Two Adjacent Canal Lots, Bargain Price!

Robert:

We have just taken an interesting listing. Lot 161 and 160, adjacent canal lots in Section II of Nuevo Vallarta.  Each lot is approximately 20 meters by 38 meters, 771 sq meters (8,295 sq ft) each, for a total of 1,542 sq meters (16,592 sq ft).

Each lot has 20 linear meters of canal frontage, so a total of 40 linear meters on the canal (131 ft).

Lot 160

 This is on the best section of Jacarandas Street, on a good, navigable section of secondary canal, with clean homes all around. The price for both lots is just $395,000 USD. Finding two adjacent lots on a good street and good section of canal is extremely rare.

HOWEVER, there is a very large home, 8 (yes, eight!) bedrooms and 3 baths, on lot 161. Conceivably, the home could be extensively repaired and remodeled. But, I think most people would consider it a tear down. It is in seriously bad condition.



In my opinion, this should be viewed as an opportunity to own two spacious lots, haul away the rubble of the old house, and build something extraordinary.

We have 161 newly listed in both MLS systems here, with a side note that 160 is also for sale, pending some paperwork issues being resolved (they can and will be).

Looking at back of house (on 161)  from back of lot 160

However, if someone wanted to make an offer on just one lot, the owner says she would consider that, although her ultimate goal is to sell them both, preferably as a package.

Condo Mantarraya, Now $199K!

Beautiful Condo Mantarraya, 3 bedrooms 2 baths, in Bucerias, is now only $199,000 USD!




This condo has been thoroughly remodeled, and the work was superbly done. There are ample new cabinets in the kitchen, and they are stunning. There are also new counter tops and floors.


 












Impeccable condition, better than new, and comes completely furnished and equipped. The furniture is tasteful and of excellent quality.

  

Condo Mantarraya is in the Perla del Mar complex, in a quiet yet convenient location. Just 5 short blocks to a wide, gradual beach; close to many Bucerias restaurants and shops; and close to local bus service to easily access downtown Bucerias, or Mega and Walmart.

The pool is large and inviting, right out your front door.




There is a wonderful common rooftop terrace with panoramic views of the bay.

 


Low maintenance fees!

Click below for the HD Video Tour.

 


Call Robert's cell 322 135 5979, office 329 298 3314,  or from the USA or Canada, toll free 1 866 210 1324

New Listing, Studio Flamingos, Beach Front

This is a new listing of a cute, nicely furnished studio condo in the beach-front Flamingos Beach and Golf development.

 
 
44.8 sq meters (478 sq feet). AC, ceiling fans, dishwasher, fridge, microwave, cook top with hood, fully furnished and equipped. Easily rent-able to offset the low maintenance fees.



Common tennis courts, gym, large heated pool, and beach side restaurant. Secure, deeded parking.


 

Wide, gradual beach with soft, fine sand.

 
 Heated pool.

Jusr $149,000 USD all included. Contact Patty de la Mora at her cell 322 278 6961, or through the office at  329 298 3314. The office can be reached toll free from Canada or the USA via 1 866 210 1324.

Tsunami Sale?

The term "Fire Sale!" is so overused in this market as to have lost any impact.

So, maybe calling this deeply discounted property a Tsunami Sale will get a bit more notice.

 

In any case, Lambert Penthouse, in Green Bay II in El Tigre golf course, in Paradise Village, has dropped the price from $199,900 to $179,900. This is a startlingly low price, no matter what you choose to call it.

It's 2 bedrooms (one main level bedroom, with en suite full bath; plus a very spacious loft bedroom, also with its own large en suite full bath). There are even storage shelves in the loft bath; that's how spacious it is.

 Plus, off the living area there is a half bath for guests.

So, 2 bedrooms, 2 and a half baths. Plus exceptionally fine custom carpentry throughout the penthouse. All the doors and closets, shelves and cabinets, are amapa wood, all done by one of the bets carpenters in this part of Mexico, a German-Mexican fellow with a shop in San Pancho.

