Unique San Ignacio Property for Sale

I'm finally reposting about our property which we still have for sale in San Ignacio. It's been on the market for a few years now, but we have not really tried too hard to advertise it. To be honest, it's seen better days due to our lack of attention lately, but it doesn't need much to bring it up to it's potential. It is a titled property (not a fidecomiso), owned under a Mexican corporation. We would consider selling the corporation with the property if the buyer is interested. We have owned the property for about ten years, in which time we have extensively cleaned up the property, and added some basic infrastructure. We had some grand plans for this place, but as we all know, sometimes life gets in the way, and dreams remain unrealized. There is incredible potential here for a number of commercial ventures, a farm or nursery, a campground, or just a very tranquil residential property in one of the most beautiful and unchanged Baja pueblos. The last time this property had changed ownership prior to our purchase was in 1847. Current price is $125K USD. Would consider short term/longterm lease as well.

El Atajo is a unique and historic property of approx. 9 acres (3.87 hectares), including 900 meters along the presa. There is a single access road in, and the property is bounded by the San Ignacio presa to the north, and the bluffs of the mesa to the south. Facilities and infrastructure include: 110V electricity, 110V water pump and pressure tank, pila, two palapas with concrete/rock floors, outdoor/covered kitchen area, bathroom building with flush toilet/shower & sink, septic system, secure cave dug into mountainside, and a private beach with river access. There are hundreds of fan palms and fruiting date palms, as well as grapevines, sugarcane, mango, pomegranate, fig, guayaba, lime, olive, and banana trees. There are also two historical features on the property dating back to the Mission era (mid 1700's); a stone-lined water canal called an acequia, and a large sloped stone wall called a muralla which was built to protect the property from flooding.
Water is pumped from the water canal (acequia) to a number of faucets and hose bibs throughout the central part of the property. Where else in Baja do you have an unlimited water supply? There is a large outdoor covered kitchen area with Corian countertop, sink & faucet, concrete counter and storage shelves. There are locations for a refrigerator and large propane cookstove. There are two palapas -the main palapa is approx. 14'x18', has concrete floor, overhead lights, electrical outlets, canvas walls (removable), and overhead counter-rotating ceiling fans. Lower palapa has concrete/rock floor, small circular countertop around center post, and hooks for a hammock. Access to river is from a path to a large cleared beach area, with lots of fan palms by the edge of river. Easy access for swimming and to launch and store kayaks and small boats.
























I'm sure that there will be a few tire kickers, and I'm happy to answer here in the forum any reasonable questions about the property, as well as local environs, etc. If you really want to discuss any specific details, please U2U me. San Ignacio is still generally a sleepy tranquil town, although is getting pretty busy during winter whale season. I will be down in Baja from late February through March, and we have local folks available to show property.

Pics from the river!

Quote: Originally posted by fishbuck

What would one do with this property other than enjoy it?

Quote: Originally posted by mtgoat666

Quote: Originally posted by fishbuck   What would one do with this property other than enjoy it? Isn’t that enough? Price is affordable, why don’t you buy it?

Quote: Originally posted by fishbuck

Quote: Originally posted by mtgoat666   Quote: Originally posted by fishbuck   What would one do with this property other than enjoy it? Isn’t that enough? Price is affordable, why don’t you buy it? I'm fantasizing about buying it just like everyone else who looks at the photos. But the price is very right. 9 acres is a large patch of land. Do the crops produce income? What does one do here?

Quote: Originally posted by advrider

How does the Mexican corporation work? How much would it add to the price? I'm a tire kicker at this point but you never know, might need to take the wife on a road trip! This is a specila place for sure... Have you had to deal with the flooding that the B@B had in the past? [Edited on 1-18-2019 by advrider]

I'm not an expert on Mexican corporations - but here's what I know. We have partners in this property who have done the bulk of the legwork on this. I believe at least one of the partners of the corporation needs to have a FM3 visa. There are some upfront fees involved, and we pay annual property tax (minimal) on the property. The property is owned outright - there is no fideicomiso bank trust. Mexican corporations are transferable, but Mexican law is a bit confusing, to say the least.

