Real Estate Advisory

What does a real estate advisor in Puerto Escondido actually do?

I find and vet properties, verify their legal status, negotiate on your behalf, and stay with you through the closing process. That is the whole job in one sentence. Everything below is detail.

Puerto Escondido does not have a centralized property listing system — what is known in other markets as an MLS (Multiple Listing Service) — where agencies and real estate professionals share the same database of properties for sale. Here, properties are spread across different agencies, social media groups and publications, signs, direct contacts and word-of-mouth recommendations. It is even possible to find the same property advertised by different people and at sometimes even different prices. Part of my work is precisely to know the local market, identify serious properties and owners, and review the legal status and documentation for you, before you move forward with a purchase or incur any expenses.

If you are buying

We start with a conversation about budget, timeline, what type of property and what you actually want the property to do for you: live in it, rent it out, mix of both, hold it, build on it. Those answers can lead to completely different neighbourhoods and properties.

I then bring you options from my own contacts, Madre Ceiba Real Estate and from other local agencies I collaborate with and organise site visits. Before you visit anything I look at what kind of ownership it carries: public deed (fideicomiso-eligible title and possible for bank financing) or communal land (a legitimate and widely-bought form of tenure in Puerto Escondido, documented through the comisariado de bienes comunales). If a property is not what the seller claims, you hear it from me first.

Once you choose a property, I negotiate, help you prepare the written offer, help you reviewing the contract, depending on the property type and what is needed I connect you with a notario and other professionals, coordinate property inspections, technical /specialist reviews and professional assessments, keep the paperwork moving, and translate everything so nothing gets signed that you do not understand.

If you are selling

I price from real comparable sales, not from what the neighbour hopes to get. I photograph the property properly, write the listing in Spanish, English and German, and share it with other professional and trustworthy real estate brokers in town, so they can share the listing with their clients too and publish it. That last part surprises some sellers.

A property listed with me also benefits from additional exposure, especially through Madre Ceiba Real Estate in Puerto Escondido. This gives your property greater visibility and access to a wider network of potential buyers. I believe collaboration is an important part of selling successfully in a market like Puerto Escondido.

If you are investing

I will give you my honest opinion on rental yield, seasonality and the costs of running a property here: property tax, maintenance in a salt-air climate, management, and the months when occupancy drops. Puerto Escondido is a good investment market, and it takes real work to run one well.

Common questions

Can a foreigner buy property in Puerto Escondido?

Yes. Puerto Escondido sits inside Mexico's restricted coastal zone, so a foreign buyer normally holds residential property through a fideicomiso, a bank trust in which a Mexican bank holds title and you hold every right of ownership, including the right to sell, rent, renovate and pass it on. It is a standard, well-established instrument, not a loophole. Besides there is other options - for example convenient in case of investment properties - such as founding a cooperation.

Why do I need an agent if I can find listings myself?

You can absolutely find listings yourself. What you cannot easily do from outside is verify that the seller is the legal owner, that the land tenure (titled, communal or ejidal) is clearly documented and appropriate for the purchase you are planning, that there are no outstanding liens or unpaid property tax, and that the price is accurate. Besides, Local experience also matters when it comes to negotiation. Price is only one part of it. Payment terms, closing conditions, and specific terms for new developments or pre-sales and others, can all become important negotiation points depending on the property. Knowing what to negotiate, what is customary in the local market, and which points should be resolved before moving forward can make a significant difference. That local knowledge, verification, negotiation experience, and guidance throughout the process are what is important.

Who pays your commission?

On a sale, the seller pays the commission, and it is agreed in writing before the property goes to market. If I am helping you buy and the property comes from another agency, the commission is split between agencies. It does not increase your price.