The Communities and Developments Close to San Juan Del Sur
We get a lot of questions from people looking to buy property in San Juan Del Sur about the various communities, neighborhoods and developments. Most of the homes that foreign buyers are looking for are located within gated communities. Most, however, are not like what you might think of as a gated community in Canada or the United States.
They are not like country clubs. Gated communities here are just normal neighborhoods. Family friendly and also ideal for rentals. They are generally more desirable than unplanned municipal zones. Here a gated community usually just means that it's a planned development with some shared amenities between the homeowners of the association.
The communities and what they offer varies. However there are some commonalities.
Most include security at the gate, private water well systems, shared road maintenance and basic common area maintenance. Unless otherwise mentioned all the communities include at least these items.
Monthly homeowners association fees vary depending on the community and the services offered. In this article I'll go over the current fees and what is included in each of these communities. The fees in most communities vary between $65 and $110 per month.
A few have more perks like shared pools, gyms and clubhouses. Fees for those communities are higher, and can be substantially higher. They are detailed below.
The water well systems usually are a drilled well with lower tanks and a pump system that transports the water to the highest point in the community. Then that water gravity feeds back down to the homes.
This is a ideal here in San Juan Del Sur as the municipal water system often undergoes repairs and city water service can be intermittent. In the communities there are usually very reasonable metered water rates based on cubic meter usage per month in order to help preserve aquifers.
Most developments also have rules regulating things like restrictions on excessive noise and building heights to prevent new construction from blocking the view of existing homes. Some have design requirements on new builds to promote quality construction.
There are an extensive number of communities and small developments. San Juan Del Sur has become an extremely popular destination for expatriates moving abroad. The community is a big part of that. So are the many beaches and the cost of living. You can see all the articles and videos below or over in the blog.
If you are planning on having kids attend the school in San Juan Del Sur you’ll likely want to be closer to town. For people working remotely there are more and higher velocity internet options closer to town.
Many of the beaches without planned communities have some great homes. However most of those are not in associations. You can check out the video and article on beaches and then contact me if you're looking for a beach home. My subsequent article and video will be on the communities to the south, many closer to the beaches.
For brevity in this article I will go over the ones that are most popular with the expatriate community and have the most homes and lots available.
Home of the Treecasa development, El Encanto Del Sur is one of the largest developments by geographical area. They have hundreds of acres in different phases and are continuing to develop new lots.
Phase One which borders the Chocolata, the road to the northern beaches, is extremely popular with families and renters. Due to its proximity to town and views. A high proportion of families reside in the neighborhood. Annual homeowners association fees are $680 in Phase One.
There are additional phases in the newer sections higher up the hill. Those are close to the TreeCasa resort. Upper phases have dirt roads and larger lots.
Amenities: Paved roads in Phase One, dirt roads in other phases, security at gate, green area maintenance, grid power, private water system
Home owners association fees: $680 in Phase One
$1020 to $1200 per year in the newer phases
Colinas de Miramar is an extremely popular development with expats, rental owners and Nicaraguans. It's one of the larger developments and most of the homes have modern style.
Roads are mostly unpaved so you would want a 4 x 4. At least in the rainy season. It's excellent for rental income due to its popularity with both of the local and international markets.
Amenities: Mostly dirt roads with some paved sections, security at gate, green area maintenance, grid power, private water system
Home owners association fees: $780 per year
Lomas De Palermo is a planned community but does not have a homeowners association. The roads are paved and it's extremely close to town, five minutes to the east.
It's popular with families and renters due to its proximity to both town and the school. There are no homeowners association fees however there is a $50 a month water connection fee, plus a metered water rate.
Amenities: Paved roads, security at gate, green area maintenance, underground utilities, grid power, private water system
Home owners association fees: None, but a $50 per month water connection fee
Pacific Marlin is the most exclusive development in San Juan Del Sur. The price of the properties reflect that status. Many of the homes are owned by wealthy foreigners and Nicaraguans.
It's also the location of the iconic statue of Christ, our mini Rio de Janeiro. It is perched on the spectacular hilltop north of town. There are many luxury homes, the roads are paved, and the views are often spectacular. Popular with both live in owners and renters.
Amenities: Paved roads, security at gate, green area maintenance, grid power, private water system
Home owners association fees: $1000 per year
Pelican Eyes was the original resort of San Juan Del Sur. It has been converted into a condo style community. The homes are mostly detached, duplexes, or triplexes in style.
