Michael C Murphy Bienvenidos Real Estate

The Puerto Vallarta and Bucerias Real estate Markets March 2010

Michael C Murphy — Wed, 03 Mar 2010 16:47:00 GMT

The markets continue to be sluggish with many lookers but few actually taking action and making offers. It can probably be attributed to continued soft markets north of the border and ongoing uncertainty with those affected economies. As a result of the slowed activity, there are some very good offerings available and anything priced sharply does get interest and in some cases offers. The prognosis looks for a continued softening creating downward pressure on prices until such time that all those buyers sitting on the fence, decide its time to start buying. This will create its own inertia and get the market going again. There are high inventory levels giving buyers plenty of options to go out and make a great deal for themselves.

Michael is involved with Lloyd Real Estate in Puerto Vallarta

2 Story For Sale in Flamingos

Michael C Murphy — Mon, 15 Feb 2010 03:08:00 GMT

• 1,980 sq. ft., 2 bath, 3 bdrm 2 story - $220,000

Flamingos, Nuevo Vallarta - Royal Palm Club Residential consists of 34 Contemporary Mexican two story villas nestled inside a secure gated community within the new Flamingos Residential development. Royal Palm residents enjoy the use of a large swimming pool with wading pools for the kids, spacious green areas, a palapa for social events and a well-equipped exercise room.
The Contemporary Mexican two story villas are constructed to the highest quality standards. The design is a unique fusion of colonial and modern Mexican architecture. The high vaulted ceilings are constructed with massive wooden beams and traditional hand-crafted clay tiles. The walls are finished in a softened Mediterranean style with rounded corners. The cabinets, closets, doors and trim are crafted from fine tropical woods.
The defining element of each villa is the central patio with sun, plants and a water feature such as a pool or fountain. This patio connects all the living spaces and creates a sense of space and harmony with nature. The central patio can be closed off by retractable glass walls. A large terrace under pergolas with a built-in barbeque is located on the second floor.
Each standard villa has three bedrooms. The master suite with jacuzzi, walk-in shower, dressing room and balcony is privately located on the second floor. Each of the two main floor bedrooms feature large wood closets, full bathrooms with showers, marble vanity tops, and patio doors which open to a lush garden patio.
The kitchen in each villa is designed for gourmet cooking. A full-size gas stove with oven and hood is standard. There are a multitude of cabinets and drawers as well as a pantry, a large breakfast bar and standard granite countertops. For special occasions, there is a formal dining room. Each villa has a laundry room complete with sink and washer/dryer hook-ups. Parking for two cars is provided directly in front of each villa. Air conditioning is included.
Royal Palm provides a safe , family-oriented environment with a distinctly Mexican character. These well-appointed three bedroom luxury villas have low maintenance fees. Royal Palm delivers exceptional value and a level of quality which cannot be surpassed.

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New 2 Story 3 or 4 bedroom home For Sale in Flamingos Privada

Michael C Murphy — Tue, 26 Jan 2010 21:26:00 GMT

Dollar for dollar, Privada Flamingos offers the best value in the area. Its located adjacent to the Flamingos Residencial and behind the Mega store in a quiet area. There are a couple of options for floor plans with both 3 bedrooms and 4 bedrooms. The kitchens offer granite counter tops and there are minisplits air conditioning units available throughout. Security, pool, clubhouse and play area for kids rounds out the offering. The 1 st phase is about 3/4's sold out but there are still some good locations available.

2 Story For Sale in Terralta

Michael C Murphy — Sat, 26 Sep 2009 18:17:00 GMT

• 1,196 sq. ft., 3 bath, 3 bdrm 2 story - $112,000

Terralta, Bucerias - Popular Terralta 3 unit in Bucerias. Great quiet location in the complex. This unit features 3 beds and 21/2 baths. There is a pool and security. Price includes all furnishings, appliances and upgrades. This unit belongs to my neighbour and they have dcided to buy in Mazatlan as they have many more friends and family there. A nice unit and a good buy. Ask about the upgrades and extras.

