Good morning Casago Rocky Point Owners,

We want to share a quick synopsis of the latest April marketplace owners’ report from the Revenue Department. Please note that this reflects aggregate performance across all Casago Rocky Point resorts.

We’re very pleased to report another strong set of occupancy results. For the April through July 2026 period compared to last year, total occupied nights have increased by an impressive 41% (14,778 vs 10,497 nights). This includes solid gains across every month: April up 28%, May up a robust 52%, June up 40%, and July up 59%. In total, that’s an additional 4,281 room nights booked across our properties.

These gains speak directly to the effectiveness of Casago’s ongoing marketing efforts and targeted strategies, which continue to successfully attract more guests to Puerto Peñasco and drive stronger demand for our resorts.

On the rate side, April delivered a nice improvement with ADR at $202.17 (+6%). The summer months are running slightly softer, which is largely due to the current coupons and special promotional offers active in the region right now. We’re keeping a close eye on this as the season progresses. Recent booking activity from April 16–30 remains encouraging, with 1,141 new reservations for 3,604 nights at an ADR of $216.65.

Taking a broader look at February through May, occupied nights are up a healthy 25% overall, which continues the positive trend.

Overall, these occupancy gains are excellent news and reflect the strong momentum we’re seeing across the portfolio thanks to our team’s focused efforts. We’re in a much better position than last year and look forward to building on this success through the rest of the season.

Thank you for being a partner with Casago Rocky Point.

The Casago Rocky Point team

Here is your latest end-of-month update from Casago Rocky Point as we close out February 2026. The occupied nights numbers through May show strong forward momentum, with a total of 7,575 this year versus 6,076 last year, a solid 25% increase overall. 

February posted 1,604 nights, up 46% from the prior year's 1,100. March reached 3,090, a 16% improvement over 2,671. April held at 1,330, an 8% gain from 1,230, and May is tracking at 1,551, a very encouraging 44% jump from 1,075. These figures represent the full portfolio of all Casago resorts in Rocky Point, giving us a complete view of market performance.

On the ADR front, results are mixed but still point to resilience. February came in at $143.37, up 3% from $138.60, March settled at $253.59, down 2% from $258.58 (largely due to targeted marketing coupons and offers we rolled out at several resorts to drive volume), April rose sharply to $219.89, a 19% increase over $184.92 and May closed at $244.94, off 6% from $260.08. We experienced significant cancellations earlier in the cycle related to the geopolitical situation in Jalisco, which impacted traveler confidence, but we're countering that aggressively with focused marketing initiatives designed to restore bookings and sustain this positive trend.

For context, the second half of February alone delivered 635 new bookings covering 2,215 nights at an ADR of $227.38, clear evidence that demand is rebounding nicely as we look ahead. We're committed to optimizing performance across the portfolio and maximizing areas of opportunity. Thank you for being a valued partner with Casago Rocky Point. We are honored to represent your asset.

Puerto Peñasco Reports Drop in Formal Lodging Tourism in 2025

Puerto Peñasco closed 2025 with a 20% decline in visitors staying in formal lodging establishments, according to the local Convention and Visitors Bureau (OCV).

OCV Director Lizette Daniela Ibarra reported that approximately 1.6 million tourists rented hotel rooms and condominium units during the year, compared to 1.9 million in 2024.

Average hotel occupancy for 2025 stood at 26%, and estimated economic impact from formal lodging reached $115 million USD (about 2.2 billion pesos), down from roughly 2.5 billion pesos the previous year.

Ibarra clarified that these figures do not include short-term rentals booked through digital platforms. When those properties are considered, total visitation may have approached 2 million visitors for the year.

While 2025 is still viewed as a solid year overall, she acknowledged that expectations had been higher. Officials noted the need to strengthen destination marketing efforts and address concerns such as public safety and visitor perception in order to reverse the decline in hotel occupancy.

Despite the slowdown, Puerto Peñasco remains Sonora’s leading tourism destination, generating more visitors than Hermosillo.

Looking ahead, the OCV plans to intensify promotional efforts in key domestic markets such as Tijuana, Mexicali, Nogales, Ciudad Juárez, and Hermosillo, while continuing to cultivate international visitors from Arizona and California.

Sonoran Resorts Website Link

Click here to download floor plans for condominiums in Rocky Point

Welcome to our Neighborhood - of Cholla Bay

This guide to La Choya and Cholla Bay is provided by the community services association for the

benefit of your guests. We suggest you post it to help make their stay more comfortable.

