Cabo Corrientes, Sierra Madre Jalisco real estate: properties for sale

Cabo Corrientes in the MLS means the outer Pacific coast south of El Tuito, beyond the bay: Ipala, Tehuamixtle and Aquiles Serdán, with Mayto, Corrales and the lighthouse cape between them. This is beach and rural land with ocean views, low to mid priced, mountainous, dense forest, open Pacific swell with rip tides and no lifeguards. Tehuamixtle, Tehua, is a one-street oyster village of about a hundred people on the calmest cove, with three palapa restaurants on the sand and a six-room family hotel; Ipala is the larger pueblo with Playa del Amor six kilometres away; Aquiles Serdán is a tiny ejido settlement on the Río Tecolotán whose vehicle bridge floods have repeatedly damaged.

Buyers are the few who want raw coast and are prepared for what that means: a vehicle is essential, there are no taxis or rideshares, no hospital or school, and the nearest full hospital is back in Vallarta, two and a half hours.

Practical points. Vallarta to El Tuito is about fifty minutes on the paved highway; El Tuito to Tehua is twenty-five kilometres on a road that is partly dirt and being paved, roughly two hours in all from the Plaza de Armas. The only bus is a local El Tuito to Tehua run once a day. The coastal spurs are unpaved and flood-prone in the June-to-October rains, and every year carries hurricane exposure. Almost all of this land is ejido or ejido-derived: a foreigner cannot hold ejido through a fideicomiso, so the notary's RAN and Public Registry search decides whether a lot can be bought at all.

— John Forget, Mexico Life Realty