Puerto Vallarta Real Estate

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Hello, and welcome to Puerto Vallarta real estate!

Puerto Vallarta, a beautiful beachfront city nestled between the Sierra Madre Mountains and the amazing Pacific beaches of Banderas Bay on the Mexican Riviera, offers the ideal combination of weather, nature, services and infrastructure. This is why if you choose to buy Puerto Vallarta real estate, you will be joining over 50,000 other foreigners who have already chosen this perfect destination as their home. Whether you are looking for a perfect place with a sunny beach to retire – like a large number of the other North Americans here– or if you are looking for a second home for any other reason, Puerto Vallarta real estate will appeal to you.

Puerto Vallarta real estate offers a large variety of options; exclusive luxury and convenience are available here at much lower price than what you would expect. Whether you are looking for a beachfront villa or a high-rise condo or if you need a more modest property to fit your budget, excellent properties are available.

Buying a Puerto Vallarta property will be one of the most important decisions you make. For this very reason it is necessary to find information and advice that will help you make the right choice and buy the property that is perfect for your needs. The TOPMexicoRealEstate NETWORK, "Your Expert Property-Finders," is here to help you with this important first step. Start by taking a look at the TOPMexicoRealEstate blog. Here you will find advice, information and tips about the benefits of buying in Mexico, and steps to make a safe purchase.

Next, and most importantly, contact the Puerto Vallarta Real Estate Buyers’ Agents (Tropicasa Realty). We will help you by providing the information you need and researching the Puerto Vallarta real estate market, finding the property that’s right for you.

We are a buyers’ agent. This is important, since it means that we are committed entirely to the needs of the buyer only. There is no cost for the buyer, since the costs are paid by the listing agents. We provide all services you may need, from searching and showing suitable Puerto Vallarta properties, to evaluating providers, to arranging the legal and financial processes of the purchase. In the TOPMexicoRealEstate NETWORK, we are certified professionals that specialize in guiding new buyers through the Mexican purchasing process – safely. As well, we provide accurate information about Puerto Vallarta and living in this city, so when the time comes to make Puerto Vallarta your new home, you will be ready to enjoy the experience to its fullest!

Sincerely

Michael Green

Puerto Vallarta TOP Realtor

Puerto Vallarta

The variety of Puerto Vallarta real estate can be seen throughout its neighborhoods. Downtown, “El Centro,” is located along the Rio Cuale. Just south of this river are Old Town – “the Romantic Zone” - and Conchas Chinas. This Puerto Vallarta real estate area includes beachfront properties as well as mountainside properties, with amazing views of the ocean and the mountains. It is also very conveniently located, only a short walk away from Downtown.

The next key area in Puerto Vallarta real estate is the road to Mismaloya, which can boast eight miles of beautiful beaches. While there are already many developed sections, a lot of construction is still underway in this area. The Puerto Vallarta Marina and Nuevo Vallarta are slightly newer areas; development began here during 80’s, and but only really took off later on in the 90’s, when a large number of foreigners began to move in. Since then the areas have been built up considerably. Both areas include a wide range of neighborhoods and services, and Nuevo Vallarta includes three golf courses, where already-completed houses and condos exist alongside of pre-construction and new development opportunities.

The 30 miles of oceanfront from Punta Mita to La Penita de Jaltemba are the last area in the Puerto Vallarta real estate market, located at the end of Banderas Bay. Punta Mita includes a Four Seasons resort and a professional golf course. Several new projects in this area are in their early stages, with a plan for more than $500,000,000 USD to be invested in developing the area. For this area, there are plans for retirement areas, about 20,000 condominiums, various golf courses, malls, an international airport and many other services.

With this many options available, Puerto Vallarta is sure to offer the property that is right for your needs. With the right people guiding you, finding this property can be as much as a pleasure as owning it. To start your search in the right direction, contact the TOPMexicoRealEstate NETWORK; OUR EXPERIENCE; thousands of Property transactions & years of assignments in Mexico AT WORK, PROTECTING YOUR INTERESTS.

We search for Investment Opportunities in Puerto Vallarta Real Estate for YOU!!!