The design is Spanish Colonial / Mediterranean. While not for everyone, the people that like tend to love it. There is a 25 meter lap pool, and many other amenities included.
In addition to the standard amenities it also includes a 25 meter lap pool, landscaping, common area painting, common area maintenance, and roving security. Due to the roving security it's one of the most secure developments in San Juan Del Sur.
Amenities: 25 meter lap pool, security at gate, roving security, green area maintenance, trash pick up, grid power, private water system
Home owners association fees: $3960 per year
One of the closest communities to San Juan Del Sur town, Paradise Bay is located just one mile to the south of the church in the center of town. Homes and lots closest to town have great views of town and the bay.
The southern lots have views over the ocean to the south to Costa Rica. Many of the lots tend to be slightly larger in size than some of the other communities. Steeper sections of road or paved but many are gravel. Annual homeowners association fees are $1140.
Amenities: Dirt and some paved roads, security at gate, green area maintenance, grid power, private water system
Home owners association fees: $1140 per year
Perched in the hills at the south end of San Juan Del Sur, Brisas Del Pacifico is extremely close to town in linear distance. The winding road means that you'll want to drive. The road, however, is well paved.
The views are spectacular, however the lots are often highly sloped. Meaning if you buy a building lot there may be a significant cost in order to prepare the land for construction. Existing homes will have already sorted this for you.
Amenities: paved roads, security at gate, green area maintenance, grid power, private water system
Home owners association fees: $500 per year
Cala Azul is boutique development located 10 minutes north of san Juan Del Sur. It’s is comprised of a smaller number of high end homes and lots.
There is a paved walking path down to the El Toro / Cala Azul beach which is a combination of sand and pebbles . The roads within the community are paved, and the landscaping throat is spectacular.
Amenities: Paved roads, security at gate, green area maintenance, grid power, private water system, great common landscaping, private beach access
Home owners association fees: $1000 per year
Little Bavaria is a planned community but without a home owners association. Located just north of San Juan Del Sur. What that means is it does not have a monthly homes owners association fee.
The community has a private water system shared by the properties. There is a metered rate for water based on cubic meter consumption.
The roads are unpaved. Without a homeowners association there is no fee covering regular grading of the roads. Instead the owners usually communicate and chip in together to provide maintenance to the roads a few times a year. In addition a number of the homes combine to pay for night time security and shared gardener.
The community comprised of detached homes with mostly foreign owners. Most are owner occupied but some are rentals.
Amenities: private water system, dirt roads
Home owners association fees: None, optional shared security and night time security
The newest high-end development in San Juan Del Sur, La Santa Maria was modeled on the style of the Four Seasons. Apartments are small but extremely well appointed. They have large villas for sale as well.
Situated on the edge of San Juan Del Sur and easily walkable into town it includes a mix of apartments and homes. They have a clubhouse, pool, co-working, gym, and covered parking.
Security is phenomenal and along with Pelican Eyes is the most secure community in the area. Homeowners association fees are high and vary depending on type of unit and square footage.
Amenities: Paved roads, roving and security at gate, pool, clubhouse, gym, green area maintenance, grid power, private water system, back up power
Home owners association fees: $3708 per year for a condo to $9,936 per year for a villa
Acuarela is a newer development located at the east edge of San Juan Del Sur. Designed as a luxury community with underground utilities it has spectacular views and is one of the most walkable communities to town.
Currently comprised of a few luxury homes and a number of building lots available for sale. It is ideal for building a premium home that you can walk to and from.
Amenities: Paved roads, security at gate, green area maintenance, underground grid power, private water system
Home owners association fees: $600 per year
Want to know more about San Juan Del Sur? Contact me!
Joel Stott-Jess
LifeInNica.com
Cell / WhatsApp: +505 8176 8624
US Number: 1 786 753 8743
Skype: joelstottjess
Joel Stott-Jess is a New York Times featured agent / broker in San Juan Del Sur, Nicaragua.
Originally from Alberta, Canada he has been doing business in Nicaragua since 2014.
An investment consultant, serial entrepreneur, surfer, and outdoor enthusiast he is an expert on the real estate and business markets in Nicaragua. He also operates The Central Investor, a real estate and investment blog focused on the entire Central American region.
Thanks to his lovely Nicaraguan wife, a medical doctor, he is also well informed on health care services in the country.