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Oceanfront condo for sale in Bucerias Zona Dorada...SOLD_SOLD _SOLD

Michael C Murphy — Sat, 01 Aug 2009 01:04:00 GMT

Cragsa - Carlos Gonzalez built

• 1,633 sq. ft., 2 bath, 2 bdrm apartment - $490,000

Bucerias Zona Dorada, Nayarit - Top of the line and quality finished waterfront condominium on the beautiful beaches of Banderas Bay in the quaint but upscale village of Bucerias. Built local Developer Carlos Rafael Gonzalez and Cragsa Coroporation with over 20 years of Real Estate Development experience his reputation for quality is renowned. The design is contemporary with marble floors and a granite kitchen and top of the line stainless steel appliances. the ocean views and sunsets are spectacular. You can walk to Bucerias centro or a myriad of fine restaurants just minute away. Call for your own personal viewing.

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Condo For Sale in Terralta III

Michael C Murphy — Fri, 13 Mar 2009 17:47:00 GMT

• 1,196 sq. ft., 3 bath, 3 bdrm single story - $109,000

Terralta, Bucerias - 3 bed and 2.5 bath, nicely appointed unit. Top quality furnishings in this upgraded unit. Covered patio with tropical garden planters, pool, security and only a leisurely 8 minute walk to the beach. Not to be missed.

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Canada issues travel warning for Mexico

Michael C Murphy — Thu, 12 Mar 2009 18:39:00 GMT

Don't let false headlines allow you to change your plans for a visit to beautiful Mexico. The Canadian Government issued a warning (you can go directly to their website and read from the link below) and you will see that it is more of a caution and that common sense prevails. One only has to follow the news from Vancouver BC to see that caution must be exercised on a trip through Surrey, a satellite of Vacouver that has had a spate of drive by shootings and killings attributed to gang violence and drug gangs. So remember don't leave your brains at the airport counter. Come and enjoy what this great country has to offer and bienvenidos to Mexico

http://www.voyage.gc.ca/countries_pays/report_rapport-eng.asp?id=184000

2 Story For Sale in Bucerias. Finish, subdivide, sell, make $$$

Michael C Murphy — Fri, 30 Jan 2009 15:24:00 GMT

• 3,000 sq. ft., 3 bath, 3 bdrm 2 story "plans available" - $250,000 - Unfinished home large lot

Nicolas Bravo, Bucerias - Unfinished custom home on .86 acre or 3511sq.mt of subdividable land still in ejido but close to regularization. This is a great opportunity for a few people to go in together and each have a large lot of 8000 or 9000sq. ft. not far from the beach that is quiet and peacefull and has oceanviews. The road it sits on is used very little so virtually no traffic. There is a mango orchard behind and several new homes in the area. It is close to both a private and a public school. This is a great opportunity as the owners want it sold to be able to buy a home in the US.

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An interesting perspective on the Mexican peso

Michael C Murphy — Tue, 28 Oct 2008 23:16:00 GMT

As you may be well aware of, during the last couple of weeks, financial markets have been under considerable pressure, mainly because the collapse of financial institutions such as AIG, Lehman Brothers, Washington Mutual and so forth. Panic has spread throughout the world and Mexico has been no exception. Besides the Mexican stock market, the currency has been considerably affected during the last couple of days, reaching unprecedented levels from which we think are unsustainable.

As of today, the Mexican peso is trading against the US dollar around $13 pesos per dollar (with volatility), just a few weeks ago, the peso was trading below $10 pesos per dollar, a depreciation of 30% in a matter of days. Unlike the crisis of 1994, the last time Mexico had a currency devaluation, the current economic outlook for Mexico is quite different, and we believe the peso should strengthen significantly in the following months; here are some points of why we believe this should happen:

1)     Mexico’s external debt is around USD$40 billion, and the reserves in US dls amount to close to US$85 billion, more than double the amount of debt.
2)     High oil prices and remittances from Mexican workers in the US will continue to bring a constant and high level of dollars into the Country.
3)     The currency exchange works as a flexible, market - floating exchange, without government controls or restrictions (as it worked in the past), which makes it more transparent.
4)     The interest rate differential between Mexico and the US (Federal Funds overnight rate is at 1.50%, Mexico overnight rate is at 8%), makes it extremely attractive for foreign investors (mainly hedge funds) to take advantage of the so called “carry trade” (borrow in US dollars, invest in Mexican rates and earn the spread between the rates).
5)     The current depreciation of the peso is explained by two factors: the so called “flight to quality” of global investors, and stop losses of both foreign investors and Mexican companies that were “long” or heavily invested in pesos during the last weeks. THIS STEEP DEPRECIATION SHOULD BE CORRECTED IN THE VERY SHORT TERM.

