PUERTO VALLARTA · RIVIERA NAYARIT · PUNTA MITA · LOS CABOS
Homes shaped by the coast, the climate, and the way you live.
Architectural design, municipal permits, and design-build construction across Puerto Vallarta and Riviera Nayarit — one team, one contract, and a process transparent enough to run from anywhere. Nothing is bought, and nothing is changed without your written approval.
10+ years on the Pacific Coast
U.S. design-build stardards
Client portal with live budget
Reply within 24 hours
Permits Guidance
START WHERE YOU ARE
Three ways people arrive here.
01
I own land
and want to build
You have a lot in Puerto Vallarta, Bucerias, La Cruz or Punta Mita and need to know what it can legally hold, what it will cost, and who runs the build.
02
I own a property
and want to improve it
A condo or villa that needs a renovation, a new kitchen and bathrooms, or a rework aimed at short-term rental performance before you list.
03
I'm still deciding
whether to do this at all
You want real numbers before committing: cost per square metre, permit timelines, and what owning through a fideicomiso actually involves.
SERVICES
Four ways we're usually hired.
Each of these can be taken on its own. Most clients start with one and add the next once they trust us with it.
01
Architectural design
Site strategy, floor plans, volumetric studies, construction documents, and coordination of structural, electrical, and hydraulic engineering.
Designed for humidity, salt air, and a sun angle that punishes the wrong orientation.
You own land and have no drawings yet
03
Design-build construction
One contract covering design and execution. Bilingual project manager, weekly photo and video reports, itemised live budget in your portal, and a written approval trail for every purchase and change.
Best if you are living abroad
05
Remodeling & renovations
Kitchens, bathrooms, pools, terraces, and full renovations of apartments and villas. For rental owners, we rework the layout around guest-proof materials, a lockable owner's closet, and finishes that photograph well in a listing.
You already own the property
02
Permits & pre-construction
Land-use review, COS and CUS calculations, topographic survey, soil study, DRO appointment, municipal construction license, Federal Zone and Environmental Impact Statement (MIA), if applicable. The unglamorous phase that decides whether the project ever starts.
We only do permits and pre-construction studies for our own projects
04
Interior design
Interiors that answer the architecture and the light: custom carpentry and millwork, furniture, decoration and full FF&E. Turnkey packages for owners furnishing from abroad, delivered photograph-ready.
You have a blank canvas, ready to go live.
06
Commercial and Hospitality Projects
Our commercial projects are conceived as distinctive environments where architecture, materiality, and brand identity come together. From refined hospitality spaces and restaurants to boutiques and bespoke workplaces, we create elevated experiences that are deeply rooted in their context and designed to endure.
You have a long-term vision for your business
WHERE WE BUILD
The rules change every twenty minutes down this coast.
Puerto Vallarta and Riviera Nayarit are two states, two municipalities, and in many cases, their own private design review board. A drawing set approved in Vallarta is not approved in Bahia de Banderas. Pick where you're building, and we'll tell you what that actually involves.
Nayarit · Bahia de Banderas
Punta Mita
Inside the development, you clear three approvals, not one: the resort's architectural design review — natural materials, earth tones, height and massing — the municipal license and Federal Zone clearance if front beach. Construction access, working hours, and contractor credentials are all controlled.
PERMIT AUTHORITY
Bahia de Banderas + resort design committee
BUILDING IN PUNTA MITA →
Jalisco · Puerto Vallarta
Puerto Vallarta
Conchas Chinas, Amapas, Marina Vallarta, Versalles and the Zona Romantica. Steep sites and retaining structures dominate the south side; the historic centre carries additional facade and height restrictions.
PERMIT AUTHORITY
Municipio de Puerto Vallarta, Jalisc
BUILDING IN PUERTO VALLARTA →
Nayarit · Bahia de Banderas
Bucerías & La Cruz
Older colonias with genuinely mixed title history — ejido-origin land still surfaces here, so be careful — plus water pressure and drainage that vary block to block.
Beachfront lots add a federal zone review and an Environmental Impact Statement.
Lower entry price, more due diligence.
PERMIT AUTHORITY
Bahia de Banderas + resort design committee
BUILDING IN BUCERÍAS & LA CRUZ →
Nayarit
Sayulita and San Pancho
Ideally for concrete or ecological buildings that adapt to the jungle.
