By: Amaury Pérez, Robert L. Dragoo MAI, MRICS
Appraiser Overview
Todos Santos is located between La Paz and Cabo San Lucas, and is considered a small city, which was designated as a ‘Pueblo Magico’ by the Mexican Government because of its unique cultural aspects and architecture. The town currently has a population of about 6,000 people but is project to grow to at least 8,000 people by 2030 (we think this is a conservative estimate considering the town’s growth). Because of the location of Todos Santos on the Pacific coast, there are a number of touristic activities that can be undertaken by tourists such as surfing, sailing, cycling, and even conservation activities (the hatching of turtles occurs from August to December). Some of the suburbs or neighborhoods of Todos Santos include Pescadero, Playa Cerrito, and San Pedrito. These areas are focused on tourism and have residential real estate developments that are occupied by tourists (international and Mexican nationals).
In the region of Todos Santos-Pescadero, regional planning has been undertaken to manage the growth in a sustainable and ecologically sound manner. There are nature reserves that have been planned in order to conserve the natural elements of the area and encourage low-density construction. Generally, the town center area permits 140 M2 to 2,000 M2 buildings utilizing a maximum of 60% footprint and a minimum of 11%. The maximum height is restricted to 2 stories. In the tourist zone or the corridor which is located between Todos Santos – Pescandero, there are residential areas that permit low-density building of a maximum of a 15% footprint with a minimum of 2 to 3 stories, and also permit hotel and hospitality uses.
Important Master Plans
In the Pacific Corridor area there are a few communities that are planned – but are small in size. They appear to have had success, and LOGAN anticipates additional projects to be planned in the near future.
Pueblo Pescadero: is a master plan located in a zone named ‘Huertos.’ The project is a low-density subdivision with 32 lots and is located about 4 minutes from playa Pescadero.
History – The homes were built in three phases, the first started construction in 2016. Currently, the development has completed infrastructure and common area developments and many of the homes have been constructed. Today, many homes are occupied and are used for touristic purposes by the owners – or are rented out to tourists who are just visiting.
Brand – The brand of the subdivision is considered to be a luxury subdivision with single family homes – a pioneering project for the area.
Products – Single family homes, lots
Mirador Pescadero: this project is located in the Pescadero community and is an ocean view subdivision, that currently has 19 planned lots. The project has views of the Pacific Ocean and located near local farms. The subdivision is in a rural setting and is marketed towards owners who value consuming natural foods.
History – The project started construction a number of years ago and has minimal infrastructure. The roads a partially improved and only a few homes have been constructed.
Brand – The project is a rural – ranchette project with larger lots, and the ability to live a more agrarian and natural lifestyle with nearby access to the beach.
Products – Large single-family lots, 2,000 M2.
Zonas
Todos Santos Downtown This area is considered to the historic center of the town, that has residential and retail uses. There are restrictions for development and protection of historical structures. There are restaurants and hotels such as the famous Hotel California.
Playas Cerritos This area is a beautiful beach which serves as the aquatic sports center for the area. Activities include surfing, kayaking, and beach sports. There are hotels, condos, and single-family homes that have been built on the beach. This is the area where the turtle eggs hatch – and a major surfing beach.
La Poza This is a residential area that is comprised mainly of single-family homes and is considered to be exclusive. Many of the homes are large and historic – built in the 19th century. This is a beachfront area, and includes the La Poza lagoon, and Cachora beach.
Las Tunas This neighborhood is residential and is mainly single-family homes. There is a significant number of homes that are built in the area and is where the main local population of the area lives, including Mexican nationals who live and work in Todos Santos.
La Cachora is a community located along the La Cachora beach where there are sing-family homes which are generally considered low-density. The area is located near the historic center of Todos Santos and has incredible views of the beach and mountains – and benefits form the infrastructure such as public services of electricity and water of the town of Todos Santos.
La Matanza This area is located to the south of Pescadero and is off the beach (about 4km). There are only about 20 homes located here, and the area has a ample supply of single family lots.
Punta Lobos The main natural reserve of the area and has become very popular due to the fresh-water lake and the ocean views. Many people take hikes here – and the Hotel San Cristobal is located here. There are also a number of residential real estate projects being built here such as villas, condos, and lots.
LOGAN Mexico offers consulting and appraisal services for condominios y segundas casas, and works often in the major traditional markets (Los Cabos, Cancun, Puerto Vallarta, Cancun) as well as the up-and-coming markets. Typically, these appraisals are for acquisition purposes, divorcios, estate settlement, litigation appraisals, or for international financing purposes. Sometimes, foreigners have trouble getting local Mexican bank mortgage, and may search for private lending options. International mortgage brokers for second home buyers include: Mexlend, Moxi, CMN Funding. Title and escrow services are provided in Latin America including Los Cabos by TLA, a company that specializes in escrow and title service for second home purchases by Americans and Canadians. Real estate brokers in the Todos Santos area include Ricardo Amigo Real Estate, AmeriMexRealty.