TalkBaja.com » Baja Mexico Forums » Moving to Baja Full/Part Time

I had visited Baja for 30 years before moving here 2 years ago. I was very surprised at how much different it was to live here than just come occasionally for a visit. As a Gringo there were many lessons to be learned but the end result was discovering what a great place to live once you are established. The standard of living is much higher, safer and more affordable than one can imagine when you lived your first 60 plus years in the US.

After choosing where to live, the first things we search out are the things we are most comfortable with in the US, such as mail service, laundry services, high speed Internet, high definition TV, cellular phone service, utility services such as gas, electricity, and water. These services will be at the top of our list. Next feeling more secure and comfortable in areas where other English speaking Americans gather to eat and entertain themselves and have frequent events for local residents. Gated communities with Home Owners Associations help to ensure a standard of living similar to which you are accustomed to. Another important aspect of living in Baja is becoming a legal resident and able to cross the border in a reasonable length of time. Another very important service is medical services in Baja. Now you can combine all this with an incredible lower cost of living and then you will ask yourself “ why did I take so long to move here.”

Where to live is one of your most important and first decisions you should make. It requires considering several factors. First is if you love the ocean and want to continue to work in the US or Tijuana in some form, and like having the convenience of living near shopping areas, banks and Churches, you might want to consider Playas de Tijuana, or gated communities like Real Del Mar or San Antonio Del Mar to name a few. If you prefer a more rural setting then you should look into somewhere between Rosario and Enseneda like La Mision. The Scenic Highway gives this option to Tijuana and San Diego via a barcoded pass called Sentri. This also works well if you have a Home Office via the Internet, as quite a few do in Baja. You have all the technology available to work in an exceptional tranquil setting. In addition there are numerous ocean front restaurants with live music frequented by local Gringos who all share the love of the Baja lifestyle. Leasing before buying can also be a way of discovering the best location for the long term where to live.

Since mail service does not come to your residence, you may want to use one of several US Postal Services available. You will have a US Post Office box address and mail is picked up in the US and brought to the local Postal Service daily. Just Google “ US Postal Service, Baja “ for some options. If you travel to the US once a week or more you may want to maintain your mail service there.

Most of the homes you rent or buy have laundry facilities, but some were originally designed to be lived in on weekends and not full time. Many of those do not have Laundry facilities. You can find nearby laundry mats that for a small fee will wash and fold your laundry for you. It’s very convenient to drop off your laundry and pick it up later that day.

Utilities are very easy to acquire and are very affordable compared to the US. Depending on the area you live your utility cost may vary. If you are near Tijuana or Rosario utilities will be more affordable as well as the service when needed. Water is acquired two ways. Public Water and sewer services are provided via the local City or by the Home Owners Associations and are extremely reasonable. That water is for showering, doing dishes, laundry, etc. Drinking water is acquired in 5-gallon containers and run from 50 cents to $2.50 according to where you purchase the refills. This is the water you use for drinking, cooking. Some homes in the more rural areas have water delivered to water tanks called Pilafs. That is the most costly. CFE is the Electric provider and bills every other month. Expect to pay between $40-$60 per month. If you lease the service is provided in the owners name and you will either pay directly to CFE or reimburse the owner. You can also acquire a service to automatically pay your utilities for you. Propane gas is provided by either cylinders or by refilling your standalone tank and they arrive usually come within an hour or less. TV is provided again depending on where you live via a Satellite Service. You have a number of options. Cablemas and Telnor can combine Satellite, Internet, and Telephone service at a very reasonable rate but you will have a lot of Spanish channels and the English ones are Spanish sub titled. There are providers locally for Dish and Direct TV, which allow you to use your US account and have your Baja dish as a extra room. You can also subscribe separately and chose the services you want. There are also independent Internet Service providers that provide high-speed Internet service to a wireless antenna mounted on your home. The one I recommend is Baja Wireless.

