In a previous blog, TOP Mexico real estate interviews with John De Rotache from the Cancun Real estate territory asking him about his background and the trends in his region.  You can see part one of this interview by clicking here, Mexico real estate blog.   Below please find the remaining questions and answers to this conversation;

4)                  What are the normal steps to purchase real estate in Cancun?

The normal steps to find a great residence in Cancun is to ask yourself your greatest interest whether a location close to your children’s school in an upcoming neighborhood.  Or an oceanfront/lagoon front location close to the downtown area to have the best of both worlds.  Or finding a great rental property that you can use as a winter getaway plus a great additional income.

5)                  Is there financing available in Cancun?

Yes, financing is available for foreigners in Cancun with Banks such as Scotia Inverlat, Bancomer,  HSBC.  Plus mortgage companies with representation in the Riviera Maya that work with North American and European lenders authorized to provide loans to various nationalities.  Short term owner financing has become more prevalent depending on the seller as many of these will work with buyers to make it easier for the buyer to purchase while he may have to sell another property of his own to complete the payment here in Mexico.

6)                  Where are most Americans and Canadians purchasing in Cancun?

Previously most Americans and Canadians were primarily purchasing in the tourists zones. Although now many North Americans enjoy getting more involved with the local culture and atmosphere as well as finding a great location at a much more economical price with only a short distance to the beach when desired.  Every year more and more foreigners are finding it easier to acquire property in Mexico and to enjoy the great benefits of a more tranquil lifestyle.

7)                  Why would I work with you versus another real estate agent in Cancun?

The main reason for wanting to work with me as your Real Estate Agent is knowledge and experience of the area combined with integrity and going the extra mile to make sure you find your Dream home or investment.  My commitment to personal service and the ability to answer not just your Real Estate questions but unique questions only someone who has had the opportunity to live here for an extended period of time and understand the concerns and uncertainties of a first time buyer has in a foreign country.

John DeRotache, originally from Saint Louis MO., he has been living in Cancun, Mexico for over 16 years. John completed his University studies at St. Louis University in Missouri and their Campus in Madrid, Spain. With a diploma in real estate from a top Mexico University, John comes well prepared to find and help you with your Mexico real estate needs. MexicoRealEstate NETWORK “Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely ! ” (512) 879-6546

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3. New Cancun Preconstruction Condos: Novo Cancun

John DeRotacheAder, originally from Saint Louis MO., he has been living in Cancun, Mexico for over 16 years. John completed his University studies at St. Louis University in Missouri and their Campus in Madrid, Spain.  With a diploma in real estate from a top Mexico University, John comes well prepared to find and help you with your Mexico real estate needs.   MexicoRealEstate NETWORK “Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely ! ” (512) 879-6546

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1. Cancun Real Estate Interview with Newest TOPMexicoRealEstate Member- Part 2
2. The Cancun Real Estate market is becoming more and more of A Boaters Paradise
3. Why invest in Cancun Real Estate?

This months issue of VENTANA Magazine published an article on this topic written by … yours truly.  Many people think that there are very little regulations or that there are no Mexico real estate licenses available to realtors in order to help ensure safer transactions when investing in the Playa del Carmen real estate market.  But only recently, in the fall of 2009,  a new Professional Identification Number and Mexico real estate degree have been offered to the people practicing in these activities if successful in the qualification process.

(  Thomas Lloyd in Mexico City receiving the first Mexico Real Estate Degree  )

This is not a simple exam that is taken over the internet, but it is quite a complex process which resulted in only a handful of people in all of Mexico receiving such a degree.   The exam has over 180 detailed questions and was applied nationally in nearly 14 different cities.  Read more here Mexico Real Estate license .

“The degree was introduced to the industry in response to the consumers demand for a higher professionalism” states the Mexican Association of Real Estate Professionals.  The professional identification number and “cedula profesional” are issued at a national level, and are only granted to university degree holders.

The good news is that progress in Mexico is moving forward and  the real estate industry is keeping pace with new requirements and benchmarks.

