VILLA HADLEY

Villa Hadley has been purchased by a couple from San Francisco. Deborah and I (the Villa Hadley prior owners) are living now in Nuevo Vallarta. Two of our neighbors here in Nuevo have asked me (Robert) to make web sites and help them sell their homes. Each site has lots of photos and a helpful legal section offering an understandable explanation of the foreign purchase process.

Click here to visit the web site for Villa Oasis For Sale and here for Villa Colorado For Sale.

Villa Hadley is a spacious, comfortable villa located on a gentle hill above and behind Pitillal (a Vallarta suburb), in a neighborhood called Coapinole. (General orientation: From the cruise ship dock, Coapinole is approximately two to three miles inland, almost directly toward the foothills, elevated nicely above the surrounding area. The elevation is sufficient to provide reliable cooling breezes and sweeping views.) The neighborhood has all the PV city services, including water, sewer, power, PV-local phone, and cable TV.

The neighborhood is a mix of humble dwellings and large, gated homes, some almost mansions. Generally, it has a decidedly third-world appearance, with mostly unpaved or cobblestoned streets (Villa Hadley's block is cobblestoned), roosters on the rooftops, etc. ("Toto, we're not in Kansas anymore.") The right buyer will be someone who speaks at least some Spanish, and is respectful of and comfortable with the local culture.

From the two rooftop terraces, the panoramic view of the mountains is stunning. The more-distant view also encompasses the entire area from the Marina to downtown PV, and the bay beyond. Coapinole is exceptionally friendly, and safe, with most residents being Mexican families who have lived there for many years. The many shops and cafes of Pitillal are within easy walking distance. The bus route is 2 blocks away, and pick up for the ride into PV (standard local rate of 3 pesos) is every ten minutes. (By car or taxi, downtown PV, and the Marina/airport area, are equidistant, 10 to 15 minutes away.) There is a large, modern supermarket six blocks away, and one of the most popular seafood restaurants in the PV area, Mariscos Tinos, is five blocks away.

Villa Hadley was constructed approximately nine years ago (with several more-recent additions), and is in very good condition. It is approximately 2,270 sq. feet, or 211 m2, including terraces and patios, excluding exterior walkways. (It is common practice in Mexico to include all construction in advertised square footage, often even parking area and walkways. We're not going that far.)

In any case, the villa has 3 bedrooms (or 2 bedrooms and a maid's quarters); 2 1/2 all-tiled baths (showers-no tubs); a large service patio (with modern washer/dryer, hot water heater, etc.), entry patio/sitting area; two large rooftop terraces; a very large, open living area with cathedral ceilings; an interior cupola and interior balcony walkway; and a spacious kitchen and dining area.

Kitchen has a double stainless steel sink, GE refrigerator, and propane four-burner stove and oven. Counters and splashback are tile. Cabinets, doors, and windows are of solid parota wood, a tropical hardwood. The fireplace (decorative only-you never need actual heat here) and bar are made of highly-desired cantera stone from central Mexico. All floors are tile. The tile in the large lower level has been painted with polyurethane and will need to be repainted or, (recommended) covered with a new layer of tile of buyer's choosing. (Estimates to tile the lower level, including living area, kitchen, dining area, and service patio, run around $1,500 US, total. We recommend that you figure this in to your offer.)

The English-language daily newspaper Vallarta Today ran a feature on this up-and-coming area, and included this specifically about Coapinole:

"...On the hills north of town you find Colonia Coapinole (named for a nearly extinct type of tree), with humble dwellings intermingled with literal mansions, with gates, patios, fountains, gardens, and big shade trees. There are fantastic views of the hills and the sea, a sports complex, and quality restaurants."

Sala (living room). This room has a dramatically high cathedral ceiling.


The Villa sits securely and privately inside a high, stone-and-brick wall, behind a dramatic, arched, stone gateway (porton). Inside the wall are two other homes. The three homes are on individually deeded and individually metered lots. Villa Hadley shares one common side wall with one of the other houses, but this is primarily alongside the third bedroom/maid's quarters and open service patio; not the principal living areas.

Additionally you receive a separately deeded 1/3 undivided interest in the large (512 sq. meters) common area-a spacious garden, fountain, and paved parking area. Although you receive two distinct deeds, they are both efficiently and economically contained in one standard foreign-ownership trust (known as a fideicomiso).