Cellular, landline and VOIP services are important decision to make early. You will find in most cases you need a US number to regularly communicate to the US and a Mexican cell to communicate within Mexico. A landline from Telnor or Cablemas can allow you have access to local businesses and 066 (Mexico’s 911). Boost is a good choice with a Mexico plan for $55 per month allows you to have unlimited access the main business and government network with their Nextel walkie talkie service on both sides of the border. You also have unlimited US calling to US phones when in the US and texting. ATT can provide you with a prepaid unlimited cell service to US and Mexico for less than $80 per month if you need that service on the go. Magic Jack provides very low cost US service and US numbers for home and office. Magic Jack now has a device that plugs into standard outlet then to your router to provide unlimited calling for $20 per year using a standard telephone. No PC is required just Internet Router. It is low up front cost and no monthly fees.

One of the areas Baja excels is the array of medical services that are available. Baja has many urgent care facilities and Hospitals that are staffed with Doctors whom in many cases come from the US. Baja is the largest center for alternative medicine in the World. Many treatments available are Stem Cell, Human Growth Hormone, Cosmetic Surgery, etc. Baja also has many very professional Dental Clinics with highly professional Dentist providing the same services as the US at a high quality level at a fraction of the cost. Medical Insurance is available in Mexico as well at a very reasonable cost. Prescription medicine is available over the counter in many instances at a fraction of the cost as well. General practitioner Doctors are available also at a very low cost as well.

If you live in Baja full time you should strongly consider acquiring a FM3 (Mexican version of a green card) there are several companies locally can assist you in getting your FM3.

I hope you find the information above useful and helpful. The best source for what services you may need is a certified Realtor. They will guide you each step of the way including knowing Baja is a safe and a good choice to make Baja as permanent place to live. Don’t be distracted by negative media reports, come and see for yourself.

If I can be of help or answer any questions regarding what has just been discussed, email me at tonybrogdon@yahoo.com

Hi Tony,

Welcome to TalkBaja, and thanks for joining!

howdy also,

interesting comments.

bajatonybrogdon, you've done a lot of research, but are you aware that much of the information you've gathered is only valid for a small slice of Northern Baja, not for the entire Baja Peninsula?

Uhhhhh, what's a "certified Realtor"??

BajaTony.............

Welcome to the board, I have a question regarding your post.

Did you put this together yourself, or is this a cut-and-paste from other sources????

The reason I ask is that I find it (the information contained) somewhat different from where I live in Ensenada, a short distance down the road.

Wow - for a first post that sure was a mouthful! Welcome to the forum Tony...

Originally Posted by longlegsinlapaz

bajatonybrogdon, you've done a lot of research, but are you aware that much of the information you've gathered is only valid for a small slice of Northern Baja, not for the entire Baja Peninsula?

Uhhhhh, what's a "certified Realtor"??

Thank you for your coment.

Your correct I have lived in the LaMision area for 1 1/2 years and 1 year inbetween Rosarito and Playas de Tijuana. I found that when I moved here I didn't get much help with a lot of the basics. This was meant to help someone who is in a simular situation.

A ceretified Realtor is one certified with AMPI Mexican National Association of Reators.

I put it together myself. I have lived in La Mision 1 1/2 years and in betwen Playas de Tijuana and Rosarito for 1 year. Its just from my experience to help people like me that had to learn on my own.

Originally Posted by bajatonybrogdon

Thank you for your coment.

Your correct I have lived in the LaMision area for 1 1/2 years and 1 year inbetween Rosarito and Playas de Tijuana. I found that when I moved here I didn't get much help with a lot of the basics. This was meant to help someone who is in a simular situation.

A ceretified Realtor is one certified with AMPI Mexican National Association of Reators.

Are you a Certified Realtor?????????????????

Ampi does not mean certified, I am a broker and i have looked into becoming an AMPI member. To become and AMPI realtor you basically join the club, they require you to take some courses but they are broad vague generalized courses, then you have to sell a couple properties in a foreign country and Voila you are an AMPI realtor. One other note AMPI is not specific to any country you could sell one in Mexico and France and you qualify for the membership. At least thats my understanding through research and a fellow Realtor that is an AMPI member.