Based on all of the factors mentioned above, we from RSH know out of experience that this is a unique opportunity to benefit from the very volatile environment by investing in a very conservative strategy: you can just buy Mexican pesos and hold to those pesos for a few months or even better, you can invest and get the double benefit of an expected appreciation of the peso while earning an interest of your money in pesos.

We expect the peso should go back to at least $11 pesos per dollar in the next months, which represents an 18% appreciation potential just by holding pesos against the US dollar.

All very positive perspectives especially if you can get for your new financing needs European loans and what you don't use will stay in Mexican Banks. The Mexican Market is for European Investors more attractive than ever.
Most of the Mexican Banks don't hold any positions of US banks or any other instrument that is at risk of defaulting; more than 50% of Mexican funds are invested in Mexican government securities, with low durations and short-term horizons.

Tough times but also exciting opportunities - do the right move - it will be to your benefit to present your new commercial projects to RSH. We have the solution.

Erika Hollerith
www.rshprofessionals.com
RSH Commercial Mortgage Professionals
Hollerith Underwriting Services
Hollerith Investments

Nova Scotia, Canada
902-444-6591

Canadian banking system rated best in the world

Michael C Murphy — Mon, 20 Oct 2008 21:49:00 GMT

So which country has the soundest banking system?
Canada No. 1, say global execs; Namibia, Malta now rank higher than the U.S.

October 9, 2008 8:38 AM ET

(Reuters)—Canada has the world’s soundest banking system, closely followed by Sweden, Luxembourg and Australia, a survey by the World Economic Forum has found as financial crisis and bank failures shake world markets.

But Britain, which once ranked in the top five, has slipped to 44th place behind El Salvador and Peru, after a 50 billion pound ($86.5 billion) pledge this week by the government to bolster bank balance sheets.

The United States, where some of Wall Street’s biggest financial names have collapsed in recent weeks, rated only 40, just behind Germany at 39, and smaller states such as Barbados, Estonia and even Namibia, in southern Africa.

The United States was on Thursday considering buying a slice of debt-laden banks to inject trust back into lending between financial institutions now too wary of one another to lend.

The World Economic Forum’s Global Competitiveness Report based its findings on opinions of executives, and handed banks a score between 1.0 (insolvent and possibly requiring a government bailout) and 7.0 (healthy, with sound balance sheets).

Canadian banks received 6.8, just ahead of Sweden (6.7), Luxembourg (6.7), Australia (6.7) and Denmark (6.7).

U.K. banks collectively scored 6.0, narrowly behind the United States, Germany and Botswana, all with 6.1. France, in 19th place, scored 6.5 for soundness, while Switzerland’s banking system scored the same in 16th place, as did Singapore (13th).

The ranking index was released as central banks in Europe, the United States, China, Canada, Sweden and Switzerland slashed interest rates in a bid to end to panic selling on markets and restore trust in the shaken banking system.

The Netherlands (6.7), Belgium (6.6), New Zealand (6.6), Malta (6.6) rounded out the WEF’s banking top 10 with Ireland, whose government unilaterally pledged last week to guarantee personal and corporate deposits at its six major banks.

Also scoring well were Chile (6.5, 18th) and Spain, South Africa, Norway, Hong Kong and Finland all ending up in the top 20.

At the bottom of the list was Algeria in 134th place, with its banks scoring 3.9 to be just below Libya (4.0), Lesotho (4.1), the Kyrgyz Republic (4.1) and both Argentina and East Timor (4.2).

HIGHEST SCORES
1. Canada
2. Sweden
3. Luxembourg
4. Australia
5. Denmark
6. Netherlands
7. Belgium
8. New Zealand
9. Ireland
10. Malta
11. Hong Kong
12. Finland
13. Singapore
14. Norway
15. South Africa
16. Switzerland
17. Namibia
18. Chile
19. France
20. Spain

39. Germany
40. United States
44. United Kingdom

LOWEST SCORES
124. Kazakhstan
125. Cambodia
126. Burundi
127. Chad
128. Ethiopia
129. Argentina
130. East Timor
131. Kyrgyz Republic
132. Lesotho
133. Libya
134. Algeria

SOURCE: World Economic Forum Global Competitiveness Report 2008-2009.

