Comments for rockypointexposed.com Blog http://rockypointexposed.com/blog A blog about Rocky Point real estate Thu, 28 Aug 2008 04:05:13 +0000 http://wordpress.org/?v=2.0.2 Comment on rockypointexposed.com by Coffee http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-681 Mon, 25 Aug 2008 00:47:29 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-681 OFF TOPIC: Saw a video of Tulum, MX. In My opinion the most beautiful beach on Earth. I have not made it back but the video reminded me what a beach is. It is a moment in time and ever changing. I have seen many beaches disappear and become sand. Tulum is shocking . I still remember it as it was not as it is. Rocky Point has massive tides and on dunes so expect changes. The Mayan Palace will be miles from the beach in 2018. I saw posted signs that it is illegal to take sea shells from the beach shows their ignorance. Management sees changes but does not realize what it is. Reality is sand is being deposited on top of the shells and all you see is sand, dunes, management thinks tourists are "stealing" them. Ten years ago you could find 10,000 of 6 inch "dollars" on 100 foot strips. Today they are probably 100 feet deep. The shells are fossils and do not move but get buried. Dollars are skeleton dead starfish, this area is a depository of whales, (whale bones) and billions of shells. http://www.youtube.com/watch?v=QEJ8C2qw5FM Shocking video of the beach for the Mayan Royalty, Tulum Mexico. OFF TOPIC: Saw a video of Tulum, MX. In My opinion the most beautiful beach on Earth. I have not made it back but the video reminded me what a beach is. It is a moment in time and ever changing.

I have seen many beaches disappear and become sand. Tulum is shocking . I still remember it as it was not as it is.

Rocky Point has massive tides and on dunes so expect changes.

The Mayan Palace will be miles from the beach in 2018. I saw posted signs that it is illegal to take sea shells from the beach shows their ignorance. Management sees changes but does not realize what it is.

Reality is sand is being deposited on top of the shells and all you see is sand, dunes, management thinks tourists are “stealing” them. Ten years ago you could find 10,000 of 6 inch “dollars” on 100 foot strips. Today they are probably 100 feet deep. The shells are fossils and do not move but get buried.

Dollars are skeleton dead starfish, this area is a depository of whales, (whale bones) and billions of shells.

http://www.youtube.com/watch?v=QEJ8C2qw5FM

Shocking video of the beach for the Mayan Royalty, Tulum Mexico.