Your Street name, __________________________, Manzana (block) _____, Lote, (lot) ______

Emergency Services Direct Contacts:

Ambulance ---------------- +52 638-383-2266 OR +52 638-380-7407

Police ----------------------- +52 638-383-2626

Fire ------------------------- +52 638-383-2828

Boating Emergency ------ +52 638-110-9990

[Or dial 911. However, calls are answered in Nogales or Mexicali and it may be difficult if you don’t

speak Spanish.]

LOCAL INTEL

Water: All water in Choya is delivered by truck to tanks at the houses. Choya does not have piped-in

city water like you are used to. We are blessed to have water in the desert but we must use it wisely.

If we take short (GI) showers, don’t leave the water running for brushing teeth or doing dishes, and

only flush as needed, we can manage, even in high-demand seasons.

If the tanks run out of water, it can cause the pressure pump to burn out, so please monitor it and

report immediately to your rental agent if your tank runs dry. Or call one of the following water

delivery trucks.

Ramon +52-638-105-0551 ~ Rafael +52-638-107-5000 ~ Julio Felix +52 638-100-2745 ~

Jippi +52 638-105-3441 ~ Julio Cesar +52-638-107-1583

Trash Service: The city sanitation company collects trash early on Wednesday morning at those

properties that have paid and display a current sticker. It’s best to put the trash in a sturdy barrel with

a lid so birds, dogs and coyotes aren’t able to disturb the contents.

Recycling: If you want to set aside aluminum cans for the Mexican families that recycle them, there is

a barrel at the police substation for that purpose. Please help us with this recycling effort and put only

aluminum cans in that barrel.

The Tide: Cholla Bay experiences extreme tides twice a month with water level rising up to 24 feet

with a few hours. This tide has covered cars that were left unattended. In addition, the tide moves at

6 knots – much faster than people can swim or even paddle a kayak. We recommend that you

download a free tide app and plan your water activities so you will be safe. “Tide Charts” and “Tide

Alert” are both excellent apps.

Traffic Regulations: Choya is part of the City of Puerto Peñasco and all laws of the city apply. The

streets, though not paved, are city streets. The speed limit in Choya is 30 kilometers per hour or 18

miles per hour. Off-road-style driving is not allowed. Please obey the speed limit, no-parking signs and

stop signs. The legal age for operating a motor vehicle on city streets is 16. This includes off-road

vehicles.

Boating and Red Flag Warning: The Harbor Master in Puerto Peñasco determines when ocean

conditions are too rough and dangerous for boating. Those who ignore the warning are at risk andcould be charged for any needed rescue efforts. A red flag will be flown at the radio shack at the boat

launch area in Cholla Bay, near JJ’s Cantina, if boating is restricted. Boaters are encouraged to file a

“Float Plan” before every trip to make rescue easier if it is needed. The Cholla Bay Sportsmen’s Club

monitors ship-to-shore radio messages on Channel 28 or call +52 638-110-9990.

COMMUNITY & GOVERNMENT REGULATIONS

Speed Limit is 18 MPH / 30 KPH

Our streets are City Streets, No Off-Road-Style Driving

Noise Curfew is 11 p.m.

Fireworks are Prohibited

Beach Fires are Not Allowed

Vehicles are Not Allowed on the Bay

Dogs Must be on a Leash at the Beach

Dog owners are responsible for Pet Waste

Swimming is Not Allowed in the Boat Launch area

Federal Law Forbids Smoking or Vaping on the Beach and in Public Areas

ACTIVITIES:

Fishing – Shoreline fishing is available year-round. Best spots are on Cholla Bay and Pelican Point. No

fishing license is required for shore fishing. A license is needed before fishing from a boat, kayak or

personal watercraft. Licenses are sold at the Ship’s Store near the launch ramp.

Memorial Park – Playground, pickle ball court, basketball half-court, ramadas and BBQs are available.

Tide Pooling – Cholla Bay and Tucson Beach are great areas for exploring the small sea creatures that

live in the tide pools. Check the charts for low tide times and take a camera. Please do not remove any

live animals and check closely for critters living in abandoned shells.

Community Center Activities – Exercise classes, games and dinners take place at the Community

Center throughout the year. Check the Activities Board at the Center for upcoming events or go online

to: vecinosdelacholla.org for information.

Choya Community Library – A well-stocked lending library is located on the north side of the

Community Center with books, games, puzzles, DVDs and a children’s reading section. You are

welcome to visit and help yourself. The code is #112025# to open the door. When you leave, turn off

the lights, pull the door tightly closed and press the pound key (#) to lock the door.