In welcome contrast to so many properties in resort areas, there are no arbitrary, outrageously high, association fees or "maintenance" fees. There is an informal agreement between the neighbors to share the cost of a gardener, who works 8 a.m.-11 a.m. approximately, six days a week. He maintains the grounds immaculately, carries out your trash, opens and closes the gate for you, etc. Villa Hadley's one-third share of this is $500 pesos (about $52 US) per month, plus occasional incidental repairs, gardening supplies, etc., which amount to less than $50 annually.

Covered patio/sitting area just off the main entry.

Smaller, second-level terrace. More private, and still a nice view. If you face the opposite direction, you look out over the mountains and down into the garden.

Stairs lead to the two upper bedrooms, connected by a long interior balcony/hallway, then on to the third level "upper terrace."

Dining area looking across bar into kitchen.

About one-half of the garden and fountain area. Plenty of good hammock trees here.


We (Robert and Deborah Foster) have owned Villa Hadley for the past six years. We are full-time PV residents, and have already begun construction of a larger home, with ocean access and private dock, north of Puerto Vallarta. Consequently we will consider all reasonable offers, and help you get oriented and adjust to life here as part of the deal. (That's worth more than you might think.) To contact us directly from PV phone 22-45144; from the US or Canada dial direct 011-52-322-224-5144

Or contact us via e-mail: mtngringo@yahoo.com

Showings at your convenience. This is a comfortable, well-maintained home, in a safe, friendly neighborhood, at a bargain price. A person who knows that the best experiences and values are found most often just outside the tourist zones, will be very happy owning Villa Hadley.

DATA:

Property taxes in Mexico are very low. For the year 2000, they were:

House taxes: $221 pesos, or about $25 US Dollars

Garden and Parking Area taxes (1/3 share): $74 pesos, or about $8 US dollars. Total: About $33 US.

Electric: About $180 pesos billed every 2 months. That works out to $90 pesos, or about $10 US dollars per month.

Water: About 70 pesos, billed also every 2 months. About $4 US per month.

Propane is delivered in large cylinders. Each lasts about 3 months. Cost is $184 pesos, or about $20 US, per cyclinder.

We pay $180 pesos (about $20 US) per month for cable with many English channels.

We pay about $420 pesos per month (about $47 US) for basic phone service and unlimited internet access from Telmex.

There is no shortage of good cleaning and cooking help available. Generally, maids/cooks work from from 9:00 a.m. 'til 2 p.m., and are available as many or as few days a week as you prefer. The going rate per day, for the above hours, is $60-70 pesos. (About $7 to $8 US.)

As you can see, basic living costs are very low.


Purchase And Closing Process:

All legal matters (contract, earnest money escrow, title search, closing) to be advised and handled by a local Notario Publico office of the buyer's choosing. There are at least two Notario offices with English-speaking attorneys on staff. We can help you set up appointments with either of these if you like. (Notario Publicos in Mexico are special, government-appointed attorneys, charged with handling real estate transactions in a manner fair to both sides. They conduct the title search, acquire the foreign-ownership permit, and set up the foreign-ownership trust for the buyer. The process takes about six weeks, on average, from signing of the sales contract to day of closing. Buyer need not necessarily be present at closing. Buyer may appoint a representative to act in his/her behalf if desired.)

In Mexico, mortgages are only beginning to be used, and are still rare. The vast majority of real estate purchases in Mexico do not involve mortgage loans. Most often, people here simply save until they have the funds to buy outright. A few US lenders are now making dollar-based loans on Mexican properties to US citizens. Rates, however, are fairly high, but this is an option for some, at least as a means of making a purchase, until a better source of funds is found.

Closing Costs:

In Mexico, seller pays realtor fees, if any, plus Mexican capital gains tax, if any. Buyer pays Notario Publico fees, foreign-ownership permit, tax appraisal fee, deed registration fee, first year's trust fee, etc. Total buyer's closing costs usually run from 5% to 7% of purchase price.

Annual fideicomiso (foreign-ownership trust) fee is roughly $450 US.

That's the news from Lago Wobegonzo. Please sign the guestbook, and if you have other questions, e-mail us at mtngringo@yahoo.com Adios.





View My Guestbook


Sign My Guestbook