehicle, as the hills are steep and there is little in the way of shopping or restaurant options. If you’re a golfer, be ready for a drive to get to the courses, as most are located either east of Vallarta or along the northern shoreline.
On both sides of the international airport are two mega developments that were designed to provide a little something for everyone. They are large enough that you’d still want to own a vehicle, but for some, a golf cart may be enough. Marina Vallarta and Nuevo Vallarta/Flamingos are large residential areas built around marinas and golf courses, offering a variety of single-family homes and condominium options. Each has shopping centers and a good selection of restaurants, and both are situated along the shores of the bay, providing access to the beach, as well. Large condominium projects stand along the beach, while mostly smaller condo projects and single-family homes line the fairways of the golf courses. They tend to resemble residential areas you may be familiar with back in the USA or Canada, rather than traditional Mexico, but those who live there will find most everything they need available close by.
If you’re looking to get away from it all, to have a place to escape the hustle and bustle of city living, then you may want to look to the north, in the state of Nayarit, in small towns such as Sayulita and San Francisco (most commonly known as San Pancho), or along the southern shore of the bay, toward Boca de Tomatlan. To the north, there are also options in La Cruz and at the point of Punta de Mita, as well as residential developments situated between these two popular villages. These towns offer some smaller condominium projects, mostly along the shoreline, with single-family residences located behind, in the streets of these small towns. Sayulita and San Pancho have more hillside behind them, so most homes have ocean views. Heading south from Conchas Chinas, one can find beachfront homes and condos, as well as exclusive developments built into the lush tropical hillside that offer luxury single-family living or, most recently, new condominium developments.
The highway cuts inland at Boca de Tomatlan, and for the most part, land farther south along the coast is not deeded and does not have road access. However, if you are really looking to get away from it all and experience Mexico, you may want to visit El Tuito. There are no condominium projects there, but there are single-family homes and residential lots at reasonable prices, a brand-new ecologically sound development and nearby access to some exceptional beaches.
Back inside the bay again, Bucerias was once the place to escape to as Vallarta transitioned into a large city and service center for Banderas Bay, but it, too, has seen quite a bit of growth and is now the second largest town around Banderas Bay. Real estate options are mostly single-family homes or small condominium developments. Bucerias offers easy access to the bay’s longest beach, and the golf courses of Flamingos and Nuevo Vallarta are just minutes away. And if you enjoy boating, there is the relatively new marina in La Cruz to moor your boat, also just minutes away.
The most upscale development is located on the northern point of the bay, called Punta Mita. It is built around two Jack Nicklaus golf courses and hosts a St. Regis and Four Seasons hotel. There are numerous surf breaks around the point, lovely beaches with beach clubs and a very large and well outfitted tennis club, as well. Living there is seriously out of Vallarta, and many homeowners rarely visit Vallarta, making it only as far as the airport when heading south. Both luxury homes and condominiums are available along the shoreline or golf course fairways.
Further north of Punta Mita, now outside of the Bay of Banderas, are a number of small seaside communities that have becoming increasingly more popular for those who prefer living in a town rather than a large city like Vallarta has become. The most popular communities are Sayulita, famous for its surf and funkiness, San Pancho, its more mature neighbor, and Guayabitos, a favorite of many Canadians.
The variety of real estate options is wonderful, in that there really is something for everyone; however, it can be a little overwhelming if you aren’t sure exactly what it is you’re looking for. Take a good look at the lifestyle you desire, and be sure to take into consideration what may be most desirable not just now, but perhaps in five to ten years. You may even decide to rent for a while in different locations, to really get a feel for what each neighborhood has to offer.
Genuino | CASA specializes in the creation of pleasant atmospheres in every possible space, and this can be done thanks to a design-team work constantly in close correspondence with the needs and desires of their clients; we develop custom designs … bring your imagination, tell us your story … you can have that decoration you’ve always dreamed of!
We have innovative concepts and big solutions for those areas that require a special touch: furniture produced “to be there”, matching with perfection like the last puzzle piece.
