Luxury Real Estate in Mexico

VIVRE is a commercial system, not a traditional agency. We do not list every available property — we curate a selective portfolio based on architectural merit, location quality, and investment potential across Mexico's Pacific coast.

Traditional agencies operate on volume: more listings, more showings, more transactions. VIVRE operates on precision. Every property in our collection has been evaluated against criteria that include construction quality, developer reputation, rental yield history, and visual narrative potential.

The result is a smaller, higher-quality portfolio where each property has been vetted before it reaches a buyer. For clients, this means less noise and more relevant options. For developers, it means their property is positioned alongside peers of equivalent caliber.

VIVRE does not charge fixed fees or retainers. Our compensation is entirely performance-based — we earn a commission only when a transaction closes successfully.

This structure aligns our incentives directly with our clients' outcomes. We invest in marketing, cinematic content production, and buyer qualification upfront, at our own cost. If the property does not sell or rent, we do not earn.

Commission rates follow Mexican luxury real estate standards, typically between 5% and 6% for sales, and one month's rent for annual lease agreements. Specific terms are agreed upon before engagement and documented in a formal listing agreement.

A Branded Residence is a private home developed in partnership with an established hospitality brand — Four Seasons, Rosewood, One&Only, Mandarin Oriental, or St. Regis, among others. The brand provides design standards, service infrastructure, and ongoing management.

These properties consistently outperform non-branded equivalents in resale value. According to Savills Research, branded residences command a 25% to 35% premium over comparable non-branded properties globally. In Mexico's Pacific coast, developments like One&Only Mandarina and Four Seasons Tamarindo have demonstrated appreciation rates of 15% to 22% annually between 2020 and 2024.

The premium exists because the brand guarantees a baseline of quality, maintenance, and service that independent developments cannot replicate. For investors, this translates to lower risk and more predictable returns.

Foreign nationals can purchase property anywhere in Mexico. For properties within the restricted zone — 50 kilometers from the coast and 100 kilometers from international borders — the purchase is structured through a fideicomiso (bank trust), a legal mechanism regulated by the Mexican government since 1973.

The fideicomiso grants the buyer full ownership rights: the right to sell, lease, renovate, inherit, or transfer the property. The trust is held by a Mexican bank (commonly Banco Interacciones, Monex, or BBVA) and renewed automatically every 50 years.

The typical timeline from offer acceptance to closing is 45 to 90 days. Costs include the trust setup fee (approximately $2,000 to $3,500 USD), annual trust maintenance ($800 to $1,500 USD), notary fees (1.5% to 2.5% of purchase price), and acquisition tax (2% to 4.5% depending on the state).

VIVRE coordinates the entire process with bilingual legal counsel, notary selection, and trust bank liaison. Our clients receive a detailed closing cost estimate before making an offer.

Curation means selection with criteria. VIVRE evaluates every property against a defined framework before it enters our collection. Not every property qualifies.

The evaluation considers architectural quality and design coherence, developer track record and construction standards, location within the destination (proximity to beach, privacy, infrastructure), rental yield potential based on comparable market data, and visual narrative — whether the property can be presented in a way that communicates its value accurately.

Properties that do not meet these standards are declined, regardless of price point. This is not a service for every property — it is a service for properties that deserve a specific level of positioning.

VIVRE operates exclusively along Mexico's Pacific coast, covering three primary regions: Riviera Nayarit (including Punta Mita, Sayulita, San Pancho, and Nuevo Vallarta), Costalegre (including Costa Careyes, Chamela, and Tenacatita), and Baja California Sur (including Los Cabos, East Cape, Todos Santos, and Costa Palmas).

Each region has distinct characteristics. Punta Mita offers the highest concentration of branded residences in Latin America. Careyes provides architectural exclusivity with limited inventory. Los Cabos combines accessibility (direct flights from 40+ US cities) with established luxury infrastructure.

