PUERTO VALLARTA SELLER ADVISORY

You've owned here for years.
Here's how you exit it well.

Most of the uncertainty in a Puerto Vallarta sale is procedural, not emotional: what ISR will actually cost you, which documents have to be in order, and who has to sign. I work both sides of this market, in English and Spanish, and I put those answers in front of you before you list.

Schedule a 15-minute call with KaliNo listing commitment. No pressure.

WHY LISTINGS FAIL

A listing that sits usually has a reason you can name.

Three reasons a well-located PV property can sit, and none of them are the market.

01

Priced for the wrong buyer

Local comparables describe local demand. If your likely buyer is American or Canadian, they arrive with different expectations, different financing, and a different reading of ocean view, turnkey condition and rental potential. A price set only against local demand can misjudge what that buyer sees, in either direction. Worth checking before you commit to a number.

02

Presented only in one language

A buyer in Arizona or Ontario is searching in English. If your listing exists only in Spanish, on portals aimed at a local audience, it is harder for that buyer to find and harder for their own agent to evaluate. Reaching them means an English-language presentation of the property and its paperwork, and direct contact with the agents who represent them.

03

The ISR conversation never happened

A sale can stall at the closing table when the seller first learns their ISR liability there. The number feels large, the deal feels uncertain, and the decision gets made under pressure. Running the calculation before you list moves that conversation to a point where you still have options. You negotiate from a number you have already seen.

WHEN THE OBVIOUS PATH ISN'T ENOUGH

Not every sale runs on the obvious path.

Some files are straightforward. Clean title, one owner, documents in order, a buyer who can pay. Those move on schedule, and you mostly need someone to keep them moving.

Others don't, and the reason is rarely the price. It is documentation that is incomplete or inconsistent with the deed. A financing route that does not fit the property or the buyer. A cross-border sale where several professionals and institutions have to be aligned before anything can be signed. Or two advisors who gave you contradictory answers and no way to tell which one applies to you.

That is the work I do. I investigate what is actually holding the file up, clarify what each requirement means, map the routes that are open, document what we have and what is still missing, and coordinate the notarial, legal, tax and financing professionals who handle their own parts. I do not provide those services myself, and I cannot promise that every difficult file closes. I can make sure you know what is blocking it and what your options are.

“I can't promise every transaction closes. I can tell you what is blocking it, which routes are open, and who has to sign off on each one.”

Schedule the call →

WHAT YOU'LL ACTUALLY NET

ISR is not the mystery most sellers think it is.

Mexican capital gains tax is real. It is also quantifiable: the notario is required to calculate it two ways and you pay the lower one. The only way to know your number is to run both methods on your own figures before you list.

01

Two calculation methods. You pay the lower one.

The notario is required by law to calculate ISR two ways: a flat rate on the gross sale price, and the actual gain method (sale price minus original cost, adjusted for improvements and inflation). Which one comes out lower depends on your original purchase price, your documented improvements, and how long you have held the property. That is exactly why both get run.

02

All-in cost breakdown before you decide anything.

Before you list, we model your net proceeds: ISR (both methods), agent commission, and closing costs. You see the modelled number, and the assumptions behind it, before you commit to anything.

03

USD proceeds back to your bank. Here's the process.

Net proceeds are wired in USD to your designated bank account. US and Canadian banks put international wires through a standard compliance review, which is a documented process with paperwork attached rather than a surprise. Your CPA handles the cross-border reporting, and I refer you to the professionals who do that work.

LEGAL REQUIREMENTS

What Mexico's anti-money laundering laws require from you.

Mexican federal law requires every real estate transaction to document the destination of sale proceeds. This applies to every seller, regardless of nationality. Your notary and closing coordinator manage the process, but you need to know what documents to prepare in advance.

A proof of wire transfer that clearly shows: the bank name, the sender's account number, the receiver's account number, and the receiver's full name. The notary must be able to trace the money from origin to destination without gaps.

Not a problem, but it requires additional documentation. For a personal or family trust: the trust formation documents, apostilled and translated into Spanish by a certified translator. For an LLC or corporation: articles of incorporation, good standing certificate, and operating agreement, also apostilled and translated. If the entity has more than one shareholder, every shareholder must be identified with a passport copy and a KYC form.

That person must be formally identified. You will need to provide a copy of their passport and complete a Know Your Client (KYC) form on their behalf. This applies whether the recipient is an individual, a trust, or a corporate entity.

IS THIS CONVERSATION FOR YOU?

This conversation makes sense for one specific seller.

This is for you if:

  • You own property in Puerto Vallarta or Riviera Nayarit
  • You bought 3 or more years ago and equity has moved in your favor
  • Your likely buyer is American or Canadian, and your listing has to reach them in English
  • You want to understand the real net number before you decide anything

This is not for you if:

  • You need to sell at a distressed price in the next 30 days
  • You're only looking for a valuation to shop around with other agents
  • You want to be told what you want to hear rather than what the data shows

The sellers I work with best are the ones who want accurate information, not comfortable estimates.

NEXT STEP

15 minutes. Understand what your sale involves.

No listing commitment. No pressure. We look at your property, your documents, and your timing. You leave with a clear view of the process, which ISR questions apply to your situation, and what would have to be prepared before listing.

After submitting, you'll be redirected to Kali's calendar to pick a time. No spam. No follow-up pressure.

Or email Kali directly: kali.tovar@cblacosta.com