]]> Comment on rockypointexposed.com by Coffee http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-611 Sun, 17 Aug 2008 19:37:39 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-611 Thank you for this site and input. I am amazed what has happened to this little paradise south of Phoenix. Having camped, partied and gone up competition hill many times. Loved clamming and the impromptu shrimp barbecues. The many "cervezas" and late night romps at this getaway. What has happened is greed has taken over all reason. First lets talk about the property/land: This is a delta for the Colorado river and as such is always in a state of flux. What is beach today will not be a beach tomorrow unless hundreds of thousand are spent to divert the natural movement of dunes and water. No such thing as beach front property, as by definition it is temporary state of things. Case in point: The high tide on full moons would reach about 100 feet from the steps of the Mayan Palace. Remember that the magnificence of the point in the world is the 23 foot tides. Not waves but tides!!!! How many cars did we rescue on Sandy beach? (Back in the day) Those ignorant fools that lost their cars are now losing their retirement accounts. Today with the altering of the estuaries for purpose of a sale and construction; the tide at that end is out to about 4,000 feet. This in 5 years of mans destruction. I foresee sands from Las conchas being taken by the surf and deposited in front of the Mayan Palace. In 10 years the Mayan will be a miles from the Beach. In time you will be able to walk from the point of the Mayan palace to the other end 20 miles away. Right now many are spending $40,000 to build walls so their homes do not get taken by the tides at Las Conchas. Look at the satellite pictures from 20 years ago and today and you will see the land shifting. On the north side, (Laguna Shores, Ack, and Now Laguna Beach) these are not at a beach front but what is called Mud flats. Why on earth would anyone spend 300,000 for a lot unless they where willing to spend 600,000 more for the home. And to built it on dunes and Mud flats???? Ever wonder why you see so many shells? This is a where they bread in a mud flat. It is so cool to float on sandy beach and notice that you are about 8 inches higher than you would be in a pool. (sweet water) Salt is destructive to everything it touches. Only mammals are well adapted to this salinity. Dolphins and sea lions or very small scaled fish. You will not find large scaled fish but skinned fish. (BTW, they sell these as flounder but are really tiger fish) This not the ocean but a highly salt saturated point that will not harbor many fish. Ever wonder why it is shrimp? And that even now is destroyed. The residents used to be able to live of the shrimp biz. Not anymore. Now you have to find a way to cater to the "Gringo Fools". Everything now is priced in dollars. But back to real estate: Second: True Cost!!! of a home or Condo. It is not the purchase price but acquisition cost that need to be factored by the investor. Why do you think it is ALL for sale? It is the seller that makes out regardless of the price. What the buyers is buying is a "moment in time" at a huge cost to their heirs and retirement savings. Some one here posted it well, make sure you include maintenance, HOA (ever rising as sales lag), electricity, utility fees, and Trust fees, and professional fees. And then in five years do it all over again due to the salinity. Take for example an 800 HOA and 500 trust yearly trust fee. That already has added 120,000 to your purchase price. Think of the the assessing of repairs which will happen with in 10 years. I guarantee you will have to replace the elevators since salt air destroys and corrodes all it is in contact with. I foresee many condos selling for a stipend as the maintenance and accumulated assessed fees will place many project in disrepair. I pain to see P.Penasco full of crumbling steel vs the beautiful shifting sand and sand dunes that made it a paradise. What is becoming is a place of pain and it will be seen in every face of residents. The happy faces carefree are slowly being transformed into anger and feeling of being hooked or coned. The Bubble has burst and my recent trip to do due diligence for a group of investors brought tears to my eyes. The bottom has dropped but reality has not hit as sellers are asking for Miami beach prices for land at the colorado river delta. Estuaries and Dunes. No real infrastructure, NO AIRPORT, no water, and Electricty that is loaded and failing as it is. Vacancy are 60-80% and only full on "Semana Santa or Spring Break" Not condusive for real growth. I will report more on later posts. Thank you for this site and input.

I am amazed what has happened to this little paradise south of Phoenix.

Having camped, partied and gone up competition hill many times. Loved clamming and the impromptu shrimp barbecues. The many “cervezas” and late night romps at this getaway. What has happened is greed has taken over all reason.

First lets talk about the property/land:

This is a delta for the Colorado river and as such is always in a state of flux. What is beach today will not be a beach tomorrow unless hundreds of thousand are spent to divert the natural movement of dunes and water. No such thing as beach front property, as by definition it is temporary state of things.

Case in point:
The high tide on full moons would reach about 100 feet from the steps of the Mayan Palace. Remember that the magnificence of the point in the world is the 23 foot tides. Not waves but tides!!!!

How many cars did we rescue on Sandy beach? (Back in the day) Those ignorant fools that lost their cars are now losing their retirement accounts.

Today with the altering of the estuaries for purpose of a sale and construction; the tide at that end is out to about 4,000 feet. This in 5 years of mans destruction. I foresee sands from Las conchas being taken by the surf and deposited in front of the Mayan Palace. In 10 years the Mayan will be a miles from the Beach. In time you will be able to walk from the point of the Mayan palace to the other end 20 miles away.

Right now many are spending $40,000 to build walls so their homes do not get taken by the tides at Las Conchas. Look at the satellite pictures from 20 years ago and today and you will see the land shifting.