Mundo Verde is not only a green architect firm, but also a green supplier and store where you can find a wide variety of green products for your house. This way, customers can ask for a new green project to be developed from the beginning by Mundo Verde architects; some people might only look for a partial restoration or the installation of a specific system, while others maybe only need to buy a product, as they might have their own architect running their project.
With time, it has become more and more important to use green products in order to preserve our environment and improve the quality of life of users. That’s why Mundo Verde has made a commitment to integrate the new technologies in its designs and redefine others that allow to save energy, keep the natural resources, reducing waste and optimizing the performance of the traditional construction systems without harming the environment.
Mundo Verde is a Vallarta-based company founded in 2011 by Spanish/Mexican architect Javier Oliva, who has a long experience in big architectural projects both in Mexico City and Madrid, and his wife Laura Maiz. What’s different about Mundo Verde is that it integrates the concept of sustainable architecture into its designs, projects and products.
Other locations:
Pelicanos #6 (at the river side), Sayulita, Nayarit, Tel. (329) 291-3725
Residential mortgages for foreigners and nationals
Mexican residency status (FM)
Insurance
Professional Certifications and Achievements:
AMPI Puerto Vallarta Member
Best Outlook for Western Mexico (awarded at the National Mortgage Broker Conference)
Languages Spoken:
English and Spanish
Joshua Rappaport is originally from Toronto, Canada and has been living in Puerto Vallarta since 2003. Joshua obtained his Mexican citizenship in 2014 and is now Canadian-Mexican. Josh was fresh out of university when he decided to make this piece of paradise his home. He was finishing his degree at the University of Toronto and decided to do his final credits as part of an exchange program offered by the Universities of Toronto and Guadalajara (Guadalajara is about a 5 hour drive from Puerto Vallarta). Josh finished his courses, earning a Bachelor of Arts degree from the University of Toronto with a major in Political Science and a minor in Spanish. Josh’s mother tongue is English, but he is completely fluent in Spanish and can handle brief conversations in French and Brazilian Portuguese.
Upon completion of the courses in Guadalajara, Josh travelled to some of Mexico’s colonial gems in the center of the country before settling in Puerto Vallarta. Josh spent his first few years in Mexico working in a tourist-based industry, where he was able to perfect his conversational and business Spanish and acclimatize to Mexican culture. Josh then began working for a mortgage company, where he quickly excelled and earned the title of senior loan officer with the highest sales four years in a row. Before long he also developed the peso division, offering loans to Mexican nationals. Josh continued to excel at these positions —through his hard work, honesty and dedication. As is the natural progression for many, Josh decided that it was time to branch out and open his own business
Josh Rappaport founded Cross Border Investment in 2012 with the philosophy of providing premium customer service at fair prices. CBI understands that for many purchasers, this is your first real estate transaction in Mexico, and perhaps your first international investment. The majority of foreigner buyers are located in your home city throughout most of the transaction, and your comfort is taking very seriously by CBI.
Josh has a long list of clients, and is well known amongst realtors and developers in the major resort areas of Mexico —primarily Puerto Vallarta and Playa del Carmen. At the National Mortgage Broker Convention in 2013, Cross Border Investment won the award for Best Outlook for Western Mexico. Josh has extensive relationships with the directors and sub-directors of the largest lending institutions in Mexico —access is the key to any financier’s success. Cross Border Investment is the leader for mortgages for foreigners in Mexico, as well as for Mexican national buyers.
Handling of international insurance programs as an insurance broker
Design and development of insurance products as an executive of Insurance Companies
Professional Certifications and Achievements:
C class License, including the expertise of Risk Management and Insurance Programs
Property & Casualty license (USA)
Schools Attended:
Universidad Iberoamericana, Bachelor Degree in Marketing and Communications.
Languages Spoken:
English and Spanish
With more than 27 years of experience in the Insurance Industry, Roberto has worked in different top executive positions in insurance companies and brokerage firms at an international level and worked in the United States and Mexico.