Thomas Lloyd graduated from Purdue University Krannert School of Management with a degree in Management/Financial Option Investments. He has been living, investing, and working professionally in Mexico for over 15 years. In the summer of 2009, he received the first federally applied Mexico Real Estate Degree and Mexico Professional Real Estate License S.E.P. #5978657. He is the current president of TOPmexicorealestate, you can contact him at (512) 879-6546 or through the company’s web site www.TOPmexicorealestate.com NETWORK

“Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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We have seen a strong increase in sales in the Puerto Vallarta real estate market in the past several months.  The malaise of last year’s “swine flu” debacle is now just a bad memory as the market returns to a state of normalcy.  One well respected and experienced Puerto Vallarta real estate agent has reported twice as many sales already this year than he had all of last year combined.

It is still readily apparent that buyers have the upper hand in negotiations; however, many sellers have undertaken major price reductions or other incentives and have been successful in selling their properties.  But buyer beware:  another top agent reports, “I have already had two multiple offer situations this year, where a buyer hesitated in his offer and was beat out by another buyer.  Both buyers are still waiting on the sidelines and talking about the ´deal that got away´.”  One strong driving force in the market is the appearance of the Canadian buyer. With the Canadian dollar at even par with the US dollar, and many prices here reduced 20-25%, these savvy investors are reaping the rewards and appearing in record levels.  Another long time Broker here reports that Canadians are now making up almost half of his buyers here in the real estate market of Puerto Vallarta, up from approximately 10% just two years ago.  Another new paradigm of this market is that the “flippers are dead”. Today’s buyer is taking a much longer term approach to investing in Puerto Vallarta Real estate and is doing more research, asking more questions and is more patient than in previous years.  Besides the obvious factor of price, this buyer is keenly aware of cost of ownership, quality of construction and the location and amenities of the property.  Many of these new buyers are taking advantage of readily available mortgage financing on their property here in PV.  One very busy Mexico mortgage broker reports:  “interest rates for US Dollar mortgage loans (available to both Canadians and US citizens) are at historic lows.  We can go as low as 6% on interest rates, and typical rates for 30 year loans with 25% down are from 6.75 to 8.25  Obviously NOW is a good time to buy before rates start to head back up.”  So where are we headed?  One of our most experienced and knowledgeable brokers summarizes:  “I think our biggest challenge going forward will be to provide the market with quality and credible information that will allow both sellers and buyers with the tools in order to make informed decisions. I think that this has in large part been the reason why our actual sales activity has been lagging so much over the past 6 to 12 months. Sellers don’t understand what the value of their property is today and buyers keep seeing prices drop and are reluctant to step up until they see a sustainable base of value. Only after we have a sufficient number of transactions to support these new price levels will we be able to see the transparency in this market which will lead to the return to a more normal level of activity. How long will this process take? I think we are now starting to see the beginnings of this base being formed now and so over the next 6 to 9 months I think we will be back on track – a new track to be sure, but with a much higher level of sales velocity.”  So there you have it, the Puerto Vallarta Real Estate report for winter 2010:  Much better than 2009, but still a ways off the record levels of 2006-2007 and some challenges ahead for the remainder of the year.  We’ll check in again this fall to see how accurate we were.

Do you have a question about the Puerto Vallarta Real Estate market? Just ask!
Michael Green moved to Puerto Vallarta to take advantage of the unsurpassed lifestyle PV offers. Today, with over 12 years of experience, Mr. Green is one of the most recognized brokers in Vallarta. TOP Mexico Real Estate “Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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MERIDA, Mexico, April 13 – Mexico International Real Estate reported strong 1st quarter earnings for 2010. The company is dedicated to the Yucatan real estate industry specializing in assisting non-Mexicans.   “Our gross sales the first three months of 2010 were just about equal to our gross sales for the entire year of 2009. We typically gross over $10 million a year in sales but last year we just broke $3 million,” stated Mitchell Jay Keenan, CRS.