Michael Green
www.TOPmexicorealestate.com/puertovallarta-real-estate

Puerto Vallarta Real Estate News

21 Jul 10 IT JUST KEEPS GETTING EASIER TO GET TO YOUR PUERTO VALLARTA HOMES!

In order to meet higher anticipated demand to your Puerto Vallarta homes for 2010 and beyond, Westjet, Alaska Airlines and US Airways significantly increased flights to Puerto Vallarta. Westjet, Alaska Airlines and US Airways added direct non-stop flights to Puerto Vallarta, increased the number of seasonal flights, and converted seasonal flights into year-round flights. Puerto Vallarta’s International Airport, operated by Grupo Aeroportuario del Pacifico, now reports that there are now 28 national and international airlines and charters flying into “Presidente Gustavo Diaz Ordaz” international airport.  For any resort Mexico real estate region, factors that influence the appreciation and rental occupancy levels include the important item of transportation ease and costs. WESTJET NEW FLIGHTS TO PUERTO VALLARTA WestJet will increase the number of flights to your land or your Puerto Vallarta Homes this winter from Vancouver, Calgary, Edmonton, Saskatoon, Regina, Winnipeg, Ottawa and Montreal, Toronto and Prince George B.C. ALASKA AIRLINES NEW FLIGHTS TO PUERTO VALLARTA Alaska Airlines announced new flight service between San Diego, California and Puerto Vallarta, Mexico starting November 12, 2010. The carrier already has direct flights from Los Angeles and San Francisco to Puerto Vallarta. US AIRWAYS NEW FLIGHTS TO PUERTO VALLARTA US Airways began daily year-round service to Puerto Vallarta Mexico from its Charlotte, N.C. hub. Read the details of US Airways Charlotte announcement. PUERTO VALLARTA AIRPORT ANNOUNCEMENT Grupo Aeroportuario del Pacífico (GAP), which operates Puerto Vallarta’s International airport, reported an increase of 12% in passenger traffic in Puerto Vallarta Mexico for the month of June 2010. GAP informed that the new flights to Puerto Vallarta are a [positive] material event to its financial statements for 2010 and beyond. There are now 28 airlines flying into Puerto Vallarta. NEW AIRFARE COMPARISSON The lowest available round-trip fare for the December 2010 -January 2011 winter & holiday season is Mexicana from Chicago at merely US$305 Round Trip. 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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02 Jul 10 Can I finance my Puerto Vallart Real Estate Purchase?

Absolutely!  Not everyone can afford to pay cash for Puerto Vallarta real estate. Fortunately for the rest of us, financing here is readily available. With the turmoil currently being experienced in the US Real Estate market, this is great news for us!  Although rates and fees are slightly higher than in the US, you can now take out a loan against your real estate in Puerto Vallarta, rather than tie up valuable home equity in the US. Mortgage financing for Mexico real estate extends the possibility of a second home in paradise to many who could not otherwise afford it.  There have been some major changes to the global economy, and we have definitely felt the effects in Puerto Vallarta. Although there has been some tightening in the lending industry in Mexico, there are still many options available, both in pesos or dollars.  I have been told from many realtor friends that they noticed an impressive increase in the amount of buyers who ask if financing is available. Savvy investors understand the benefits of leverage (using the “other guy’s” money instead of their own) which decreases the necessary cash investment and increases the yield on their invested cash. Here are some basic guidelines to consider when applying of a Mexico mortgage on your property in Puerto Vallarta.   Who can apply for loans? Currently, there are programs for Canadians, US Citizens, Mexican Nationals and foreigners who earn income in Mexico.  What types of loans are available? There are purchase, permanent loans for pre-sale condos at time of transfer of title, cash-out refinance, lot loans (in gated communities only) and construction loans for single family residences.  There are also ARMS, Balloons and fixed rates available.  What is the amortization period?  Up to 30 years.  What are the current interest rates? 7.5% - 9.5%   How much is the minimum down payment required? 20% - 35% depending on borrow qualification.  What are the loan terms? 15-30 years.  What are the qualifications? The borrower must be in the same line of work for a minimum of 2 years and provide 2 years of tax returns, the last 2 years W-2’s and last 2 months pay stubs and bank statements. The borrower must not have foreclosures or bankruptcies in the past 5 years. What is the minimum FICO credit score? 650 or above.  What is the maximum debt-to-income (DTI)? The borrower cannot spend more than 40% of their monthly income on mortgages, credit cards, car payments + the proposed mortgage. What is the average closing time?  60-90 days. There is NO FEE for pre-qualification unless a credit report is pulled with your permission. There are several well-established loan brokers in the Puerto Vallarta real estate market, ask your local TOP Mexico realtor to recommend someone. Thanks to Terrence Reilly of Mexlend for help with this question. 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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Want to see property listings? See real estate for sale in my region. CLICK HERE