LOCAL BUSINESSES:

Xochitl’s Café – Usually open Thursday through Monday 7 a.m. to 3 p.m. [Visit their Facebook page]

Oyster House Restaurant and Bar – Open Wednesday through Monday 11 a.m. to 10 p.m. [Visit their

Facebook page]

JJ’s Cantina Restaurant and Bar – Usually open Daily 9 a.m. to 10 p.m. Summer hours vary. [Visit their

Facebook page]

Hot Dawg Corner – Open Thursday through Monday 12-9 [Find them on Restaurant Guru]

SiX Mini Market – Usually open Daily 8 a.m. to 8 p.m.

Monya’s Gym – Usually open Daily 6 a.m. to 8 p.m. (Day and weekly rates available)

Choya Pharmacy – Open Daily across from the Police Substation

Provided by the Vecinos de la Cholla Services Association

Can I own property legally in Mexico? The answer to that question is yes, absolutely. Otherwise, I wouldn't be down here, right?

We live in what's called the restricted zone. I'm going to throw a chart up here so you can see where the restricted zone is located.

If you were to own property outside of the restricted zone, you could own Mexican fee simple. You just have a simple deed that's registered in the city registry. But we do live in the restricted zone, and 99% of our clients own property through what's called a fideicomiso.

A fideicomiso is essentially a real estate bank trust, very similar to a trust in the United States. If you have a family trust in the States, you have a trustee or a fiduciary. In this case, it would be a bank that's authorized to do business in Mexico—BBVA, Bancomer, Santander, Banorte, just to name a few.

These banks are authorized to do business in Mexico, and one of their divisions acts as trustee for a fideicomiso. The bank acts as the trustee; you are the beneficiary. You will name an heir or a secondary beneficiary in the case of your death. You will name an heir during your closing process, and the bank then knows who the rightful owner of the property would be in the unfortunate case of your death. We have to present a death certificate to the bank, and simply notify them, and then the property transfers to your heirs.

The trust looks like this. It's a big document, all in Spanish, and it also includes your deed. The deed contains what's called an inscription number. You can take that inscription number, look it up on a government website called *ekerstone.gov.mx*, type it in, and it will pull up the information: who your trustee bank is, your name as the beneficiary, your property tax ID number, and any other pertinent details such as when you closed and when it was transferred. This is good, useful information that lets you confirm if your deed is in good order.

The trust lays out all of the rights and responsibilities that you have, very similar to those of a Mexican citizen. You have the right to own, the right to sell, the right to rent, the right to make modifications, and the right to gift the property to your heirs. If you don’t want to gift it, or if you’ve been here for many years, you can always sell the property.

The trust is valid for 50 years and is renewable for another 50. There will be a fee for that, but no trust has yet reached the 50-year mark, so we don’t know what those fees will be. The trust also contains the history of the property, the floor plans, and information about the developer. Essentially, it’s a record of the property’s history. It also includes your beneficiary information, your address, and all the necessary details to identify the rightful owner of the property.

Currently, it’s taking about 90 days to close on a property. I also have another webcast with one of our premier attorneys, Jorge Valdez. Take a look at my interview with him—he gives some really good information about the process and why it’s taking so long to close on property.

As for closing costs: they typically range between 3 and 6% of the purchase price, depending on the transaction. These costs include the notario fees, attorney fees, closing coordinator fees, deed registration, and some minor fees such as blueprint fees. They also pull what’s called a certificate of no lien, which confirms the property is clean and free of encumbrances. You’ll get a stamped form from the public registry showing that it is free and clear.

One of the largest closing costs is the 2% transfer tax, which is included in that 3–6%. It’s 2% of the purchase price. Property taxes in Mexico are extremely low compared to places like San Diego or the East Coast of the United States. For example, property taxes for an oceanfront home here are around $200 a year. Because taxes are so low, the government collects more upfront through the transfer tax.

So be prepared to pay 3–6% of the purchase price at closing. It’s on a sliding scale—the higher the purchase price, the lower the percentage. On a $600,000 property, closing costs are about 3%. If you’re buying a $50,000 lot, closing costs could be closer to 11%.

That’s the general information you need to know about fideicomisos and how to legally own property in Mexico.

My partner Sandy and I are always available to answer your questions. Visit our website at **rockypointkyle.com**, and click on the “Information & Newsletters” tab. There, you’ll find detailed guides, floor plans for different resorts, and Q&A that will help you decide whether to buy here in Rocky Point.

Thank you so much for visiting with us. We hope to see you soon. Please reach out.

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Would you like me to also **export this clean transcript to a Word or PDF file** so you can upload it directly alongside the video on your site?

