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Palm silhouettes against a Banderas Bay sunset

San Francisco · Puerto Vallarta

Betweentwo bays.

Real estate advice in San Francisco and Puerto Vallarta from an advisor with more than thirty years in the business — for the people who buy, sell and live across both.

01Bahía de Banderas, Puerto Vallarta

01Two markets

San Francisco is a cityof hills and fog.Vallarta faces the sun.

Lance has spent more than thirty years in San Francisco real estate and advises buyers and owners in Puerto Vallarta as well. The two markets could hardly be more different — which is exactly why it helps to have one person who knows both.

Portrait of Lance Fulford

03Meet Lance

Protect the investment.Build the value.

I’m Lance. For more than three decades I’ve guided people through property decisions in San Francisco — first condos, growing families, the sale of a home after forty years in it — and today in Puerto Vallarta as well.

Every decision has to make sense twice: as a place to live and as an investment. My job is to help you see both clearly, and to tell you plainly when something doesn’t add up.

More about Lance
In real estate
30+ yrs
Markets
San Francisco & Puerto Vallarta
Offices
3512 16th Street · Pino Suárez #160

04In clients’ words

Clients whocome back,for decades.

Lance has felt like family since helping me purchase my first condo in the mid-2000s. Over the years he has assisted with several real estate sales and purchases for my family and has always been wonderful to work with. He is easygoing, dedicated, honest about the pros and cons of homes, and always gets the deal done. I highly recommend Lance to anyone buying or selling.

Pamela GClient

05Across borders

Buying in Mexicois not buyingin California.

Plenty of people want both — a home in the Bay Area and another on Banderas Bay, or a move south after years in the city. The rules, the professionals and the paperwork change at the border.

How buying works in San Francisco and Puerto Vallarta
TopicSan FranciscoPuerto Vallarta
How title is heldSan FranciscoFee simple, in your own name, a trust or an entity.Puerto VallartaForeign buyers in the coastal zone hold through a fideicomiso — a bank trust granted for up to 50 years and renewable.
Who closes the saleSan FranciscoAn escrow and title company manages funds and records the deed.Puerto VallartaA notario público, a state-appointed lawyer, verifies title, withholds taxes and formalizes the deed.
CurrencySan FranciscoU.S. dollars.Puerto VallartaMost listings are quoted in U.S. dollars; deeds, taxes and dues are set in pesos.
Annual property taxSan FranciscoAbout 1% of assessed value under Proposition 13, plus local measures.Puerto VallartaPredial, the municipal property tax — typically modest by U.S. standards.
FinancingSan FranciscoConventional and jumbo mortgages are widely available.Puerto VallartaMost foreign buyers pay cash; cross-border lending exists but is limited.

General information only — not legal, tax or financial advice. Confirm specifics with qualified advisors in each country.

Living across borders

06Neighborhoods

Where to look,street by street.

Decorated street in Puerto Vallarta

01

Zona Romántica

The old town south of the Río Cuale: cobblestones, Los Muertos beach and pier, and the densest concentration of restaurants in Vallarta.

Beach with the hillside city behind

02

Amapas

Hillside streets climbing from the south end of the Zona Romántica — walkable to town, with height and views.

Aerial view of a building beside the sea

03

Conchas Chinas

Quieter, steeper and greener, just south of Amapas, known for its rocky coves and tide pools and its larger homes.

Los Arcos at sunset

04

South Shore

The coastal highway toward Mismaloya: oceanfront condominiums and estates facing Los Arcos, minutes from town by car.

Puerto Vallarta and Banderas Bay

05

Centro & Río Cuale

The Malecón, the Church of Our Lady of Guadalupe, and the hillside of Alta Vista above it — the historic heart of the city.

Beach with palm trees

06

Hotel Zone

High-rise residences along the bay north of Centro, with direct beach access and easy reach of the airport and marina.

Get in touch

Start witha conversation.

Selling in San Francisco, buying your first place in Vallarta, or simply wanting a straight answer about what something is worth — Lance is glad to talk it through.

San Francisco
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Puerto Vallarta
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