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21 Jun 10 Should I give the seller money to hold my Puerto Vallarta beachfront condo?

No way Jose!  No matter if you are buying a Puerto Vallarta beachfront condo, a home in Mexico, or whatever type of property.  Don't leave money with the seller.  We have an old saying in our Puerto Vallarta real estate office, it is:  “Don’t leave your brains at the border!” Now Joe, if you were going to buy a home in the steel city, would you give the owner cash before closing?  Of course you wouldn’t.  (Or at least I hope you wouldn’t.) In the event your Mexico real estate transaction does not close, it would be difficult, expensive and time consuming to recover your deposit.  For that reason, the standard practice here is to draft a formal contract of sale, which both buyer and seller will sign.  This contract should state the agreed price and terms of the sale and stipulate that any deposits shall be made to a neutral third party escrow account established specifically for the transaction.  There should also be provisions to return your deposit if the transaction does not close, as well as agreed upon penalties in the event one of the parties fails to comply with the terms of the contract.  There are several established financial institutions that are able to handle escrow accounts here, First American Title, Stewart Title and Monex are some of the most common.  Typically the buyer is responsible for the cost of the escrow (approximately $500 USD per transaction) but this is a small price to pay for the peace of mind that your money is in a safe place.  These fiduciary institutions have the legal responsibility to guard your deposit and not release it unless both you and the seller agree in writing.  In the event of a dispute, a judge would rule on final disbursement. For new Puerto Vallarta beachfront condos in pre-construction phases, it is common to give the developer a deposit with the sales contract and make progress payments as the building is being constructed.  For this reason, you want to make sure that the necessary plans and permits are in place and the developer has a sound business plan and proven track record.  You should also ask for a completion bond in order to guarantee your deposit, or insist that your deposits remain in an escrow account, only to be released upon certain pre-established stages of completion. Please note that Spanish is the binding language in the sales contract,  (, (with English translation often provided as a courtesy) so I strongly encourage you to enlist the expertise of a local TOP Mexico realtor.  Joe, I hope you can see that the days of unprotected real estate investments in Puerto Vallarta are long gone, so “Don’t leave your brains at the border!” 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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Want to see property listings? See real estate for sale in my region. CLICK HERE

Want to learn more? Where & How to buy real estate in Mexico. CLICK HERE

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11 Jun 10 What is AMPI in the Puerto Vallarta real estate market?

AMPI is the Mexican Association of Real Estate Professionals.  Dedicated to raising professional standards and protecting private property rights, this organization was formed over 50 years ago and currently has a membership of over 1,000 companies and 10,000 professionals.  In the Puerto Vallarta real estate region, there are three AMPI chapters, AMPI Vallarta, AMPI Riviera Nayarit and AMPI Compostela.  Currently there are no licensing requirements in place on a national level in order to regulate Mexico real estate brokerage and sales.  AMPI however, does have significant requirements in order to be a member broker. Among them are:  one year experience working in real estate in the area, have a diploma from a certified AMPI course (100 hour minimum), show two commercial and one bank reference, proof of legal registration with the city and tax authority, two letters of recommendation by current members, take an AMPI test and orientation and be voted in by peers.  Additionally, foreigners are required to submit a diploma from a Spanish language course and immigration authorization in order to legally work in the country.  Associates are required to have valid work permit, a letter of reference from their broker, take a written AMPI exam and attend 40 hours of continuing education per year.  AMPI also requires members to follow a strict code of ethics that include articles such as:  “Knowledge of tax, legislation, improved use of land, planning and other real estate-related matters.”  “Keep abreast of conditions in the Puerto Vallarta real estate market, because it is he or she who guides customers regarding the correct value of real estate, among other things.”  “Protect customers against fraud, abuse or immoral practices in the field of real estate.”  “Help prevent any acts that could harm the public, as well as any that could undermine the dignity of the real estate profession.” AMPI also has an honors and justice committee set up in order to penalize members who breach the code of ethics.  Sanctions can include monetary penalties, temporary or permanent expulsion from the association.  AMPI members also have access to the local multiple listing service (MLS).  This modern and sophisticated searchable database currently has over 1,000 properties listed for sale.  Members receive a monthly printed catalog. In acknowledgment for the above the National Association of Realtors (NAR) has signed its first joint reciprocal membership agreement with a foreign real estate organization (AMPI).  Therefore, all AMPI members also belong to NAR, as well as the Canadian Real Estate Association (CREA), and the International Real Estate Association (FIABCI).  So be thankful that your Real Estate Agent is in AMPI and good luck in your search. Do you have a question about Real Estate in Puerto Vallarta?  Just ask! 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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Want to see property listings? See real estate for sale in my region. CLICK HERE

