This property comes with a private deed (escritura pública), registered in the Public Registry of Property (Registro Público de la Propiedad). It is full private property (propiedad privada), not communal or ejido land. This means you (or a foreign buyer via a bank trust/fideicomiso) or Mexican LLC receive clear legal title with the same rights as any privately owned property in Mexico.

No. The property is free of liens and all taxes (predial) are paid and up to date. I provide the Certificado de Libertad de Gravamen and recent predial receipts as part of the sale documentation.

Yes. Clear escritura pública and is registered as private property (not ejido). Certificado de Libertad de Gravamen (no liens certificate). Predial (property tax) is paid and up to date and paperwork provided. The property is owned through a Mexican legal entity (S. de R.L.) Sombra Ranch Holdings, LLC with RFC number, providing a secure and well-structured ownership framework for transfer.

This lot was purchased through private sale on 2/25/2022. Owner purchased 2 side by side lots and is selling one lot in order to build on the second lot.

Lots in Bacocho/Rinconada typically average around $12,000 MXN/m², while this property is priced at $6,995 MXN/m². This property also offers a highly competitive entry point compared to less desirable lots in Granjas del Pescador. Comparable lots in Granjas del Pescador A) Location: Calle Océano Pacífico 450 m² $7.2M MXN (commercial zoned) ~$16,000/m² 📎 View listing B) Location: Fraccionamiento Granjas de Pescador 1,001 m² $8.5M MXN ~$8,500/m² 📎 View listing: C). Crotos Lote 3: Fraccionamiento Granjas de Pescador Same micro-cluster as Lote 2 (very close together) 1,126 m² $9.57M MXN ~$8,500/m² 📎 View listing: If you find comparable properties in the area at better prices please bring them to my attention.

Yes, you can build on this land. It is zoned for residential use and arbnb rental Electricity and water connections are accessible at or near the lot. Sewer can be connected to the municipal system or handled with a septic tank. Internet: High-speed fiber optic or wireless options are available in this neighborhood. We recommend working with a local architect to handle plans and permits, as is standard in Puerto Escondido.

No. The property is located in a quiet zone with no airport disturbance or air traffic noise.

The property can be viewed from the street at anytime, see address on map, I am happy to show it in person if needed, however, I encourage you to check it out first and we can go from there.

I am happy to cooperate with licensed real estate agents that result in the sale of the property. I am offering 2.5% commission on the final sale price, paid at closing. Please reach out if you are interested in showing this property.

Currently only accepting full-payment offers only. This allows for a straightforward and efficient transaction process.

Foreigners can own property in the coastal zone (like Puerto Escondido) through a fideicomiso (bank trust). You hold full beneficial rights for 50 years (renewable), and the bank holds the legal title. Alternatively, you can purchase through a Mexican LLC (known as Sociedad de Responsabilidad Limitada or S. de R.L.). A Mexican LLC is a legal entity that foreigners can own 100%. Because it is considered a Mexican company, it can hold direct title to the property in the restricted zone without needing a fideicomiso. Both structures give you complete control to build, use, rent, sell, or pass the property to heirs. Fideicomiso: Simpler setup and lower ongoing costs. Best for personal use or occasional rentals. Annual bank trust fee applies (usually $500–$1,000 USD). Mexican LLC (S. de R.L.): More suitable if you plan to run the villa as a business (e.g., frequent short-term rentals), hold multiple properties, or want certain tax deductions. However, it requires more administration: monthly/annual accounting, tax filings, and compliance with the National Registry of Foreign Investments. We recommend consulting your attorney and notary to choose the structure that best fits your goals (personal residence vs. investment/rental business). Many buyers start with a fideicomiso for simplicity

The annual property tax (impuesto predial) for this land (12.7m × 38.04m ≈ 483 m²) in Puerto Escondido is very low. For vacant residential land in this area, the yearly predial typically ranges between $100 – $350 USD (approximately 2,000 – 7,000 MXN), depending on the official cadastral value assigned by the municipality. Vacant land usually has a lower assessed value than built properties, so the tax is significantly cheaper than on a finished villa. Payment is due annually, most commonly in January. You can often receive a 15%–25% discount if paid early (January or February). I will deliver the land with the predial fully paid and up to date, and provide the latest receipts and certificate during the closing process.

The typical buying process for this land in Puerto Escondido takes around 45 to 90 days from accepted offer to closing.

Yes, it can be done mostly remotely. You do not need to be physically present in Mexico for most steps. A Power of Attorney (POA) can be signed at a Mexican consulate or with an apostilled document so your lawyer or notary can act on your behalf. The only step that sometimes requires your presence is the final signing at the notary’s office, but even this can often be handled remotely or via consulate in many cases.