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MLSVallarta.com & MLSNayarit.com

Published Nov 1, 2009 - (Updated Dec 3, 2012)

Featured in Vallarta Lifestyles Magazine, Fall/Winter 2009 issue.

Making Real Estate Property Shopping Easy!

Featuring property listings of 70 real estate offices and more than 50 real estate developments in and around Puerto Vallarta and Riviera Nayarit

So, you think you may be interested in owning real estate in Puerto Vallarta or Riviera Nayarit, but you’re not quite sure where to start?

There are actually quite a few tools available to you, probably much more than you’d find in other resort destinations in Mexico. The first place you would probably want to check is the MLS service for this region. It’s been in place for more than 20 years now, making it the longest running MLS service in Mexico. In the early years, the information contained in the multiple listing service was closely guarded, available only through a printed catalog that was distributed only among MLS members once a month, not available to the public. Well, times have changed!

You now can browse through the complete MLS inventory online, with a number of different ways to help narrow your search. If you are familiar with the market, you may find the more traditional search interface available at www.mlsvallarta works best for you. If you are familiar with the region and the most popular real estate neighborhoods, choose this option. However, if you don’t really know where many of these towns or real estate regions are, you would be best off using the MLS search that incorporates Google Maps.

The MLS service was updated in the fall of 2009 and was designed around Google Maps. You choose a region and area, and available properties appear in a list below, with photo and some basic information, as well as a pin on Google Maps showing exactly where the property is situated. You can click on the photo or the pin to obtain more information on the property, including which real estate office has it listed.

This MLS works like any other. All the properties have an exclusive listing with the real estate office shown in the contact information, but any realtor or sales agent can show it. So, if you have your own favorite realtor, just let them know which properties you are interested in.

This MLS interface includes not just resale properties but also real estate developments that are currently building and offer presale opportunities. You can choose to view just resales, just presales, or both (default). If you want to know more about the developments themselves, just click on the Development button at the top. This will give you information about the amenities of the entire project.

Vallarta Real Estate Publications

When you are in Vallarta, there are a few other real estate-related publications that the Vallarta Lifestyles Publishing Group produces, such as the Vallarta Real Estate Guide and Costa Vallarta/Riviera Nayarit. The Guide, purely about real estate in the region, is free and can be found throughout the region. Costa Vallarta/Riviera Nayarit focuses more on high-end, luxury homes and condominiums and home decoration. It can be found on newsstands and at real estate offices. All three publications can help you better understand the marketplace and real estate options available.

Vallarta Real Estate Agents

Working with a real estate agent, is, in our opinion, a wise decision. For one, most Americans and Canadians are not familiar with real estate law or the language. Secondly, it’s good to have someone looking out for your best interests when it gets down to negotiating and preparing an agreement of sale. There are just too many points that may need to be considered in the sale – having someone working just on your behalf just makes sense.

However, it may not be necessary if you are buying directly from the developers as they have their own sales team and provide their own purchase agreement.

So, take the time to check out a few offices and agents until you find someone you feel comfortable with. You can find a directory or real estate companies and developers listed at MLSVallarta.com and at VirtualVallarta.com under the real estate section. With the MLS system containing most available properties, any agent can pretty much show you any property. And even if the property is not in the system, a for sale by owner, most property owners will work with an agent.

Selling your Property

So far we have explained the different ways to purchase real estate in Vallarta or Riviera Nayarit and what the different tools available are, but what about if you want to sell your property?

You want to ensure that your property will be seen by not only as many real estate agents as possible, but also by as many prospective buyers as possible. More and more, buyers are taking the initiative to look for properties on their own, online. When they find what they like they then obtain an agent so they can see the properties. So having your property appear on high-profile real estate website is just as important as finding a good realtor.

The best website for that is MLSVallarta.com. It is not a real estate company’s site, it is a public site that offers the largest database of real estate properties for sale in the region. How do you get your property showing on this site? You need to list with an office that is part of Multi-List Vallarta, ask for it by name.
 
Most agents will ask for an exclusive listing agreement, which may entail a higher commision as it will include marketing in local print and web publications. 99% of the purchasers will come to PV to make their final decisions even so they may have spent considerable time working with the agents via Internet or having selected the properties themselves from MLSVallarta.com, so you want to make sure your listing are also published within the local real estate publications. There are a number of options available (not just the one you are holding in your hands!).

If you feel that your property demands more marketing exposure it is also common for the seller and the agent to share some of the marketing cost. One way to do so is for the Seller to pay upfront for marketing costs and then deduct this from the real estate commission at closing. This is an option, but its best to discuss this with your real estate agent.

The market is especially challenging this year as we have more supply than demand so you need as many marketing tools as possible. It is common to shop around and compare what realtors are offering to market your property. You also need to take in consideration the location of their agency, their sales experience with this type of property and which qualifications they have. You’ll find a complete list of real estate offices at www.virtualvallarta.com and www.mlsvallarta.com.

If you feel that your property demands more marketing exposure it is also common for the seller and the agent to share some of the marketing cost. One way to do so is for the Seller to pay upfront for marketing costs and then deduct this from the real estate commission at closing. This is an option, but its best to discuss this with your real estate agent.

The market is especially challenging this year as we have more supply than demand so you need as many marketing tools as possible. It is common to shop around and compare what realtors are offering to market your property. You also need to take in consideration the location of their agency, their sales experience with this type of property and which qualifications they have. You’ll find a complete list of real estate offices at www.virtualvallarta.com and www.mlsvallarta.com.

Condominium Administration and Homeowners Associations

When you find something you like, it is well worth investigating the condominium administration and the homeowners association to find out how well they are operating. They will be an important and integral part of your second-home experience in Vallarta. And if you will be spending only a portion of your time here, as many owners do, you want to ensure your property is in good hands. Drop by the office and meet the administration people, and ask for contact information for someone on the HOA board. Your realtor will be able to help you with this, as well.

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