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La Manzanilla is a small fishing village on the Pacific coast one hour north of Manzanillo and three hours south of Puerto Vallarta in the state of Jalisco Mexico in an area called Costa Alegre, which means Happy Coast. The neighboring towns are Cihuatlan, Melaque, Barra de Navidad, Isla Navidad, Tenacatita, Boca de Iguanas Los Ingenios and Tamarindo.|
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Welcome to Costa Alegre Properties. Available Land and Real Estate are listed under each city with a very brief description of the location, the number of bedrooms and bathrooms, the size of the property in meters and the asking price in US dollars. Click on a link for more photographs and information.|
The beaches of Mexico are beautiful, and the beach of La Manzanilla is no exception. Tenacatita Bay protects the local beaches from the open ocean. The waves and the slope of the beach are gentle with several places to go for total privacy. The Bay of Tenacatita has some of the best fishing in Mexico, it also provides safe harbor for many sailboats and power yachts. To read more about La Manzanilla go to La Manzanilla.info For more information about Costa Alegre go to Costa Alegre.info.
Most of the Costa Alegre (not all of it) is still Ejido land. There are titled properties in Boca de Iguanas and La Manzanilla. Separately all of Costa Alegre is in the restricted zone of Mexico and you should understand what that entails. For more information please read the information below.
People often come to the office of Costa Alegre Properties seeking information on what the situation is regarding purchasing land or real estate in La Manzanilla. In this article I will attempt to duplicate what I tell them. This is a rough outline and should not be taken as end truth. I assume no responsibility for anything, I am just trying to help others and understand better myself.
Brief explanation of La Manzanilla Ejido land
The restricted zone is apox 30 miles from the water and 50 miles from the boarders all over Mexico. Mexican citizens (including foreigners who have become Mexican citizens) can hold properties in this area but foreigners must hold the land in bank trust (fideicomiso). In order to get bank trust the property must be titled. Here in La Manzanilla we are in the process of getting titles but they have not been issued on a mass basis yet. What the foreigners are doing is putting the property in the name of a presta nombre then going to the Notary and getting a power of attorney, a lease agreement and a promise to transfer title arrangement with that presta nombre. If that presta nombre is a member of the Ejido then from my understanding technically it would be a bit more secure.
Presta nombre’s are illegal, if you are using a presta nombre to AVOID bank trust the Mexican government feels you are trying to cheat them and may take punitive action. Here in La Manz we are using presta nombre’s because bank trust is NOT available. The intent is not to cheat the government but to hold something until bank trust is available. That does not make presta nombre’s legal but the intent is certainly different.
The risk comes in two areas, the space of time in-between "buying" the property and getting title and the integrity of the Ejido itself. In the gap of time between buying and title (bank trust) things could happen, international relations could be strained or several other situations could occur.
Most articles I read on Ejido land fail to distinguish between the Ejido's themselves. Some are honest with good people and others are rotten to the core. The Ejido is not just the people in the office who run the daily business, it is the people of the Ejido itself. The people in the office can not implement a policy without it being approved by the assembly (all of the Ejido members) who meet on the first Sunday of the month every month. It is there that the consistency and integrity lies and it is there the trust (should you choose to trust) should be placed. The advantage to getting something now is having a better selection and lower cost. After titles are issued prices will soar as there are many more buyers once bank trust is available.
The above word's are my understanding of things and are not to be taken as the Bible truth (not sure that exist in Mexico). Don't go crazy and leave your common sense at the border. Gather information, digest it and then come to your own conclusion.
If you find other relevant articles or information on foreigners, Ejido land, the restricted zone please email me with the link. Please put something relevant into the subject box of the email or I won't open it.
Here is a link to other summaries I have done in the past, I am linking to them as there may be something in them that will assist you.
ONLINE ARTICLESMexico Articles
Buying Property in Mexico
Foreigners Purchasing Real Estate in Mexico
Mexico Real Estate: Property Title
Mexican Real Estate Law
A Casa of Your Own
Buying Property on Cozumel Island
Real Estate in Mexico
Buying property in Mexico
Real Estate & the Law in Mexico
What can go wrong in a mexican real estate transaction?
Power of Attorney and an Assignment of Rights
How to Buy Real Estate in Mexico
Cashing in on a second home in Mexico
Fantasy and Reality in Restructuring Mexico's Land Reform
Lincoln Institute of land policy
A Guide for Canadian Visitors
BOOKS AND PUBLICATIONS
U.S.- Mexico conflict resolution center
Foreign Investment Law Notes
Restricted and Federal Zones Notes
Title Insurance Notes
Procede and Corret Notes
Glossary and terms
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Telephone~ International ~ 52-315-35-15059 National ~ 01-315-35-15059 Local~ 35-15059
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