View
Ocean
$/m²
US$693
MLS
00-41340
Description
Lapa Lapa is an incomparable piece of oceanfront property just north of Puerto Vallarta in an exclusive neighborhood of San Pancho, the IT town of Mexico's pacific coast. Its untouched 3/4 acre of lush palm trees gently cascading to the ocean's edge and breathtaking, never-to-be-obstructed ocean views make Lapa Lapa the perfect canvas on which to build your dream home. And you can dream big! The T-15 zoning allows up to nearly 18,000 sq. ft of construction (though we do encourage some constraint).
Listing courtesy of North Shore Realty San Pancho · Juan Pablo Mora Ibarra. Data from Vallarta-Nayarit MLS.
Is this a good price?
▼ 84% below the San Pancho medianUS$6/m²Area rangeUS$7,459/m²
Best valueMedian US$4,213/m²Premium
This property is priced at US$693/m².
📈
Estimated gross rental income
US$159,999–US$239,999 / year (8–12% gross yield — varies by season & occupancy)
Location & what's nearby
Approximate drive times from this property.
✈️
Airport (PVR)
~54 min · 32 km
⛵
Marina Vallarta
~57 min · 33 km
🏛️
Downtown / Malecón
~68 min · 40 km
🎭
Old Town
~69 min · 40 km
What's nearby in San Pancho
The lifestyle around this property.
- 🏖️Riviera Nayarit beaches
- ⛳World-class golf on the bay
- ✈️Near Puerto Vallarta airport
Financing & what actually matters
How buyers — including foreigners — finance and own real estate in Mexico. Figures are typical ranges; your HOMIA advisor confirms your exact case.
Ways to finance
🏗️
Payment plans (pre-construction only)
NEW / pre-construction developments often offer direct plans (down payment + monthly during construction). Resales are usually cash or mortgage. Ask us whether this property qualifies.
🏦
Cross-border mortgage (US/CA)
U.S. and Canadian buyers can finance through cross-border lenders: typically 30–50% down and 15–25 year terms.
💵
All-cash or retirement funds
Most buyers pay cash. It's also possible to use self-directed retirement accounts (SDIRA) to invest in Mexican real estate.
Good to know
🏛️
Bank trust (fideicomiso)
Foreigners buy in the coastal zone through a bank trust with full ownership rights (sell, rent, inherit). Approx. $500–800 USD/year.
📄
Closing costs 5–8%
Closing costs run about 5–8% of the price (acquisition tax, notary, registry and trust setup).
🧾
Very low property tax
Annual property tax in Mexico is a fraction of the U.S./Canada — often just a few hundred dollars per year.