Want to learn more? Where & How to buy real estate in Mexico. CLICK HERE

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02 Jun 10 HAVING A PUERTO VALLARTA BEACHFRONT CONDO AND OTHER WAYS TO KEEP COOL IN THE SUMMER

Owning a Puerto Vallarta Beachfront condo, with the amazing views, and the cool ocean breezes is a very fun way for keeping cool on hot blistering summer days.  Another way to keep your temperature down is to lock all the doors and windows, crank up your air conditioner and chill-out in a catatonic bliss as you dream of being in a Puerto Vallarta beachfront condo.   And let’s face it; on the hottest, most humid afternoons in the “dog days” of August, this can seem like a pretty good idea!  However, this solution is not very frugal or eco-friendly, so here are some other tactics that have worked well for me: Get the air moving. Even a slight movement of 1 mph can make you feel a few degrees cooler.  Ceiling fans are the best; make sure the blades are pointed so the air is directed downward.  Portable fans are great in spaces where ceiling fans will not work.  Either option allows you to raise the thermostat on the A/C and still remain comfortable.

1. Install shades, drapes and blinds. The best way to keep your home cool is to keep the heat out!  There are some excellent blinds out now that cut out the UVA rays, allow for privacy and still let in the view.  Choose lighter colors that reflect the sun’s rays.
2. Keep down the internal heat. The largest indoor heat generators are the stove/oven and incandescent lighting.  Try to cook outdoors on the hottest days and use your range fan to exhaust heat outside the home.  Replace incandescent bulbs with fluorescents wherever possible.  These produce one/fifth the amount of energy and hear for the same amount of light.
3. Plant trees and shrubs. Just several strategically placed shade trees can significantly reduce your energy bill.  Tree shaded neighborhoods are typically 3-6 degrees cooler here.  Avoid landscaping with unshaded rock or cement especially on the south and west sides of the home as this increases temperatures around the house and radiates heat after the sun has set.
4. Dress the part. Avoid wearing clothing made from synthetic materials.  Light colored clothing in natural fabrics such as cotton and linen not only feels cool, it looks cool too.  A nice sprinkling of talcum powder before dressing will keep you feeling cool.  And if this fails, have a couple of gel packs or moist washcloths handy in the fridge.  These feel great behind your neck on hot day.
5. Take advantage of cool places. Do your shopping, take in a movie, or enjoy a meal in an air conditioned restaurant during the hottest part of the day.

When all else fails and you need to use the air conditioner, make sure that the filters have been changed, nothing is blocking the air intakes and the system is fully charged.  Also make sure your Puerto Vallarta home is sealed tightly, there is no point in air conditioning the outside.  And when you are sweaty and grumpy, don’t forget to drink lots of water and think cool thoughts.  October will be here soon enough and you will be here enjoying perfect weather while your friends back home are facing six months of rain, sleet, snow and darkness! 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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Want to see property listings? See real estate for sale in my region. CLICK HERE

Want to learn more? Where & How to buy real estate in Mexico. CLICK HERE

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