On the north side, (Laguna Shores, Ack, and Now Laguna Beach) these are not at a beach front but what is called Mud flats. Why on earth would anyone spend 300,000 for a lot unless they where willing to spend 600,000 more for the home. And to built it on dunes and Mud flats???? Ever wonder why you see so many shells? This is a where they bread in a mud flat. It is so cool to float on sandy beach and notice that you are about 8 inches higher than you would be in a pool. (sweet water) Salt is destructive to everything it touches. Only mammals are well adapted to this salinity. Dolphins and sea lions or very small scaled fish. You will not find large scaled fish but skinned fish. (BTW, they sell these as flounder but are really tiger fish)

This not the ocean but a highly salt saturated point that will not harbor many fish. Ever wonder why it is shrimp? And that even now is destroyed. The residents used to be able to live of the shrimp biz. Not anymore. Now you have to find a way to cater to the “Gringo Fools”. Everything now is priced in dollars.

But back to real estate:

Second: True Cost!!! of a home or Condo.

It is not the purchase price but acquisition cost that need to be factored by the investor. Why do you think it is ALL for sale? It is the seller that makes out regardless of the price. What the buyers is buying is a “moment in time” at a huge cost to their heirs and retirement savings.

Some one here posted it well, make sure you include maintenance, HOA (ever rising as sales lag), electricity, utility fees, and Trust fees, and professional fees. And then in five years do it all over again due to the salinity.

Take for example an 800 HOA and 500 trust yearly trust fee. That already has added 120,000 to your purchase price. Think of the the assessing of repairs which will happen with in 10 years. I guarantee you will have to replace the elevators since salt air destroys and corrodes all it is in contact with. I foresee many condos selling for a stipend as the maintenance and accumulated assessed fees will place many project in disrepair.

I pain to see P.Penasco full of crumbling steel vs the beautiful shifting sand and sand dunes that made it a paradise. What is becoming is a place of pain and it will be seen in every face of residents. The happy faces carefree are slowly being transformed into anger and feeling of being hooked or coned.

The Bubble has burst and my recent trip to do due diligence for a group of investors brought tears to my eyes. The bottom has dropped but reality has not hit as sellers are asking for Miami beach prices for land at the colorado river delta. Estuaries and Dunes. No real infrastructure, NO AIRPORT, no water, and Electricty that is loaded and failing as it is. Vacancy are 60-80% and only full on “Semana Santa or Spring Break” Not condusive for real growth.

I will report more on later posts.

]]> Comment on rockypointexposed.com by Rodney http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-582 Thu, 07 Aug 2008 04:24:19 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-582 Sonalva, This web site was designed and continues to inform the public about the risks of investing in Mexican Real Estate. These are real life experiences of actual investors that have been bilked out of hundreds of millions of dollars in real estate investments throughout Mexico. Do you actually think you can afford to pay $850.00 a month in HOA fees plus up to $500.00 a year for renewal of your Bank Trusts, plus taxes, plus utilities? Don't fool yourself ---in fact, good luck getting your deposit back!! Why don't you check and see how many people you can find who are in the same position as you and asking for their deposit back from Las Palomas. PLEASE do not end up being another person who will be sorry they invested in Mexico!! Do not give Mexico another dime ---- Keep your money in the U.S. Sonalva,
This web site was designed and continues to inform the public about the risks of investing in Mexican Real Estate. These are real life experiences of actual investors that have been bilked out of hundreds of millions of dollars in real estate investments throughout Mexico. Do you actually think you can afford to pay $850.00 a month in HOA fees plus up to $500.00 a year for renewal of your Bank Trusts, plus taxes, plus utilities? Don’t fool yourself —in fact, good luck getting your deposit back!!
Why don’t you check and see how many people you can find who are in the same position as you and asking for their deposit back from Las Palomas. PLEASE do not end up being another person who will be sorry they invested in Mexico!! Do not give Mexico another dime —- Keep your money in the U.S.