 

This penthouse has never been occupied. It was purchased in pre-construction in 2006, but soon after an illness struck, and the owner has never been able to furnish or use the penthouse at all.
The owner is now adamant about selling it, so bring offers.



 
 Video Tour in HD:

Call Robert:  office is 01 329 298 3314 or cell is 322 135 59 79.

From the USA or Canada, call Robert toll free at  1 866 210 1324

The RFC Chaos Resolved?

Robert:

I am informed by one very reliable source that Hacienda SAT late yesterday notified all notaries that the law has been amended effective immediately. Now, with the amendment, foreign sellers need not obtain temp residency, CURP or RFC. For foreign sellers we are back to business as usual, as before the Sept 1 new law.

Importantly, there is very good news for foreign buyers also. Foreign buyers now need not obtain temp residency. They can simply walk into the SAT offices (near Costco) with their tourist card and passport, and SAT will issue them an RFC on the spot. No advance appointment necessary. We will be helping out buyers with this.

I will confirm all this with other sources during the day and advise if any of this is incorrect or changed. But I wanted to share this welcome news and I am increasingly optimistic we are all now "in the clear. "

Potentially Good News For Sellers, re: RFC Requirements.

Good news for our sellers, although not "the final word."

Several local notaries are now taking the view that they can close deals with no RFC or CURP from the sellers, yet still take standard deductions for those sellers against any cap gains.This elevates the risk of a Hacienda audit of the sale, but assuming everything was handled legally, which of course it would be, there would ultimately be nothing lost, except the hassle of dealing with the possible audit, with deductions for things like major improvements scrutinized.

We have another notary that has now also changed from the strict interpretation to a much less cumbersome one, but on a different basis; that is, specifically, that they can generate automatically a generic RFC for sellers, which will technically satisfy SAT Hacienda and allow the notary to close.

However, other attorneys dispute the legality and efficacy of this generic RFC approach outright. They say it makes more sense to just close without an RFC at all for the sellers. 

So it's obvious there is still widespread disagreement among notaries and attorneys, with some still adhering to the original, strict interpretation. (Which, to recap in brief, is that unless both buyer and seller have full RFC and CURP from Hacienda, the new buyer will have zero deductible cost basis when he or she sells someday, and would then at that future date incur a huge, and clearly unfair, cap gain tax.)

Caveat:

Until more time passes and we arrive at a broader consensus, there is a real chance that your buyer might be advised by his attorney or notary that regardless of what the more flexible notaries now say, the buyer should avoid any and all risk of losing his or her cost basis, and therefore should insist, as a condition of his or her offer, on you obtaining the full temporary residency, CURP, and RFC from SAT, etc. just to be on the safe side.

In other words, just because we have some notaries now taking the more lenient position, that doesn't guarantee your buyer will go along with it. 

But, I am guardedly optimistic. My sense is that the consensus will gather momentum; more and more attorneys and notaries will come around to these more flexible positions. The more strict interpretation is just too draconian and damaging to the market.

Robert

Return to Mismaloya

Long ago, and for many years thereafter, Mismaloya beach was my favorite little place to escape to for a day. I found it to be the almost ideal mix of crescent sand and blue water, backed by ruggedly beguiling tropical mountains. Plus with a good selection of beachfront ramshackle restaurants, at reasonable prices, and easy-to-hire boats to take you out to the Islas Los Arcos.

Sunday I took a nostalgic turn and spent the day at Mismaloya, for the first time in many years. I'm happy to say it has lost none of its charm, and still casts a pleasant little spell.

The restaurants on the beach are not so affordable as I recall, but then nothing else in life is either. I've reached that age where all current prices induce sticker shock, compared to the "real" prices of my relative youth.

Mismaloya even has a mountain stream that flows right out over the beach...with fresh water swimming in the stream.

Here is a shot, standing on the beach, looking back upstream.