Keenan is Mexico International’s director and broker of record. Mexico International is headquartered In Merida, Yucatan, Mexico. The company specializes in helping Canadians, Americans and Europeans relocate to the Mexico real estate market. Merida is the capital of the Yucatan. It is renowned throughout Mexico, Canada, Europe and the USA for excellent health care and hospitals, safety, diverse culture, beautiful nearby beaches, proximity to the Mayan ruins of Chichen Itza and an inexpensive tropical lifestyle. Merida enjoys a thriving diverse community of Mexicans, Canadians, Europeans and Americans. Visitors find a welcoming population, cultural events, excellent restaurants and exciting nightlife.

Mitch Keenan has been a Licensed Broker in the United States since the 1980s. He holds a GRI and a CRS from NAR (National Association of Realtors). With over ten years of living and working in the Yucatan real estate industry, Mitch brings American business ethics and Mexico business experience together to give buyers unparalleled service. 512-879-6546

THE www.TOPmexicorealestate.com NETWORK

“Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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The Playa del Carmen real estate region has a new Internet application that is amazing.  The feature allows users to take you down to view streets, residential neighborhoods, and views as if you were standing on the street.   When people are from out of town, and new to a city searching for properties, it can be difficult to feel the atmosphere of the neighborhoods and the conditions of the streets from simple photos.  The TOP Mexico Real Estate network has incorporated a brand new method to view particular properties from the streets and allows the users to virtually pivot 360 degrees to see the surrounding areas.  Currently only five cities in Mexico have this capability which include Mexico City, Monterrey, Puerto Vallarta, amongst others ….and Playa del Carmen!

( CLICK HERE TO SEE AN EXAMPLE )

“The Playa del Carmen real estate market is lucky to be only a handful of cities in Mexico to have this amazing feature”   states Beatriz Lozano from the Internet Technology department at Top Mexico Real Estate.   “today, if you are trying to sell your home and want increased exposure,  this feature has been very successful in allowing interested buyers to see the property at street level and basically, walk through the neighboring streets in Playa del Carmen…all from the comfort of their homes in Canada, USA, Europe!”

I believe we are the first real estate company in Mexico to offer this mind blowing feature.  I am very proud and happy of our team here at TOP Mexico Real Estate and sign off by saying

“stay tuned and visit our web site constantly… you ain’t seen nothing yet!!

Thomas Lloyd graduated from Purdue University Krannert School of Management with a degree in Management/Financial Option Investments. He has been living, investing, and working professionally in Mexico for over 15 years. In the summer of 2009, he received the first federally applied Mexico Real Estate Degree and Mexico Professional Real Estate License S.E.P. #5978657. He is the current president of TOPmexicorealestate, you can contact him at (512) 879-6546 or through the company’s web site www.TOPmexicorealestate.com NETWORK

“Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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The purchase of  Puerto Vallarta homes can very likely be the  largest financial commitments many of you will make in your lifetime.  When coupled with the fact that you are considering investing in a second home in a foreign country such as Mexico, it is imperative that you have a knowledgeable, experienced professional Realtor representing your interests.

The company you select to represent you in your purchase procedure should be a member of the TOP Mexico Real Estate network.  This innovative group has carefully screened their members in various of the most popular Mexican markets.  These members have the local knowledge, insight and experience to guide you through every aspect of the purchase procedure.  Their extremely informative website is geared towards providing extensive information on how to buy Real Estate in Puerto Vallarta to their clients.  It can also be extremely helpful if your broker is a member of AMPI.

Not only is the AMPI member now affiliated with the U.S. National Association of Realtors (NAR), the Canadian Real Estate Association (CREA), and the International Real Estate Association (FIABCI); they are also required to operate under a higher standard of care, and to adhere to a code of ethics, and they also have access to the Puerto Vallarta homes in the  Multiple Listing System, a computerized data base with thousands of properties listed for sale.