[QUOTE=
To become and AMPI realtor you basically join the club,
[/QUOTE]

Doesn't look too complicated:

http://www.ampi.org/archivos/archivo...1734340519.pdf

No, it's not complicated to apply as Dennis says- but the AMPI in Baja Sur looks like a snake pit:

This comes from the Gringo Gazette:

AMPI is the association of Realtors here in Mexico. AMPI is kind of like the National Ass.of Realtors, (NAR), in the United States. The local chapter of AMPI hasa board of directors consisting of eight local Realtor brokers who run the industry in this town, deciding who will be allowed to open an office, and even fixing prices the members may charge to buy or sell a house. If a member wants to list or sell for less than 10% of the listing or selling price, that is not allowed. What does seem to be allowed, however, is the many pocket listings that are flying around, as well as failure to report the true value of a sale. (A pocket listing is a listing that is not posted on the system called Flex, the multiple listing service. If the owner of the property is not vigilant, the listing agent will often do this in an attempt to get the sale as well as the listing.)

On May 22, Snell Real Estate, by all methods of measurement the largest, most successful real estate company in Southern Baja, was served an unsigned letter originating from the eight member board of directors of AMPI, stating that the Snell company was being drummed out of AMPI: that their membership was revoked. Here in its entirety is the letter of expulsion sent to the general membership of AMPI.

Chris Snell
Broker
Snell Real Estate
San Jose del Cabo

Dear Chris,

Having been yourself a member of this association (AMPI) for at least 10+ years, you are well aware that among the objects of our association as per our bylaws is “to verify the professional performance with the intention to make sure that the same is being offered within the highest ethical value and to “attempt to amicably resolve any problem or difference existing among the members by reason of their actions,” thus the purpose of this letter is to inform you of the recent claims of violations against Snell Real Estate, submitted by other Broker Members. The Board of Realtors request that you review the potential violations, and submit your responses, not later than 15 days within receipt of this letter. If you have any questions, please contact the AMPI Los Cabos Administration office.

Violation #1: Engel & Volker

- This Company is operating under the corporate umbrella of Snell Real Estate, without obtaining and submitting proper documentation to gain membership in the AMPI Los Cabos Association. Therefore, this company should provide either a copy of the Franchise agreement, or submit application documents for Engel & Volker to gain membership into AMPI. Public advertising should be withdrawn and the use of the Flex System shall not be permitted, until this company is approved for membership.

Violation #2: Solicitation and recruitment of other sales agents, without the approval of the Broker Member

- Several agents have recently been personally recruited by a fellow Snell agent, without the approval of the existing Broker member. This is a violation of the AMPI Los Cabos Code of Ethics.

Violation #3: Maintain exclusive representation of communities, such as Puerto Los Cabos, Cabo Real and others

-It has been reported that Snell maintains “exclusive representation” status over several communities, in which other broker members also have listings. Please provide a copy of the exclusive listing contract to substantiate these claims.

Violation #4: Fundadores Golf Villas

- This property has not followed the procedures outlined in the Policy and Procedures document. Not only are these properties not listed in the MLS system, the recent sales closings have not followed the proper procedures, with the funds not being distributed properly, based on the requirements that all funds be disbursed, to both the listing and selling offices, as outlined in the policies and procedures document.

Chris, once your responses have been received, the Board of Realtors Honor and Justice Committee, will meet and make a determination whether or not a penalty fine will be assessed against your company.

Regards,
Board of Realtors
AMPl Los Cabos

According to Vanessa Fukunaga Real Estate, (Last year Chris Snell sold 75% of the business to her and her partner, Dieter Esch,) they first heard of this through an unsigned letter delivered May 6, but which was dated April 22. The letter contained a notice of four violations with specific remedies outlined. Fukunaga says she responded twice to these allegations: once by email on May 8, and again via a signed letter on May 9, requesting a meeting with the board of Realtors of AMPI/Los Cabos to understand and discuss the matter.