We take projects here selectively, depending on site access and our capacity that season. Worth a call before you commit to a lot.
PERMIT AUTHORITY
Bahia de Banderas + resort design committee
DESIGN + BUILD →
Nayarit · Bahia de Banderas
Nuevo Vallarta & Flamingos
Mostly gated condominium regimes with their own reglamento in addition to municipal rules and a federal zone in front of the beach.
Flat sites, canal frontage, and HOA sign-off can add many weeks if not run in parallel with the permit. Casa Halcyon and Casa La Razón were built here.
PERMIT AUTHORITY
Bahia de Banderas + resort design committee
BUILDING IN NUEVO NAYARIT →
Still choosing
Not sure which one yet?
We wrote an honest comparison of the three main options for a luxury build — cost, character, rental performance and what each one is genuinely bad at.
PERMIT AUTHORITY
Bahia de Banderas + resort design committee
COST AND CALCULATOR →
WHERE WE WORK
Architecture across the bay
FEES AND BUDGETS
What architecture costs in Puerto Vallarta.
Construction on this coast generally runs between 18,000 and 45,000 MXN per square metre, depending on structural complexity, finish level and how far your site is from a paved road. Architecture fees sit on top of that and are quoted as a percentage of construction value.
SCOPE
TYPICAL FEE
Feasibility & site study
Fixed Fee
Credited against design if you continue
Architectural design and Construction Plans
Fixed Fee
Engineerings
10% coordination Fee
Permits & approvals
10% coordination Fee
Interior design, full apartment
from $25,000 USD
QUESTIONS WE ALWAYS GET
Straight answers.
How do I know what I can legally build on my land?
That's the first thing we check, before any design, because it's the most expensive thing to get wrong. The feasibility and site study reviews land use and zoning, the buildable area under COS and CUS, setbacks, slope, access and services, and whether the title is clean — ejido-origin land still surfaces here. Many people discover a lot won't hold the house they pictured; better to know that in week two than after you've paid for drawings. If you haven't bought yet, we can run this before you commit to a lot.
How long do building permits really take here?
Plan on eight to fourteen weeks from the moment the construction documents are complete, and treat that as running in parallel with engineering rather than after it. Timelines differ between the municipality of Puerto Vallarta and Bahia de Banderas in Nayarit — and inside Punta Mita, you also clear the condominium's own design committee review first. Coastal sites in the federal zone add a ZOFEMAT and Environmental step, which is common in Mita, Nuevo Vallarta, Bucerias, and La Cruz. We handle the filing and the DRO appointment.
Do you charge for handling permits and engineering?
Yes — separately and transparently, because this is the part most foreign owners genuinely can't do themselves. The hard costs — the municipality, the structural and MEP engineers, the soil lab — are billed at cost with receipts, so you pay exactly what we pay, with no markup. On top of that, we charge a coordination fee for the work of running them: appointing the DRO, filing the license, briefing and checking the engineers, and walking the paperwork through the municipality so nothing stalls. You see that fee before we start; it never appears as a surprise on an invoice.
What if I want to change something once construction has started?
Changes you choose are always yours to make — it's your house, and part of watching it take shape is deciding to adjust. What we work to eliminate is the other kind: changes forced by a drawing that missed something, which is what quietly inflates most builds. We resolve those on paper first, where a change costs an eraser instead of a demolition. Either way, nothing is bought, and nothing is changed without your written approval in the portal, so a change is always a decision, never a surprise on the bill.
Can foreigners own property here, and does it affect the build?
Yes. Inside the restricted coastal zone, foreign buyers hold title through a bank trust, the fideicomiso. It's set up with a notary and a bank rather than with us, but it has to be in place before permits are filed in your name — so we plan around it and connect you with the notaries and lawyers we work with regularly.
Do you work in Spanish and English?
Both, throughout. Drawings, contracts, reports, and site meetings are handled in whichever language you need, and your project manager is bilingual.
YOUR DREAM HOME STARTS HERE
Book the 45-minute call.
Bring a link to the property or a few photos of the land. We will tell you what we think is buildable, roughly what it costs, and whether we are the right studio for it — including when we think we are not.
Response guaranteed within 24 hours
No sales pressure, ever
You leave with a written summary and a budget range
Serving Puerto Vallarta, Riviera Nayarit and Punta Mita