Next, ask for references and interview several brokers and Puerto Vallarta agents.  Ask questions and determine who has the best knowledge of the area and understanding of the principles of the market.  Most importantly, find someone that listens to YOU and has the energy and time to find what you are looking for, and the integrity to represent your best interests.  Once you find that special person, stick with him or her and let them do their job!  An agent that knows you are loyal to them is more likely to work harder for you and find exactly what you are looking for. You might want to start your search just south of Puerto Vallarta downtown in the “Zona Romantica” and Amapas neighborhoods.  This is the most desirable area for short term rental and there are many nice options with good views where you can walk to everything.  Then check Downtown; the Hotel Zone and Marina Vallarta which has good options for both Puerto Vallarta beachfront property options and marina real estate. Finally, there are some trendy new buildings going up in Nuevo Vallarta, and the restaurants, galleries and nightlife will follow shortly.  Once you find the right place, keep asking questions: What will it look like in ten years?  Are highways or other development projects planned for the future?  Where are the schools, churches, shopping facilities?  Are there homeowner fees for maintenance of common areas?  If so, how much are they and when are they paid?  Are all the utilities in and paid for?  What does the developer have left to do?   Also, if you are purchasing in a new Puerto Vallarta real estate development, continue checking my blog posts on things to consider before purchasing.  Good luck and good searching!

Do you have a question about Real Estate in Puerto Vallarta? Just ask!

Michael Green moved to Puerto Vallarta to take advantage of the unsurpassed lifestyle PV offers. Today, with over 12 years of experience, Mr. Green is one of the most recognized brokers in Vallarta. TOP Mexico Real Estate “Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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The Mazatlan real estate region is better known as “La Perla del Pacífico” (the pacific pearl) in Mexico.  One of the places most preferred to practice the sport of fishing, in fact some magazines of this port city mention that the main motivation of the first international visitors to this Mexico real estate destination were mainly actors of Hollywood who were fishing fanatics and loved the chance to practice the sport year round.

Mazatlan today is still a very popular fisherman’s destination, with the difference that now its popularity in fishing has also expanded into the booming Mazatlan real estate market.

Each year, hundreds of families, the majority of them Americans and Canadians [Baby Boomers], arrive to Mazatlan with a common dream of participating in the adventures and relaxation of fishing from their new vacation or retirement Mazatlan home. Some of them have been preparing for many years to this moment of being able to retire, visit the local beaches, and to be able to fish on the beautiful Pacific coasts year round.

The key to finding a good Mazatlan real estate property is having a good property finder.  

A qualified Mexico real estate agent will make your life so much easier when going through the hundreds of real estate options available in a city, and one with many regions such as Mazatlans area.  A good property finder will listen to your criteria, your life habits and hobbies and will be able to guide you to ideal areas and neighborhoods for your home.  Location of your neighborhood, and afterwards the style of property will be the key factors that an experienced agent will deliver in your search.  

For those with a love of fishing, Mazatlan’s location is perfect! Mazatlan is very near to the Tropic of Cancer. In fact the port of Mazatlan is located in the same latitude than the Islands of Hawaii, and each day more investors and retired people are purchasing properties, and calling this Mexico oceanfront community their new home. Many Mexico Real Estate experts coincide in naming the following areas as ideal for homes for non-Mexicans: Viejo o Antiguo Mazatlán, Malecón, Zona Dorada, Marina Mazatlán,  Nuevo Mazatlán, Costa Norte y Costa Sur. Each one of them with specific characteristics that distinguish them and offer unique characteristics that meet the criteria of buyers or those who wish to invest and retire in Mazatlan.

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I had put up an article in a magazine about two months ago and thought it would be good to share with the readers of our TOP Mexico real estate blog.  Here is the article below.    The Riviera Maya and Playa del Carmen real estate market have had some of the world’s most interesting growth rates and fascinating examples of regional trends.  Mexico homes and condos have had continuous increases in demand but those in Quintana Roo have grown the strongest.   During the 1990’s the little village was known as the pier town where you grabbed the ferry to get to Cozumel.   Now, during this decade, this little village has become more intertwined with the international business world, and consequently, adjustments to the real estate market have been witnessed from the direct effects of the world economic downturn.  The loss of jobs and loss of corporate sales in the economies of the United States and Canada have reduced the number of buyers here in Mexico.  The bankruptcy of several international banks on the world wide scene has also tightened the regulations on credits and the amount of available capital for investments.  These and other economical occurrences have had a decrease effect on the demand here in the Playa del Carmen real estate market place, but interesting Mexico mortgages for real estate buyers have also been introduced in greater varieties from bank institutions and creative transaction models from seller-financed sales are becoming more common.  With economic turbulence, also comes opportunity.  Surrounding yourself with regional-market-intelligent Mexico real estate agent  experts is the first important step towards a safe Mexico real estate acquisition and profitable investment, and this recommendation is even more prudent during times of market adjustments.