]]> Comment on rockypointexposed.com by pedro http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-579 Wed, 06 Aug 2008 06:52:34 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-579 Sonalva Things are so bad in Sonora real Estate that I have put up our land for sale. Remeber run as fast as you can! There are NO laws that will protect your investment when you need it! http://cgi.ebay.com/ws/eBayISAPI.dll?ViewItem&rd=1&item=190242408455&ssPageName=STRK:MESE:IT&ih=009 Pedro Sonalva
Things are so bad in Sonora real Estate that I have put up our land for sale. Remeber run as fast as you can! There are NO laws that will protect your investment when you need it!

http://cgi.ebay.com/ws/eBayISAPI.dll?ViewItem&rd=1&item=190242408455&ssPageName=STRK:MESE:IT&ih=009

Pedro

]]> Comment on rockypointexposed.com by Administrator http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-576 Wed, 06 Aug 2008 03:01:10 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-576 There is no safe investment in Mexican real estate. Although a resale in Las Palomas may seem like a good idea today, it is not wise to invest a single cent in Sonora real estate. And here are the reasons why: If one of the relatives of the original owners of Sandy Beach (which is where Las Palomas is located) decides to crawl out of the woodwork and claim that the alleged owners never had the authority to sell the property to Las Palomas, your condo will be tied up in the Mexican courts for years and years --as evidenced by what has happened in North Beach and is happening in Baja. As long as the legal situation in North Beach remains unresolved, your real estate investment value will go down dramatically. Ask yourself why you’re getting such a great deal today. The litigation involving North Beach is in its third year and is affecting not only Las Palomas but <strong>ALL</strong> of Puerto Penasco. Whatever legal protection you think you might have using Mexican lawyers, banks, real estate agents, notarios, courts, etc., it’s a delusion! They are all controlled by a corrupt Sonora government, who will <strong>NEVER</strong> protect you (an American) or your investment. Just ask North Beach investors who have begged and pleaded with the Mexican government for help -- to no avail. (And by the way, don't count on any US agencies to help you either). Finally, carefully re-read post #16 (SORRY INVESTOR) in this blog; then as quickly as possible, get your money back! A bad real estate investment in the US is far better than a good real estate investment in Mexico. There is no safe investment in Mexican real estate. Although a resale in Las Palomas may seem like a good idea today, it is not wise to invest a single cent in Sonora real estate. And here are the reasons why: If one of the relatives of the original owners of Sandy Beach (which is where Las Palomas is located) decides to crawl out of the woodwork and claim that the alleged owners never had the authority to sell the property to Las Palomas, your condo will be tied up in the Mexican courts for years and years –as evidenced by what has happened in North Beach and is happening in Baja. As long as the legal situation in North Beach remains unresolved, your real estate investment value will go down dramatically. Ask yourself why you’re getting such a great deal today. The litigation involving North Beach is in its third year and is affecting not only Las Palomas but ALL of Puerto Penasco. Whatever legal protection you think you might have using Mexican lawyers, banks, real estate agents, notarios, courts, etc., it’s a delusion! They are all controlled by a corrupt Sonora government, who will NEVER protect you (an American) or your investment. Just ask North Beach investors who have begged and pleaded with the Mexican government for help — to no avail. (And by the way, don’t count on any US agencies to help you either). Finally, carefully re-read post #16 (SORRY INVESTOR) in this blog; then as quickly as possible, get your money back! A bad real estate investment in the US is far better than a good real estate investment in Mexico.

]]> Comment on rockypointexposed.com by pedro http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-574 Tue, 05 Aug 2008 21:56:35 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-574 sonalva Take the money back as run as fast as you can away from Sonora Real Estate. I do mean as fast as you can! I just lost my appeal to get my land back that was stolen from us ( forceibly kicked off) rus as fast as you can! And if you can't get your money back, run as fast as you can and forget the 5K! I have 250K invested just in the fight alone to get our land back! And we have clean legal TITLE! Pedro sonalva
Take the money back as run as fast as you can away from Sonora Real Estate. I do mean as fast as you can! I just lost my appeal to get my land back that was stolen from us ( forceibly kicked off) rus as fast as you can! And if you can’t get your money back, run as fast as you can and forget the 5K! I have 250K invested just in the fight alone to get our land back! And we have clean legal TITLE!
Pedro

