What people ask us when they are considering a residence at Villa Vicario, in the Historic Center of Mazatlán. If your question is not here, write to us on WhatsApp or schedule a private tour.
The building and the residences
What is Villa Vicario?
A building of 27 boutique residences in the Historic Center of Mazatlán, on the corner of the colored houses: Calle Gral. Ángel Flores 308. It was developed by Flor del Pacífico, delivered between 2024 and 2025, and is complete and lived in today. Not a hotel, not presale.
Which residences does Flor del Pacífico offer?
Three select residences, with immediate delivery: Residence 201, 80 m² total private area, MX$4,950,000; Residence 211, 102 m² total private area, MX$6,550,000; and Residence 305, 180 m² total private area on two levels, MX$8,900,000. Official price list VV-PL-2026-09. All three are shown in the brochure and on the tour.
What amenities does the building have?
Heated pool in the central courtyard, spa and steam room, gym, coworking, lounge bar, terrace and sun deck, zen zone, elevator to every floor, concierge, bicycles and scooters, monthly parking service and pet friendly. All are finished and in operation; you walk through them on the tour.
Can I work from the building?
Yes. The coworking includes a videoconference room, intended for owners who work remotely and need to take meetings from the building. It is part of the common areas and of the building's amenities.
Is the building new or a historic construction?
The building is new: it was built and delivered between 2024 and 2025, with an elevator to every floor and current installations. What is old is the neighborhood and the corner: the Historic Center of Mazatlán is close to 200 years old, and the colored houses that frame the corner are part of that history. Modern living inside the Historic Center is the rarest thing in Mazatlán real estate.
Prices and payments
What currency are the prices in?
Mexican pesos, per the official price list VV-PL-2026-09: Residence 201, MX$4,950,000; Residence 211, MX$6,550,000; Residence 305, MX$8,900,000. We prepare the payment schedule for the residence you choose.
Do you offer direct financing?
Yes. Flor del Pacífico finances directly at one rate of 14% per year on the unpaid balance, for every term, with no credit bureau, no appraisal, no origination fee and no committee. The down payment is 20% for 3- and 6-month terms, 25% for 12 months and 30% for 24 months. You take possession from the down payment.
How does the interest rebate work?
The faster you pay off the balance, the more interest is rebated. Pay off in 3 months: 100% rebated (0% effective). In 6 months: 50% (7.14% effective). In 12 months: 25% (10.72% effective). In 24 months: no rebate (14%). The rebate is applied when you pay off the balance, provided payments are current.
When is the deed signed if I finance?
At payoff. The purchase is documented with a purchase agreement with retention of title: Flor del Pacífico keeps the title until the final payment and you take possession from the down payment. The deed, the fideicomiso (if you are a foreign buyer) and the acquisition taxes are completed at payoff, so closing costs are paid at the end rather than at signing.
How much is the maintenance fee?
The fee depends on the residence, because it is calculated by undivided share. It covers the operation of the common areas and the building's amenities. Ask us for the exact figure for the residence you are looking at and we will send it to you in writing, together with what it includes, on the tour or by WhatsApp.
What closing costs should I plan for?
As a reference so you can run your own numbers, closing costs usually come to around 6% of the value of the residence. That is a guide figure: the percentage moves with the residence and the year. It covers the property acquisition tax (2% in Sinaloa, on the higher of the price and the appraisal), notary fees plus VAT, the Public Registry, the appraisal, certificates and no-debt clearances and, for foreign buyers, the SRE permit and the bank fideicomiso set-up fee. Separately, the trustee bank charges an annual fee for as long as the fideicomiso lasts. The exact figures are confirmed by the notary for each residence; ask us for the estimate in writing.
Buying as a foreigner
Can a foreigner buy at Villa Vicario?
Yes. Mazatlán is inside Mexico's restricted zone (within 50 km of the coast), so a foreign buyer purchases through a fideicomiso: a Mexican bank holds the title and you hold every right of ownership as beneficiary. It is the ordinary, regulated route for foreigners along the entire Mexican coast.