Back in the 1980s and 90s Playa del Carmen was not THE destination, it was the Pier village where you picked up the ferry in order to get to Cozumel.  This soon changed as people began to notice Playa del Carmen’s beaches and its growing international community.  European backpackers began frequenting the area and the 5th avenue began to make a name for itself.   Hotels and investors began to notice the potential of the area quite quickly.  Hotel room inventories grew from 10,000 units up to 15,000 – 20,000 by the later 1990s.  Today, the Riviera Maya hotels have more rooms than Cancun.  With the tremendous growth in various industries in Playa del Carmen, the population boom began and the real estate market began taking off. 

Over the past five years, Playa del Carmen has been one of Mexico real estate’s strongest appreciation markets with returns in the double digits.  During the first years of the 2000 decade, many investors would purchase pre construction condo units and sell them 8 or 12 months later with 30% or more appreciation.  It was a boom all over the coast.  In the middle of this decade, it was quite common to hear buyers comment, “I should have bought that property 2 years ago when I first saw it!” 

These observations from the buying market in 2006-2008 were also accompanied by a decline on the appreciation rates.  Each year, as the price per square meter crept upwards, the rate of appreciation began losing some steam as the world economic engine began skipping some beats. 

2008 and spring of 2009 brought a unique occurrence to this regional marketplace.  The recession from the northern neighbors brought its first effects onto the Riviera Maya  market place and in the Mexico real estate industry.  The appreciation rates had flattened and begun to drop slightly.  Large amounts?  NO,  but very interesting amounts. 

Some people like to say that the glass is half empty; but not the smart investor.  The current scenario in Riviera Maya presents some fantastic opportunities for the investor who is open to options from professional and market-intelligent real estate experts.  Mexico financing  is becoming more common when purchasing real estate here in Mexico.  Large multi-national banking institutions that weathered the fall out of the financial crises remain in the market offering their mortgage products to non-Mexicans buying properties in this country.  Some of these lenders have made recent adjustments to their requirements such as lowering the LTV ration from 70% downwards to 65%.  Also the FICO scores might have increased in the spring of 2009 in order to reduce risks and to approach this year slightly more conservatively.  If qualified, these financing options can create some interesting opportunities for investors ready to take advantage of market pricing that is adjusting downward.  Developer and home owner financing options are increasing as well.  Some of these home owner deals can be very attractive with interest rates equal or quite similar to the rates commonly seen from our home countries.  However, such offers need close professional review of the conditions in order to protect monies, to protect the property, and to protect all parties involved in such transactions between non-financial entities.  Certain contracts and bank trusts can be established giving ample protection and security to both the buyer and seller allowing for immediate physical possession while a percentage of the commercial value of the property remains outstanding.  Many people feel that the time to invest into the Riviera Maya market has passed and it is too risky given the world economic conditions.  However, this is an interesting period for investment with high potential, if you are able to hedge yourself with qualified and top experienced advise.

 In fact, when reviewing the factors on some investment alternatives in the market it can be noted that 2009 is an even healthier market for investment purposes than the investment environment originally witnessed during the beginning of the years 2000.  At the beginning of the Great Appreciation Boom of Playa del Carmen, there were still many risks in the market, there was the risk of new developers’ lack of experience, risk of the poor reaction and acceptance of the buying market, risk of the unknown infrastructure development to support the construction growth.   Today, investors have first hand, regional real estate history data.  The market absorption and projections are based more on historical facts and data rather than a guessing game or correlating future results based on similar marketplaces from other regions.  Risks within investment alternatives can also be managed with the assistance of a well chosen team of regional experts.  Purchasing finished products, versus the unknown results of investing within a new construction might be an example of strategies to take advantage of the current market conditions.  These first hand facts and historical results give you and your consultant better data to manage your investments and increase your probabilities of strong returns. 