After getting a confirmation of receipt of Snell’s response and request for a meeting from the AMPI administrator on May 9, no additional communication from AMPI occurred, according to her. Next thing she knew, Fukunaga tells this paper, Snell Real Estate received the membership revocation notification via another unsigned letter, this on Wednesday, May 22. These facts can not be verified by AMPI because president of the board Vincent Ferrero has refused three times to talk to this reporter, the first time saying he was busy, call back later, and the next two times he would not answer the phone nor return the call. However a source close to the board did say that in their opinion this was a “witch hunt caused by egos getting in the way, and that Snell people were not given the chance to present their side before being terminated.”

The upshot of all this is Snell Real Estate’s listing of over 200 properties totaling more than $400 million has been tossed off the FLEX/Multiple Listing system. It seems obvious that Snell is going to survive this, they are too big and have too much money behind them to just blow away. They probably have more dollar volume of listings than all eight board members’ little businesses combined together. Snell has started damage control with their clients, colleagues, and employees, assuring them they will continue to respond to their needs, if in a somewhat different manner. Snell is currently updating their website to make their listings more easily available to everyone. Could it be their dollar volume could eventually exceed the dollar volume of the entire rest of the Flex system of listings? Possibly. AMPI has certainly grabbed a tiger by the tail, and it looks like they’re going to get bit again.

A few years ago an experienced duly licensed California real estate broker named Lisa Mini came to town, set up an office and started selling real estate. She applied for membership in AMPI and was turned down because of an AMPI rule that every broker had to work for two years for another broker. (Of course “broker” down here does not mean they have an actual broker’s license, there is no such thing as licencing, broker” only means they must tread water for two years even if they are a real licensed broker in the United States.) Mini told them to shove their organization, took out a full page ad in the Gringo Gazette featuring other peoples’ listings, and within months became one of the most successful realtors in Cabo.

Seeing all that revenue slip through their fingers, it wasn’t long before AMPI officials invited her to become a member. Once again, she told them to shove it. She was doing just fine without AMPI. Mini was able to shine on AMPI, and Snell will be able to do the same, because currently there is no law that requires anyone to belong to AMPI. However, just this week Debbie Dodson, in an email message to the community, said, “We’re inching towards legislation that will mean only AMPI members can sell real estate in Mexico...” If and when that happens, those eight AMPI board members will be sitting pretty, able to remove all their competition from Baja. Commissions here are now fixed at 10%, (it is 6% in the States,) what will it be when those eight AMPI Realtors have a monopoly?

AMPI was originally formed to police their industry, weeding out all the bad apples. But they have never done that. This reporter has carried proof of some of their members’ illegal actions to AMPI at least a half dozen times, before giving up. Never was any of the cases investigated, and no penalty was ever assessed. And we had documented proof that the member had stolen money from their client.

Fukunaga has given the following letter to the GG,saying,“We might as well try this case in the press since the AMPI board is attempting to act as prosecutor, judge and jury, allowing us no access to a hearing.” Here is a copy of the letter she sent to the AMPI board.

1. The Engel and Volkers brand in Los Cabos is fully owned by Snell Real Estate, is not a separate brokerage and therefore does not require a separate AMPI membership.

2. No solicitation of employees has ever taken place.

3. We will not release our partnership agreements with our developer partners as they all contain confidentiality clauses and would serve to teach our competitors how to do business. That said, our developers stand behind us, having published press releases that we are their
exclusive brokerage.

4. We have always, and will continue to pay promptly, any commissions owed to other brokerages. Additionally, we have filed a formal appeal with national AMPI. We will fight and prevail and hold the members of this Board responsible for their actions.

Originally Posted by Woooosh

No, it's not complicated to apply as Dennis says- but the AMPI in Baja Sur looks like a snake pit:

Sounds like a gang of tyrants.