Based in New York, Chicago, and Los Angeles, worked with Johnson & Higgins, a worldwide insurance brokerage firm, in international insurance programs for clients included in the Fortune 500 list. In Mexico City he worked as an executive of Brockman y Schuh – Marsh Mexico, the largest insurance brokerage firm in Mexico, and as nationwide Commercial Director for two Mexican Insurance Companies, AIG Mexico and BBV Probursa, now RSA Seguros.
His experience combines the handling of international insurance programs as an insurance broker and the design and development of insurance products as an executive of Insurance Companies. He belongs to the small group of brokers in Mexico that holds the highest-class insurance brokerage license (C class), that includes the expertise of Risk Management and Insurance Programs. He has also carried the Property & Casualty license in the U.S.
Roberto received his Bachelor Degree in Marketing and Communications by the Universidad Iberoamericana and received from the President of Mexico the award as one the Best Students in Mexico.
He is a volunteer and committee member for various professional and charitable organizations. Roberto was born in Mexico City and now lives in Puerto Vallarta.
Novamar Insurance Mexico is a Full Lines Mexican Insurance Brokerage firm specializing in beachfront risks and in attending to the American and Canadian community in Mexico. We work with the most established Mexican Insurance Companies, such as AXA, ACE, BUPA, Allianz, Atlas, GMX, Mapfre, Pan American, Plan Seguro, Prevem, Qualitas, RSA, Zurich, among others and have designed specific insurance products and services including Sky Med for this community based on their unique needs, which are different from the rest of the market in Mexico. Our quotes and policies are in English/Spanish and we have a 100% English speaking staff. Novamar Insurance Mexico is an affiliate company of Novamar Insurance Group, Inc. a US Insurance Brokerage company with a combined experience of more than 50 years in the insurance industry.
First Place winner of an International yacht design competition
Co-designer of the Outbound 44 Cruising Yacht
Creator of an international racing yacht insurance program and international cruising yacht insurance program
Two time winner of the Travelers Yacht Insurance Agent of the Year award
One of three agents chosen to attend the 2014 Berkshire Hathaway Annual General Meeting
Schools Attended:
Westlawn School of Yacht Design
Languages Spoken:
English and Spanish
Craig started his insurance career in California in 1983. In 1987 an additional insurance agency was founded in Washington state and an affiliate company, MGI Agentes y Seguros, S.A. de C.V. dba: Novamar Insurance Mexico was founded in Mexico in 2009.
These two closely affiliated corporations make up the Novamar group of companies. Craig currently serves as President of both companies.
After insuring thousands of yachts in Mexico over the years and recognizing the growing number of U.S. and Canadian ex-pats retiring south of the border, Craig founded MGI Agente de Seguros, S.A. de C.V. dba: Novamar Insurance Mexico with business partner Roberto Castellanos in 2009. Working closely with insurance company underwriters and management, Novamar Insurance Mexico has developed exclusive auto, home, health, medical tourism, D & O, HOA, travel, and boat insurance programs to solve the unique insurance issues Americans and Canadians face while traveling or living in Mexico. Most can be purchased direct from the company website.
Craig currently splits his time between Puerto Vallarta, Mexico and Newport Beach, CA with his wife and son. As well as meeting with staff members and underwriters in other Novamar offices in the U.S. and Mexico. When not on the phone with clients, Craig enjoys sailing, scuba diving, and tennis.
Novamar Insurance Mexico is a Full Lines Mexican Insurance Brokerage firm specializing in beachfront risks and in attending to the American and Canadian community in Mexico. We work with the most established Mexican Insurance Companies, such as AXA, ACE, BUPA, Allianz, Atlas, GMX, Mapfre, Pan American, Plan Seguro, Prevem, Qualitas, RSA and Zurich among others and have designed specific insurance products and services including Sky Med for this community based on their unique needs, which are different from the rest of the market in Mexico. Our quotes and policies are in English/Spanish and we have a 100% English speaking staff. Novamar Mexico is an affiliate company of Novamar Insurance Group, Inc. a US Insurance Brokerage company with a combined experience of more than 50 years in the insurance industry.