Very cute 2 bedroom home fully furnished, 99,000US

Michael C Murphy — Wed, 15 Oct 2008 00:37:00 GMT

Aramara, Puerto Vallarta - You will love the updates that have been done on this cute little house located behind Wallmart and Sams Club in Puerto Vallarta. Here is your chance to get into the market for only $99,000 - . Go to www.bienvenidosrealestate.com for further information and lots of photos.

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New zoning comes to Sayulita

Michael C Murphy — Sat, 06 Sep 2008 16:13:00 GMT

Here is a recent article from El Sayulero about new zoning regulations in Sayulita. September 5, 2008

New Zoning Laws in Sayulita
By Lindsay Walther

The long-overdue, new zoning laws for Sayulita and surrounding areas were presented to the public by Desarrollo Urbano y Ecologia (Urban Development and Ecology) department in Valle De Banderas during the last week of July. Desarrollo Urbano stated this week that the new zoning regulations are still in the preliminary stages and are still going through the proposals to have the zoning in the area changed. These changes are wanted by many people who think that the current zoning regulations are inadequate for Sayulita now that a building boom is underway.

The current CUC zoning regulations surprisingly allow 5-story buildings along the beachfront.
"H" zones are various density residential areas.
"T" zones, tourist development areas, include:
T-15 allowing 8 dwellings per hectare (2.5 acres) and 3-story maximum height.
T-5 allowing 3 dwellings per hectare and 2-story maximum.
T-2 allowing only 1 dwelling per hectare and only 1-story maximum.
All of these area zoning laws are expected to change soon, although, an exact date for the new zoning revisions has not yet been released.

At the beginning of this year, a zoning committee was formed by members of Grupo Pro Sayulita www.prosayulita.org. The group met weekly to establish an acceptable zoning recommendation for Sayulita. Such changes that they wanted to implement were setbacks between neighbouring properties, density changes in town, increasing more green space, and regularizing a difference between commercial and residential areas within the zones. Most importantly the committee wanted to change the current 5-story restrictions along the beachfront to 3-stories in order to maintain the small town charm of Sayulita and preserve our beautiful coastline. Many of the committee's recommendations are reflected in the new zoning proposal, which will hopefully come into effect this coming season.

Las nuevas leyes de zonificación, esperadas por mucho tiempo en Sayulita, fueron presentadas al público por la Secretaria de Desarrollo Urbano y Ecología en Valle De Banderas durante la última semana de Julio. Desarrollo Urbano informo esta semana que las nuevas reglas están todavía en su etapa preliminar y aun están examinando las propuestas para cambiar las zonas. Mucha gente quiere estos cambios porque piensan que las reglas de zonificación actuales no son adecuadas para Sayulita, especialmente ahora que el pueblo esta en medio de un boom en construcción.

En la actualidad, las regularizaciones de las zonas en las áreas CUC permiten 5 pisos de altura en los edificios por la costa de la playa.
Zonas "H" son áreas residenciales de varios tipos de densidad.
Zonas "T" o desarrollo turístico, incluyen:
T-15 permitiendo 8 viviendas por hectárea y 3 pisos de altura.
T-5 permitiendo 3 viviendas por hectárea y 2 pisos de altura.
T-2 permitiendo solo 1 vivienda por hectárea y solo un nivel de altura.
Todas estas leyes de zonificación pronto se cambiaran, aunque, todavía no ha sido confirmada ninguna fecha definitiva.

Al principio de este año, se formo una comisión con los miembros de Grupo Pro Sayulita www.prosayulita.org. El grupo se reunía cada semana para establecer recomendaciones de zonificación en Sayulita. Ejemplo de los cambios que quieren implementar en el área son la densidad de las zonas, reglas para trazar la construcción entre colindancias, aumentar el espacio destinado para el hábitat, además de regularizar las diferencias entre áreas comerciales y áreas residenciales en las zonas. Lo más importante para el grupo era cambiar la altura de los edificios de 5 pisos a 3 pisos por la costa de la playa para mantener el encanto del pueblo pequeño y conservar toda la hermosa costa de Sayulita. Muchas de las recomendaciones se reflejan en la propuesta de las nuevas leyes de zonificación, lo cual esperan se lleve a cabo esta temporada.