I'm not sure how the Ensenada mob is behaving themselves these days, but in the past, they would take a listing and raise the selling price to whatever they wanted, without a discussion with the seller, and keep everything over the listed price. The over-priced property wouldn't sell, but the RE company had lots of time and nothing to lose.

Originally Posted by DENNIS

Sounds like a gang of tyrants.

I'm not sure how the Ensenada mob is behaving themselves these days, but in the past, they would take a listing and raise the selling price to whatever they wanted, without a discussion with the seller, and keep everything over the listed price. The over-priced property wouldn't sell, but the RE company had lots of time and nothing to lose.

That's pretty much it. Tyrants. I have heard about the "trick" of keeping everything above the seller's contracted asking price- not that that is much of a problem in this market. The Rosarito Beach AMPI chapter came unglued when it was posted a condo building they were selling in 2011 was sitting 100% on Federal Zone land. They got very nasty and threatened everyone who posted on the thread- but pulled the listing and haven't put it back up.

Originally Posted by Woooosh

not that that is much of a problem in this market. .

I think the Mexican community still has a market.........down here anyway. That's what I was referring to.
I don't know of any expat clients that will even deal with a Mexican RE firm.
Conversely, not too many Mexican RE firms want anything to do with expat property, so much of it being on leased land which no Mexican buyer in his right mind would be interested in. For that reason, there's a for sale sign on my house completely in English so as not to waste their time, or mine.

Originally Posted by DENNIS

I think the Mexican community still has a market.........down here anyway. That's what I was referring to.
I don't know of any expat clients that will even deal with a Mexican RE firm.
Conversely, not too many Mexican RE firms want anything to do with expat property, so much of it being on leased land which no Mexican buyer in his right mind would be interested in. For that reason, there's a for sale sign on my house completely in English so as not to waste their time, or mine.

Any nibbles yet?

I'm glad people are moving up to small casitas with floors, plumbing and electricity. There are literally seas of them in between TJ and Rosarito. It sure isn't easy to move up the financial security ladder here. Plenty of pitfalls. The new houses have an affordable price but no one is offering mortgages in Mexico at 4%. We keep a Mexican credit card and can't believe the high fees and interest rate they charge. Merchants are extending more credit to the middle class (department stores like Coppel) but at very high rates. It seems as soon as they take a step up the ladder- everyone wants another cut from them because they can. My Mexican family work for the railroad in Torreon. They have stable jobs and make what they need to own a home, car and live a happy, if not humble life. It really doesn't take a lot down here and I've never seen a happier family. The more people that can step up out of poverty the better off Mexico will be- in many ways.

Nice article! Thanks!

Originally Posted by DebMer

Nice article! Thanks!

Here's a cautionary tale from the mainland. But If they start canceling Baja ejidos that were processed using "Virtual executions" (instead of actual land surveys) - you'll be hearing about this problem more in Baja.



Property disputes: Buyer beware in Mexico


WENDY STUECK. VANCOUVER — The Globe and Mail

Last updated Friday, Jun. 14 2013, 10:32 PM EDT

Perched on a hillside overlooking Manzanillo Bay, Puerto Las Hadas would seem to offer everything a Canadian could want in a getaway: sun, beaches and an ocean view.

But for dozens of Canadians, mostly from Alberta and B.C., who have bought units in the 204-unit complex, Puerto Las Hadas also comes with a property dispute that has put their ownership rights in question and remains unresolved after several years of attempted litigation.

According to several owners and a lawyer in Mexico who is representing some of them in court, a Mexican judge in 2009 cancelled folio numbers – which are used to register property in Mexico – for properties lining Manzanillo Bay, including Puerto Las Hadas. That ruling left owners with access to their waterfront homes but without clear property rights.

“The title that I do have is in jeopardy,” said Dennis Groshaw, a semi-retired B.C. resident who bought a unit in the complex in 2008.

“Because if this doesn’t get resolved, or it doesn’t get resolved to my satisfaction, what have I got? I’ve got something that I’m using, but do I own it? Can I sell it? I’m in limbo.”