The probabilities of continued long term growth are strong in favor of the real estate investor when purchasing properties in the Riviera Maya.  Obviously there is a short term downturn.  But as this article discusses, if you are able to surround yourself with TOP-knowledge and experienced advice, the summer of 2009 can present some incredible and unique real estate opportunities.  For those who missed the appreciation wave of the early 2000s, this is your “Second Chance” to enter into the market before the next wave.

Thomas Lloyd graduated from Purdue University Krannert School of Management with a degree in Management/Financial Option Investments. He has been living, investing, and working professionally in Mexico for over 15 years. In the summer of 2009, he received the first federally applied Mexico Real Estate Degree and Mexico Professional Real Estate License S.E.P. #5978657. He is the current president of TOPmexicorealestate, you can contact him at (512) 879-6546 or through the company’s web site www.TOPmexicorealestate.com NETWORK

“Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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Jaime Niembro of Lake Chapala Real Estate has joined TOPMexicoRealEstate.com.  This website and Network of Mexico real estate experts offers numerous advantages for those searching for a property in the Chapala and Ajijic area, including information, tips and advice about buying Lake Chapala Real Estate safely, and a blog with articles on Chapala and Ajijic and other real estate areas.  TOPMexicoRealEstate.com has also recently completed a section focusing specifically on Lake Chapala, which provides overview of the key aspects of Lake Chapala real estate, and an interactive map to locate properties, among other features.

TOPMexicoRealEstate is a website and a network of real estate experts, “certified professionals that specialize in guiding new buyers through the Mexican purchasing process,” each representing a different key real estate region in Mexico, or different aspect of the real estate purchasing process.  Niembro’s joining the Network adds the benefit of his knowledge and experience in the Lake Chapala Real Estate market for all buyers who visit the web; it also provides the benefit of tips and advice from 18 of Mexico’s TOP experts with their opinions in the  Mexico real estate blog which can be especially helpful for buyers researching the Lake Chapala area.

The web page, www.topmexicorealestate.com, has two main areas of focus for Lake Chapala real estate buyers.  One is the blog.  The blog is updated on a daily basis with information about real estate, infrastructure improvements, the Mexico real estate purchasing processes, life in Mexico, and local events.  The blog includes entries about the Lake Chapala area, as well as other key real estate destinations for non-Mexicans.  The blog also includes the option of seeing entries by topic and property type, by author/area, and it includes a series on pre-construction condo purchase, a video series on “fixer-uppers” and a “How to buy real estate in Mexico” section, which covers topics such as taxes, bank trusts and closing costs. This information is of key importance for anyone considering a Mexico real estate purchase, whether in Lake Chapala, or elsewhere.

Specific to Lake Chapala, the website’s newly completed “Lake Chapala” section offers many benefits to property searchers.  There is an overview of Lake Chapala as a place to live, as well as the real estate in the area.  There is also a separate page dedicated to each property type, such as homes, land, condos, and retirement.  The main Lake Chapala page includes an interactive map which indicates locations of a selection of properties available; each flag links to the property listing with pictures, prices and details.  The properties are also listed in a “listings” section, and sorted into their property types.  The page includes sorting options to search properties by type, prices, location, etc.  The properties listed are only an overview, and upon contacting Jaime Niembro, each buyer will be given a full real estate search to find the ideal property for their needs.

Jaime Niembro and TOPMexicoRealEstate have joined forces to offer a more thorough service to Lake Chapala Real Estate buyers, and the website will contribute extensively to convenience and information for the buyers.

Jaime Niembro  is the owner broker of Ajijic Real Estate. For more information (512)-879-6546 THE www.TOPmexicorealestate.com NETWORK

” Mexico’s Leading Network of Specialists for Finding and Purchasing Mexican Properties Safely!”

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