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Selling property in Puerto Vallarta

Ready to sell your property?
We can help!

Below we breakdown our process to sell your property & other important considerations.

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Sales price / market evaluation

If you’re interested in selling property in Puerto Vallarta, we offer a home evaluation, also known as a Comparative Market Analysis (CMA). This is a report that we put together comparing your property to similar properties on the market – sold, unsold, and time on market. This report provides an idea of how much your property is worth in the current market and the time it may take to sell.

Capital gains / NET proceeds ​calculation

Mexico collects a capital gains tax on residential property whether it’s located in Punta de Mita, Nuevo Vallarta, or any other location within Mexico’s boarders. It can be as much as 35% of your sales price less your purchase price. There are various allowable exemptions and deductions or tax strategies that can lower this capital gains tax. Most often these evaluations and strategies are done by a Notario Publico office which also has the legal obligation for tax collection for the government. There are also other costs associated with the sale of a property. All this impacts your NET proceeds. Having a fair idea of what you will NET before you make the decision to put your home on the market, can help you avoid unpleasant surprises at the closing table.

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Documentation checklist

Having all your documents in order is critical for selling property in this area. They are also needed so that your home can be listed on the two major listing platforms that serve this geographic market. Without having these documents upfront your property listing will not be approved by the online services. We help our clients get all documents together and in order, including, but not limited to: 

  1. Deed (Escritura) legal description of property
  2. Public registration
  3. Predial, or deed (Escritura) page which specifies Registro Catastral (tax registration)
  4. Documentation for fideicomiso bank trust (when applicable)
  5. Utility bills
  6. Owner’s Tax ID
  7. Unexpired Federal issued ID
  8. CDFI for property titled after January 1st, 2014
  9. Information regarding any liens on the property
  10. HOA regime & bylaws, with all modifications (as recorded by Notario publico)
  11. HOA assembly of minutes for the last three years (as recorded by Notario Publico)
  12. HOA building insurance policy (if applicable)
  13. Information regarding rental income, expense, and up-coming reservations
  14. Marriage Certificate
  15. CURP Document / SAT Constancia

Facilitation of small property fixes

Prior to listing and selling your home, there may be some items that should be fixed. When you sell your property, the buyer will likely do a home inspection. Sometimes items must be fixed before we can close the sale. We have vendors for all project types that can take care of your home fix up needs.

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Facilitation of staging & professional photo shoot

In a competitive market you want your property to show well online. Listings that have photos that “pop” to buyers, inviting them into the beautiful property is very helpful to get people to visit the property in person. We facilitate staging of your property with flowers and props to bring the property to life through the camera. We facilitate the professional photo shoot of your property.

Virtual tour & ​aerial drone view

Before selling property in Puerto Vallarta, you can offer virtual tours. These can be a big help, especially in a market that has a low and high season. Prospective buyers in foreign countries love to shop online during the off season. Giving them a virtual walk through of the property before they arrive can weed out the parties not interested, but at the same time draw in the ones that love it (and their friends), building the excitement. It also helps during rare events such as COVID-19, that require social distancing. Aerial Drone views can show off a property location and views of the surrounding area.

General public open house

A general public open house can be a huge help with word of mouth advertising, such as in a condominium complex, where all the neighbors want to see what is for sale, and take their viewing feedback to their friends and family who may be interested in the same building. At the same time it gives people passing by and those who view the social media marketing about the open house an opportunity to come look with no pressure.

Real estate agents tour

Our market of Bahía de Banderas conducts real estate agent tour days, where all participating real estate agents in the AMPI association go out and view properties together on a preset schedule. This type of tour is helpful for agents to know their market and available inventory. This type of tour is a huge help to the selling agent to increase knowledge about your property and what it has to offer with a first hand viewing all at one time!

Unique landing ​web page

Whether you’re selling inherited property or a vacation home you no longer need, having a unique landing page for it is helpful in many ways. You can share it with your friends and family, or provide it to anyone who is interested in more information. We can use it to drive traffic from social media and SEO searches online.

