
For saleZona Romántica, Puerto Vallarta
Signature by Pinnacle PH 1
$1,200,000 USD
2 bd2 ba1,456 sq ft
PenthouseSan Francisco · Puerto Vallarta
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 Vallarta20.65° N 105.24° W
01Two markets
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.
Victorian flats, view condominiums and family homes — bought and sold with three decades of local knowledge.
Castro & Duboce Triangle · Noe Valley · Mission Dolores
Explore the market
Condominiums in the Zona Romántica, oceanfront homes on the South Shore, and the paperwork that comes with buying in Mexico.
Zona Romántica · Amapas · Conchas Chinas
28 listings
02Selected properties
A selection of homes Lance is presenting now. Every listing carries its full details, photography and a direct line to ask about it.
All properties
03Meet Lance
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.
04In clients’ words
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
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.
| Topic | San Francisco | Puerto Vallarta |
|---|---|---|
| How title is held | San 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 sale | San 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. |
| Currency | San FranciscoU.S. dollars. | Puerto VallartaMost listings are quoted in U.S. dollars; deeds, taxes and dues are set in pesos. |
| Annual property tax | San FranciscoAbout 1% of assessed value under Proposition 13, plus local measures. | Puerto VallartaPredial, the municipal property tax — typically modest by U.S. standards. |
| Financing | San 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.
06Neighborhoods
07Journal
08On camera
Get in touch
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.