]]> Comment on rockypointexposed.com by sonalva http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-573 Tue, 05 Aug 2008 17:15:43 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-573 In need of advise, my husband and I are about to buy a 2bed condo in Las Palomas Phase 1 resales. We have put 5k in escrow but have not signed the offer or the escrow letter. So I think we are still in time to pull out. The deal on the condo is very good. The problem I am having is that I read all of this and I cannot find the connection to where Las Palomas is involved in any fraud other than raising HOA fees. Please know some sense into me if I am incorrect. In need of advise, my husband and I are about to buy a 2bed condo in Las Palomas Phase 1 resales. We have put 5k in escrow but have not signed the offer or the escrow letter. So I think we are still in time to pull out. The deal on the condo is very good. The problem I am having is that I read all of this and I cannot find the connection to where Las Palomas is involved in any fraud other than raising HOA fees. Please know some sense into me if I am incorrect.

]]> Comment on rockypointexposed.com by Rodney http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-546 Mon, 28 Jul 2008 23:03:53 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-546 Joaquin Cabrera,Esq I have read your blog about the successful investors that you represented from Tucson. I am sure their success was at someone else's expense because there are not many successful real estate ventures in Puerto Penasco. The major problem is corruption within the government at the local, state and federal levels and real estate agents that try to cover it up. When the Sonoran Government officials came to Phoenix for (2) meetings, they were full of promises but have disappeared back into the system and not even the Arizona Dept of Real Estate has heard from them since the last meeting (June 19th) The U S Media has been our only hope for any type of relief in this real estate fiasco in Puerto Penasco. We have contacted newspaper reporters both in Hermosillo and Mexico City with no response. What do you recommend we do to get the Mexican media involved to inform the public that Mexico is going to lose millions if not billions of dollars because American people are now aware of the corruption and Mexico's unwillingness to correct it? Joaquin Cabrera,Esq
I have read your blog about the successful investors that you represented from Tucson. I am sure their success was at someone else’s expense because there are not many successful real estate ventures in Puerto Penasco.
The major problem is corruption within the government at the local, state and federal levels and real estate agents that try to cover it up. When the Sonoran Government officials came to Phoenix for (2) meetings, they were full of promises but have disappeared back into the system and not even the Arizona Dept of Real Estate has heard from them since the last meeting (June 19th)
The U S Media has been our only hope for any type of relief in this real estate fiasco in Puerto Penasco. We have contacted newspaper reporters both in Hermosillo and Mexico City with no response.
What do you recommend we do to get the Mexican media involved to inform the public that Mexico is going to lose millions if not billions of dollars because American people are now aware of the corruption and Mexico’s unwillingness to correct it?