Flooding - great question. This property is approx. 9 acres, in the shape of a long narrow slice of pie, with approx. 900 meters along the river. The lower area can and does flood when the region receives substantial rainfall. If you're interested just look at a Google Earth image of the area and you'll see that the water flows from the mountains to the east and southeast, fills the San Ignacio river, then eventually goes underground and out to west (and zoom out and you'll see that this drainage has actually created San Ignacio Lagoon on the Pacific coast - think geologic time). The good thing about this property is that it is terraced, and the entrance and all the structures are on the upper level. The main terrace wall is actually a sloped stone wall (muralia) which was built back in the Mision era. The majority of the riverfront is currently choked with the fast growing reed Arundo donax - it gets knocked down and springs right back up. The other side of the river where Ignacio Springs B&B is located is not so fortunate - they have been flooded up to nearly the yurt tops more than a few times. Hurricane Jimena in 2009 was a true 100-year flood (old time locals still remember floods of 1911), and flood waters reached the top of our muralia wall.

Another view

I'll be in the area mid-March

Quote: Originally posted by ElCap

The property is owned outright - there is no fideicomiso bank trust. Mexican corporations are transferable, but Mexican law is a bit confusing, to say the least.

Quote: Originally posted by Lee

Quote: Originally posted by ElCap   The property is owned outright - there is no fideicomiso bank trust. Mexican corporations are transferable, but Mexican law is a bit confusing, to say the least. Not sure what's owned here. Improvements (palapa, dwellings) owned by corporation. Do you own the land?

Quote: Originally posted by mtgoat666

Your pics remind me of a question I had about that river, is that reed along the river bank Arundo? If Arundo (an invasive species), it would be cool if the community banded together to remove it and open up the shoreline.

Yes, it is Arundo donax, or what the locals call carrizo. It's a non-native reed that is a huge problem in California and Baja too - one of the fastest growing plants around. There is a native reed that still grows in small areas here, but it just can't compete. The carrizo is definitely choking the arroyo. There have been a few attempts to mow it down over the years, they even had a barge/crane contraption years ago, but nothing seems to work. The plant can propagate vegetatively in soil and on river banks and traps sediment along the banks, then breaks off and floats downstream during high flows and floods and re-establishes. Completely dominates the shoreline and chokes out all other plants - a real bad actor!
Here's some photos of what we have done over the years - lots of manual labor with machetes, weedwhackers and hoes to chop it back, then black plastic tarping covered with sand (caliche) to keep the sunlight out to prevent revegetation. You can Google Arundo eradication if you want to see what kind of pervasive problem this is.

Here's a few pictures of one one of the grapevines in the Fall. I'm pretty sure it's a Mission era vine - this region used to produce some good wine back in the old days. This particular vine is rooted right along the stone acequia, so it has had a constant water source all these years.

And you gotta love when the mangoes are in season!

You're killing me ElCap!
I wish I could buy your place... dead in the center of Baja and next to the mission on my book's cover!

Quote: Originally posted by advrider

Thanks for the information, so to "own it" would someone need a Mexican citizen to partner with? This property has so many possibilities/uses that I can't imagine it will last long, SI is such a cool little town. Love the history connected to the property as well.

San Ignacio is known throughout Baja for it's dates - and there are about 300 date palms on the property. We have harvested in some years, and have also allowed some local residents to harvest our dates. It's hard work climbing the trees, and quite a process in drying the dates.

Quote: Originally posted by msteve1014

I was there 2 weeks ago. Looked for your gate, never found it. The whole area looks great and I had a great time. My friends place had about 3 feet of water the last time. Your place looks like it would be fine. Good luck with a sale.

Quote: Originally posted by 4x4abc

Quote: Originally posted by msteve1014   I was there 2 weeks ago. Looked for your gate, never found it. The whole area looks great and I had a great time. My friends place had about 3 feet of water the last time. Your place looks like it would be fine. Good luck with a sale. 27°17'41.91"N, 112°53'52.72"W

Quote: Originally posted by msteve1014

I was there 2 weeks ago. Looked for your gate, never found it. The whole area looks great and I had a great time. My friends place had about 3 feet of water the last time. Your place looks like it would be fine. Good luck with a sale.

As you drive into San Ignacio from Mex 1, it is the very first dirt road to the left that you can turn on once you cross the river (or presa, as the locals call it). There is a large blue sign hanging from a tree which says San Juan, San Vicente, and El Atajo - which are the three properties along this road. El Atajo (our property) is at the end of this dirt road. If you want to check out the property contact me by U2U and I'll arrange someone to meet you. Please don't enter unannounced as you drive through other folks properties. Gracias.