We do not currently operate in Riviera Maya, Mexico City, or other markets. Our focus on the Pacific coast allows us to maintain the depth of local knowledge that our curation model requires.

Before scheduling an in-person visit, we recommend reviewing our cinematic property films. These are not virtual tours — they are editorial-grade productions designed to communicate the experience of living in each property. They allow clients to pre-qualify their interest before traveling.

When a client is ready for an in-person visit, VIVRE coordinates directly with the property owner or developer. We arrange private access, typically within 48 to 72 hours of the request, and accompany the client throughout the visit.

For international clients, we can coordinate multi-property itineraries across destinations, including ground transportation and accommodation recommendations. The experience is designed to be efficient and respectful of the client's time.

Both, with a primary emphasis on premium developers. Our core business involves positioning new developments and branded residences from developers who build at a standard consistent with our curation criteria.

We also represent select individual property owners, provided the property meets our evaluation framework. In practice, approximately 70% of our portfolio consists of developer projects and 30% of individual resale properties.

For developers, VIVRE offers a comprehensive commercial system: cinematic content production through VIVRE Luxury Films, strategic positioning, buyer qualification, and transaction management. For individual owners, we provide the same level of marketing and buyer access, adapted to the specific property.

Capital appreciation in Mexico's Pacific luxury market has averaged 8% to 14% annually between 2019 and 2024, depending on the specific destination and property type. Branded residences have consistently outperformed, with appreciation rates of 15% to 22% in the same period.

Rental yields for luxury vacation properties typically range from 4% to 8% net annually, with Punta Mita and Los Cabos at the higher end due to stronger demand and longer high seasons. Properties managed by hotel brands (Four Seasons, One&Only) often achieve higher occupancy rates but share revenue with the operator.

These figures are based on closed transaction data and should be considered indicative, not guaranteed. Market conditions, property condition, and management quality all influence actual returns. VIVRE provides comparable market data for each property in our collection to support informed decision-making.

VIVRE maintains a long-term relationship with clients beyond the closing date. Our post-purchase support includes property management referrals, rental program setup for investment properties, renovation and interior design coordination with local architects, and ongoing market intelligence for portfolio expansion.

Many of our clients purchase multiple properties over time. The relationship begins with a single transaction but often extends to portfolio advisory, where we identify new opportunities aligned with the client's investment criteria and lifestyle preferences.

This continuity is intentional. Real estate in Mexico's Pacific coast is a long-term commitment, and having a consistent point of contact who understands both the market and the client's objectives reduces friction at every stage.

In Punta Mita, luxury condominiums typically start at $800,000 USD and range to $3.5 million USD. Villas within gated communities like Punta Mita Resort range from $2.5 million to $15 million USD. Branded residences at Four Seasons or One&Only start at approximately $1.8 million USD.

In Los Cabos, the range is broader due to the market's size. Luxury condominiums begin around $600,000 USD, while oceanfront villas in Palmilla, Pedregal, or Costa Palmas range from $3 million to $25 million USD. East Cape properties offer relative value, with beachfront lots starting at $400,000 USD.

In Careyes and Costalegre, inventory is limited and prices reflect exclusivity. Castles and casitas in Careyes range from $1.5 million to $8 million USD. Costa Alegre beachfront estates start at approximately $2 million USD.

All prices are approximate and subject to market conditions. VIVRE provides current comparable data for any property in our collection upon request.

VIVRE Luxury Films is the cinematic production division of VIVRE. It produces editorial-grade photography and videography exclusively for luxury properties, with a focus on architectural storytelling and lifestyle narrative.

Every property in the VIVRE Living collection benefits from this capability. Films are not promotional videos — they are designed to communicate the experience of a property in a way that static photography cannot. This approach has been recognized by publications including Architectural Digest and Forbes.

For developers and property owners, VIVRE Films can be engaged independently of the real estate transaction. Production services include 4K cinematic tours, aerial photography, architectural stills, and social media content packages. Details are available at vivreliving.com/films.