]]> Comment on rockypointexposed.com by pedro http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-544 Mon, 28 Jul 2008 16:18:40 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-544 Joaquín Cabrera, Esq. Lic. Cabrera, I am glad you know how to conduct in depth searches of title, and you are pretty detailed in your legal work as well however, you failed to mention what happens when the Sonoran system of government REFUSES to enforce their laws? What good is all of the hard work you put into protecting your clients prior to the sale, what happens after the sale when you hit a brick wall as you try to protect your clients interests when criminals steal their land. When the executive branch interferes with enforcement of the laws? When the judicial branch at the local levels is influenced by outside sources ad don’t apply the law as they are written? Lets not make out all the people that have horror stories to tell about real estate investments negligent for not exercising due diligence. All Mexican lawyers may not think like you with efficacy and fudiciary being a right and not a privilege. The client should be first and not the social network utilized to get things done (behind the scenes jurisprudence) as is commonly practiced in all of Mexico and not just Sonora. I am curious what your public opinion is of Mr. Raul O’Farril, Esq. might be? I don’t know the man personally, nor have I had any dealings with him, but from the overwhelming negative comments about his practices including omissions, I would be extremely judgmental about his integrity and character! How that man sleeps at night is beyond my feeble comprehension! I welcome you to comment on my personal situation; currently making it’s way through the Sonoran courts as slow as molasses in an artic winter! But it’s moving. If you don’t have enough information to render an informed opinion from what I have posted here, then you are welcomed to read my blog at www.elgolfonews.com or at www.noticiaselgolfo.com (Spanish version just not as detailed). I can assure you that extensive due diligence was practiced in my situation in regards to the legal issues, the “social issues” are another matter all together. Ownership is not at issue in El Golfo. You can post your comments here and or on my site. If you find any of my assertions to be false or distorted to my favor and not representative of the true picture, then by all means tell me so that I can change its presentation. Remember I am not a lawyer nor am I a native Spanish speaker/reader; I am just a Gringo that tried to purchase the American Dream SOUTH of the BORDER! Pedro Joaquín Cabrera, Esq.
Lic. Cabrera, I am glad you know how to conduct in depth searches of title, and you are pretty detailed in your legal work as well however, you failed to mention what happens when the Sonoran system of government REFUSES to enforce their laws?
What good is all of the hard work you put into protecting your clients prior to the sale, what happens after the sale when you hit a brick wall as you try to protect your clients interests when criminals steal their land. When the executive branch interferes with enforcement of the laws? When the judicial branch at the local levels is influenced by outside sources ad don’t apply the law as they are written?
Lets not make out all the people that have horror stories to tell about real estate investments negligent for not exercising due diligence. All Mexican lawyers may not think like you with efficacy and fudiciary being a right and not a privilege. The client should be first and not the social network utilized to get things done (behind the scenes jurisprudence) as is commonly practiced in all of Mexico and not just Sonora.
I am curious what your public opinion is of Mr. Raul O’Farril, Esq. might be? I don’t know the man personally, nor have I had any dealings with him, but from the overwhelming negative comments about his practices including omissions, I would be extremely judgmental about his integrity and character! How that man sleeps at night is beyond my feeble comprehension!
I welcome you to comment on my personal situation; currently making it’s way through the Sonoran courts as slow as molasses in an artic winter! But it’s moving. If you don’t have enough information to render an informed opinion from what I have posted here, then you are welcomed to read my blog at www.elgolfonews.com or at www.noticiaselgolfo.com (Spanish version just not as detailed). I can assure you that extensive due diligence was practiced in my situation in regards to the legal issues, the “social issues” are another matter all together. Ownership is not at issue in El Golfo. You can post your comments here and or on my site. If you find any of my assertions to be false or distorted to my favor and not representative of the true picture, then by all means tell me so that I can change its presentation. Remember I am not a lawyer nor am I a native Spanish speaker/reader; I am just a Gringo that tried to purchase the American Dream SOUTH of the BORDER!
Pedro

]]> Comment on rockypointexposed.com by Marlyss Auster http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-543 Mon, 28 Jul 2008 16:12:24 +0000 http://rockypointexposed.com/blog/2008/01/17/hello-world/#comment-543 It is my understanding that they proposal is empty~ Bella Sireina is NOT particiapting and is the sister property of Rivera Real. And Las Palomas~ they have had more contracts canceled than inked lately! Their HOA's fees are completely inflated and property value is declining BIGTIME there. We were going to buy last year at this time of year there and we could get the same property for almost 80K cheaper this year. EVERYONE WANTS TO SELL to owns there Basically what was given at the meeting was NADA!! It is my understanding that they proposal is empty~ Bella Sireina is NOT particiapting and is the sister property of Rivera Real. And Las Palomas~ they have had more contracts canceled than inked lately! Their HOA’s fees are completely inflated and property value is declining BIGTIME there. We were going to buy last year at this time of year there and we could get the same property for almost 80K cheaper this year. EVERYONE WANTS TO SELL to owns there
Basically what was given at the meeting was NADA!!

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