Rocky Point Real Estate Market Update – March 2025  

*By Kyle Wood, Playa Sonora Realty*

Hello everyone, Kyle Wood here with Playa Sonora Realty. I’m coming to you today from the beautiful Las Palomas Resort in Puerto Peñasco (Rocky Point). It’s March 31st—spring break is winding down, and the weather is absolutely perfect.

First, I want to thank everyone for the positive feedback on our recent webcasts and videos. We’ve heard from many of you that you're enjoying the insights on the Rocky Point real estate market—and you want more. So, I’m making a commitment to release updates more consistently. We’ve been a bit relaxed on that, but we’re stepping it up.

## 📊 Market Snapshot: March 2025

Let’s talk about the current market. According to our local MLS (PTO Peñasco), we’re seeing some important trends.

- Total Inventory: Over 940 active listings, including residential homes and condos.

- This is the highest level of inventory we’ve seen since the 2008–2010 housing slowdown.

- Days on Market (DOM): Properties are staying on the market anywhere from **180 to 300 days**. The main reason? Oversupply.

If you're a seller, it’s critical to price your property aggressively. If you need to sell within a reasonable time frame—say, under 180 days—you’ll need to adjust your price accordingly.

## 💰 Sales-to-List Price Ratio

Another key number we look at is the sales-to-list price ratio—basically, how much below list price properties are actually selling for.

- Right now, that discount is typically 5–10% off the asking price.

- This tells us that many sellers haven’t quite adjusted their expectations to match the current market conditions.

When I work with buyers, I look at comparable sales—not only within the same resort or neighborhood like Sandy Beach, Playa Encanto, or Las Conchas, but also factor in this ratio. If a property is listed at $400,000, I may advise starting with an offer around **7–10% below** that number, and then we can negotiate from there.

## 🇺🇸 U.S. Elections & Market Expectations

I had hoped that the U.S. presidential elections would bring more stability to the market, but that hasn’t materialized—at least not yet. Rentals are still sluggish, and buyers remain cautious.

This environment creates a **great opportunity for buyers**. If you’re looking to invest in a second home or vacation property, now’s a great time to negotiate strong deals.

On the flip side, **sellers need to be realistic**. If you truly want to move your property, you’ll need to adjust your price to be competitive.

## 🤝 Ready to Buy or Sell?

Whether you’re buying, selling, or looking to rent, my business partner Sadith(Sandy Cota) and I are always here to help. Don’t hesitate to reach out—we’re passionate about this market and committed to helping you navigate it successfully.

And of course, if you haven’t visited Rocky Point lately, now’s a great time. The weather is amazing, the views are stunning, and there’s always something going on.

Hope to see you down here soon!

—  

*Kyle Wood*  

Playa Sonora Realty  

📞 Call Kyle Wood at 480-297-8079

📧 www.playasonorarealty.com

Owning property in Mexico as a Foreigner

Buying property in Puerto Peñasco, Mexico, as a foreigner is straightforward but involves specific legal steps. Here’s what you need to know:

1. Fideicomiso (Bank Trust) or Mexican Corporation 

• Foreigners cannot own property directly within 50 km (31 miles) of the coast or 100 km (62 miles) of the border. Instead, they must use a Fideicomiso (bank trust) or form a Mexican corporation.
• A Fideicomiso is the most common option for residential buyers. A Mexican bank holds the title, but you have full ownership rights, including selling, leasing, or passing it to heirs.
• A Mexican corporation is used if you plan to run a business on the property.

2. Find a Trusted Real Estate Agent

• Work with a reputable agent experienced in Puerto Peñasco’s real estate market. They can guide you through the legal process and ensure a secure transaction.

3. Make an Offer & Sign a Purchase Agreement

• Once you find a property, your agent will help you negotiate the terms and sign a legally binding Offer to Purchaseor Sales Agreement.

4. Set Up a Fideicomiso

• If you’re using a Fideicomiso, the bank will handle the trust setup. This usually takes 4-6 weeks and involves a one-time setup fee plus annual maintenance costs.

5. Due Diligence & Notary Public

• A Mexican Notary Public (Notario Público) ensures the property is clear of liens and verifies legal ownership.
• A title search and property appraisal may also be done during this stage.

6. Closing & Property Taxes

• Finalize the transaction at the notary’s office, pay closing costs (which can range from 5-7% of the property price), and get the escritura pública (official deed).
• Pay annual property taxes, which are relatively low compared to the U.S.

Would you like help finding listings or a real estate agent in Puerto Peñasco?