What rights does the fideicomiso give me?
Those of an owner: use and occupy the residence, rent it, sell it whenever you decide and name heirs in the trust deed itself. The bank acts on your instructions and cannot dispose of the property without you. The initial term is 50 years and it is renewed on request. The full explanation is on our fideicomiso page.
What documents do I need and how long does it take?
In most cases: a valid passport, proof of address, an immigration document at signing and marital status information; your notary gives you the definitive list. From final payment to the deed with fideicomiso, the time is, as a guide, one to three months, depending on the SRE, the bank and the notary. You do not need Mexican residency to buy.
Living in the Historic Center
Is the Historic Center noisy?
Yes, and we are not going to tell you otherwise. It is a living neighborhood: there are restaurants, music and events around the Plazuela Machado and the Ángela Peralta Theater, and more intense seasons like Carnival. That life is exactly why people want to live here.
What we did was build for it. Every window is 3-inch PVC with double glazing and an anti-noise film, chosen so you can sleep while the neighborhood is awake. PVC also does not corrode in salt air, which five blocks from the ocean is not a small detail.
Come at the hour that worries you. If your doubt is Friday night, book Friday night: we close the window and you hear it for yourself.
Is it safe?
We give you the whole picture, not the convenient half. The U.S. State Department has Sinaloa at level 4, «do not travel». That same advisory expressly allows its government employees to travel to Mazatlán and it draws the line: the historic town center, from Avenida Gutiérrez Nájera to the ocean, and the Malecón from there. Canada says the same thing in other words: it asks travellers to avoid non-essential travel to Sinaloa and makes an exception for the Centro Histórico south of Gutiérrez Nájera, the road to the airport and the coast up to the Zona Dorada. Villa Vicario, at Ángel Flores 308, is inside that area in both advisories. You can read them in full: U.S. advisory and Canadian advisory. The building has a concierge and is lived in all year round; on the tour you can walk the corner at whatever hour worries you.
Where do I park?
In a monthly parking service five houses from the building, on the same street, with an assigned space and individual remote-controlled entry and exit. It costs $2,000 pesos per month. Inside the Historic Center this is the usual way to park, and to move around the neighborhood the building provides bicycles and scooters for residents, included at no cost.
What is steps from the corner?
Plazuela Machado, the Ángela Peralta Theater, Olas Altas two blocks away, the malecón and Old Mazatlán. From here you don't go looking for the landmarks: the landmarks gather around this corner. An address you can't recreate.
Renting your residence
Can I rent my residence?
Yes. Owners at Villa Vicario live in the building or rent their residences, and it is part of the everyday life of the building. The building's Google listing carries 26 reviews and a 5.0 rating, written by guests. It is not a hotel and is not operated as one; it is a residential building where some owners choose to rent.
What are my obligations if I rent?
Rental income earned in Mexico is taxable in Mexico and generally must be declared here; if you are a foreign owner, it may also be reportable in your home country. Rentals are subject to the building's condominium rules. Consult an accountant who works with property owners; we do not give tax advice.
Tours and contact
How do I schedule a private tour?
On the online calendar: 45-minute tours, Monday to Friday from 10:00 to 13:00 and 16:00 to 18:00, and Saturdays from 10:00 to 13:00, with at least 4 hours' notice. The tour is in person at Ángel Flores 308 or by video call if you are outside Mazatlán. The developer leads it.
How do I contact you and what happens next?
By WhatsApp at +52 669 454 0221, by email at oficina@villavicario.com or through the “Private Tour” form on the home page. You receive a confirmation within the first minute and Flor del Pacífico contacts you within the first business hour. You can also download the brochure or follow us on Instagram, TikTok and Facebook at @villavicario.
This page is general information, not legal or tax advice. Every purchase is formalized before a Mexican notary, who confirms costs, documents and timing for your case. Flor del Pacífico coordinates the process with the notary and the trustee bank.