The complexities of the Mexican legal and property systems feature regularly in conversations about foreigners buying real estate in the country. There are cautionary tales of unscrupulous time-share operators and copious, expensive paperwork. Restrictions on foreigners owning property in certain areas mean such properties must be bought through a trust. But until 2009, owners in Puerto Las Hadas, some of whom have had their units for decades, believed they had clear title.

In 2009, however, a Mexican judge weighing a dispute involving another property on the bay – the Karmina Palace hotel – resolved it by cancelling a 1982 presidential decree that granted folio numbers to properties in Manzanillo Bay.

Puerto Las Hadas owners and their lawyer say that court case involved eight property owners who claimed the Karmina Palace, built in the 1990s, encroached on their property.

Karmina Palace, owned by Spain’s Barcelo Group, is a 15-minute walk from Puerto Las Hadas, and the disputed boundary line that was the subject of the 2009 court case is nowhere near the complex, owners say.

Nonetheless, the court ruling affected Puerto Las Hadas and the neighbouring Las Hadas hotel and other condominiums along the crescent-shaped beach, said Bob Price, a Kamloops radio host who bought a unit at Puerto Las Hadas nearly a decade ago.

“You’re dealing with a government in Mexico and a system that is doing absolutely nothing to remedy the situation,” Mr. Price said.

A representative of Karmina Palace was not immediately available to comment.

The situation is most worrisome for Puerto Las Hadas owners who want to sell their units.

“I won’t sell [units] in there right now, because you can’t get a trust, you can’t get a title,” said Candy King, a Manzanillo agent with Coldwell Banker. “I don’t figure that I am representing my customers if I even sell in there. … The only people who are selling are through private contracts, and I don’t think that represents any security to the buyer.”

Ruta Lee, a Canadian-born actress who lives in Los Angeles, has owned a unit at Puerto Las Hadas since the 1970s and is annoyed by what she sees as a flawed, nonsensical court ruling.

“It is not a big headache for me, because we are not looking to sell immediately nor do we have to,” Ms. Lee said. “But it is a big headache for anybody who does need to get their money out of their condo.”

She cites a friend who is in poor health and has moved to assisted living in the United States.

“He needs to sell the [Puerto Las Hadas] property to maintain his life in the United States – and it’s not simply going to sell quickly – and you don’t want to sell it at discounted rates just to get rid of it,” Ms. Lee said.

When it opened, the resort drew film stars and royalty. Today, the crowd skews more toward families and retirees.

Ms. Lee, who has remained loyal to Mexico even as friends have questioned her choice to vacation in a country with a reputation for crime and violence, is frustrated the situation remains unresolved even though she and others have sought legal remedies.

“What’s really sad about all of this is that it is one more kick in the behind from the Mexican government to foreigners,” Ms. Lee said. “It would behoove the chambers of commerce, all business people, the banking people, the real estate people, the notarios – all of those people – to make a concerted effort to stroke Americans, Canadians and Europeans and want them there. Because it’s our money that makes things blossom and grow there.”

Cristoval Ortiz, a lawyer based in Manzanillo, said he represents about 60 owners in a complaint related to the 2009 court decision. Although the complaint has been subject to delays, Mr. Ortiz said he hopes it will succeed.

“Now we are at a point where it cannot be delayed too much more,” Mr. Ortiz said.

The Canadian Embassy in Ottawa said it had received no complaints in relation to Puerto Las Hadas, but would be willing to speak to owners about the issue.

Chilliwack resident Sue Vickers bought a unit at Puerto Las Hadas in 2007 and rents it out part-time, as do many other owners, to offset costs.

She likes the region because it is quieter than Puerto Vallarta and also loves the design of the complex, which follows the contours of the hillside and features units that vary in shape and size.

She has become resigned to the uncertainty.

“It’s gone on so long now that you just wonder if it is going to remain the way it is. We all pay our trust and our taxes and carry on,” Ms. Vickers said.