Canadian dollar moves back to .79 US

Michael C Murphy — Thu, 07 Aug 2008 15:05:00 GMT

This article has been updated as of October 22th, 2008 and it is even more relevant as of today with the Canadian dollar trading at .79 US or $1.25 Canadian to buy 1 US greenback

If you ask any professional real estate agent in the Puerto Vallarta area, who carried the market the past year, you will invariably hear that it was the Canadians. Americans stayed home in such numbers that you had a hard time finding one. In one project alone in Bucerias, which was originally aimed for the domestic market I had been informed by a representative of the developer, that 30 to 35 % of the buyers had been Canadians. And why not, the Canadian dollar had risen to a high of 1.07 US back in October 2007 falling steadily back down to par until around April 2008 and below since. Canadians had just experienced one of the biggest run-ups in value of their own real estate holdings back in Canada with no similar fallout like the sub prime fiasco in the US. With that exchange rate, the value was hard to pass up. Now that it is back to a more sobering .95 cent US level, it makes me think that it will not be such a banner year to come, as far as Canadians buyers are concerned. It leaves me wondering who will pick up the slack for 2008. The market has been steadily rising in Puerto Vallarta and all of Mexico for the last several years just as it has the world over. As those of us that have been around through the cycles a few times know, prices do not go up forever. The Canadian market is experiencing at least a 10% adjustment down with possibly more to come. Market forces have a way of balancing themselves out. My prediction: Watch for some steadily growing bargains this year as inventories and carrying costs rise.. stay tuned

Michael Murphy has been an active realtor since 1981 and has business interests in both the Puerto Vallarta - Riviera Nayarit market as well as the Vancouver Island BC market.

Mexico has been name best place to retire by International Living.

Michael C Murphy — Tue, 22 Jul 2008 17:51:00 GMT

Mexico's popularity as a place to retire has been growing by leaps and bounds in the last few years. North American expatriates who have bought and moved to Mexico already know and appreciate the benefits of a lower cost of living in all of the major and important indexes. Housing, taxes, gasoline, food, medical care and dental work to name a few. Safety,infrastructure and more importantly a slower and less stressful quality of life, as well as the cultural richness of Mexico, all adds to the attraction. Need we say more? To discuss retirement and real estate opportunities in Mexico and specifically in Puerto Vallarta, Bucerias and all of the Banderas Bay areas including, Punta Mita, La Cruz Huanacaxtle, San Pancho, Lo de Marcos, Sayulita and more, drop by our website at www.bievenidosrealestate.com and contact us by email or the toll free number from Canada and the US. We will be glad to try and answer any questions or concerns you might have.

San Pancho oceanview condominium project announcment.

Michael C Murphy — Tue, 22 Jul 2008 16:13:00 GMT

Later this year there will be a new smaller development of 10 units with oceanviews being started in San Pancho. If you are interested in getting updates on this development, please visit our website and send an email with the heading Pablos Paradise and we will keep you updated on the progress. Visit www.bienvenidosrealestate.com to register

Michael C Murphy Bienvenidos Real Estate

The Puerto Vallarta and Bucerias Real estate Markets March 2010

2 Story For Sale in Flamingos

New 2 Story 3 or 4 bedroom home For Sale in Flamingos Privada

2 Story For Sale in Terralta

Oceanfront condo for sale in Bucerias Zona Dorada...SOLD___SOLD ___SOLD

Condo For Sale in Terralta III

Canada issues travel warning for Mexico

http://www.voyage.gc.ca/countries_pays/report_rapport-eng.asp?id=184000

2 Story For Sale in Bucerias. Finish, subdivide, sell, make $$$

An interesting perspective on the Mexican peso

Canadian banking system rated best in the world

Very cute 2 bedroom home fully furnished, 99,000US

New zoning comes to Sayulita

Canadian dollar moves back to .79 US

Mexico has been name best place to retire by International Living.

San Pancho oceanview condominium project announcment.

Oceanfront condo for sale in Bucerias Zona Dorada...SOLD_SOLD _SOLD