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Listing online & social media push

You want your property to have the maximum exposure online. There are various listing platforms that are utilized in Bahía de Banderas for listing property. We will facilitate these listings. In addition you want an online world wide web presence and social media marketing strategy to drive people to your property and create interest with qualified buyers. We handle all of this for you.
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We meet all prospective buyers & agents at the property for showings

The Mexico real estate market operates very differently than in the USA and Canada. We do not have Realtor lock boxes. As the listing agent we must always meet all parties at the property to provide access – highlighting the features of the property, while answering questions. Our area is a booming vacation rental destination. As a result properties are often occupied by renters or owners, so access and coordination of entry must be facilitated by our office.
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Follow up for feedback / reports

So what do people think about your property when they see it? Because we are onsite at the time of the viewing, we can provide our direct feedback. We also ask for other agents’ feedback which we can provide, so you can see/hear what the market is saying about your Nayarit or Puerto Vallarta property. This information can be provided to you real time, weekly or monthly based on your preferences.

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Contracts & attorney

Contracts are produced by either the buyer or seller, or their agents, or legal representatives. Our market has standard contracts put together by highly qualified real estate attorneys, but also allows for other non-standardized contracts. You will not have to come up with any contracts. All legally binding documents are in Spanish. In our market courtesy side by side translations are often provided with all contracts. At times it is best to have access to a highly qualified bilingual real estate attorney who can provide some oversight or feedback before signing on the dotted line. We have such attorneys that we work with on a daily basis, thereby protecting your best interests.

Utility close out & paperwork transfer

Your Bucerias home is sold! Congratulations!! Now the buyer wants to move in the next day without utility interruptions. So it is common practice for utility transfer paperwork to be executed at closing. This tells the phone, internet, electric, water, television service providers to transfer the service into the new buyer’s name. The forms and requirements for each of these service providers are frequently changing, requiring regular monitoring with each provider. We do the work for you!

Coordination with transaction manager & notario público

There are many people involved in the sale of a property, and considerable coordination must take place. It is common for there to be a transaction manager assigned to facilitate at no cost to the seller. The transaction manager will coordinate aspects of escrow (when applicable), property tax appraisal certification, drafting the Escritura with the Notario Publico, capital gains tax strategy implementation, set up of Fideicomiso Bank Trust, paperwork sign-off by the Trustee of the bank, Foreigner Permit registration/issuance at the federal government, local government offices, and much more!

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Listo!

Gracias por tomarse el tempo para ayudarnos a comprender mejor sus necesidades / deseos y plazos. A cada cliente se le asigna un Agente de Bienes Raíces y un Gerente de Relaciones con el Cliente. Su equipo se pondrá en contacto con usted en breve con una lista de propiedades disponibles que concuerdan con la descripción que nos proporcionó y para responder a cualquier pregunta o inquietud que pueda tener, y/o aclarar cualquier duda que nos surja de sus respuestas.

Gracias por permitirnos ofrecerle un cambio de vida - para mejor!

Luke Kost Agente de Bienes Races, desea agradecerle especialmente por brindarnos la oportunidad de saber más sobre usted y ayudarlo. Independientemente de sus plazos, nos complacerá ayudarlo a alcanzar sus sueños de bienes raíces en México cuando sea el momento adecuado. “Todo comienza con una conversación, ofreciendo cambios en la vida, ¡para mejorar!” Oferta: Ventas, Gestión de la Propiedad y Facilitación del Alquiler.

Principal Broker & Real Estate Agent Luke Kost

All Done!

Thank you for taking the time to help us better understand your needs / wants / desires and timelines. Each client is assigned a Real Estate Agent & Client Relations Manager. Your team will be in touch with you shortly with a list of properties that are available that match your description provided, and to answer any questions or concerns you may have or obtain clarifications to your answers listed.

Thank you for allowing us to offer you a life change - for the better!

Luke Kost Principal Broker & Real Estate Agent would like to provide you a special thank you for giving us the opportunity to know more about you and help you. Regardless of your timelines we will be happy to help you achieve your Mexico real estate dreams when the time is right. “It all starts with a conversation, offering life changes-for the better!” Offering Sales, Property Management & Rental Facilitation

Principal Broker & Real Estate Agent Luke Kost

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