Lake Chapala Areas and Developments

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Agua Escondida

This large Mexican style development is located next to the town of Ixtlahuacan, about 8 minutes north of the town of Chapala. There are hundreds of lots in this development, but because the developers did not insist on people building within a certain timeframe, the development looks run-down and there are many vacant lots.

Prices are lower here and there are some nice views looking over Ixtlahuacan. It is also ony about 25 minutes to the city of Guadalajara from here.

Services: water, power, telephone.

Ajijic

A description of Ajijic usually refers to the main village of Ajijic. 80% of the village is on the lake side of the Chapala-Ajijic highway. The central areas are what remains of the old village. The homes here are virtually all walled and the streets are narrow and cobblestoned. You often have no idea of what the houses look like as they are hidden behind the walls.

To the West and East of the main village are areas with larger lots and some lovely walled estates. These areas are still between the highway and the lake.

Most stores and restaurants are within walking distance.

The foreign population is composed of mostly Canadians, then Americans and quite a few Europeans.

Services: water, sewer, power, telephone, cablevision, frequent buses.

Birds of Paradise

This Canadian developed project is a combination of condos and townhouses. It is located across the road from the Chula Vista Norte development, about 2 minutes East of Ajijic. The complex includes a nice pool, clubhouse, and landscaped grounds. The units make good rental units and this has been it's principal use.

Some of the condos have views, the townhouses don't. The townhouses are quite small, less than 1000 sq. ft. in area.

Services: water, sewer, power, telephone.

Brisas de Chapala

This is a rural development about 4 minutes north of Chapala on the highway to Guadalajara. It offers some of the lowest prices in the area. The lots are good sized and many have nice views of the water. The road in is a little rough, but so are many of the cobblestone roads in the area.

For anyone wanting a rural setting and a possible view of the lake in a lower price range, this may be the development for you. A car is required here.

Services: water, power, telephone.

Chapala

The town of Chapala is the largest municipality in the area. It has a better defined commercial core compared to Ajijic. It is the commercial center, and has several banks and plenty of stores.

Prices are generally lower than around Ajijic, but there are not as many upscale or American style housing developments as there are in Ajijic.

The foreign population here is mostly Americans, then Canadians. Between Chapala and Ajijic, the American and Canadian population is about even.

Services: water, sewer, power, telephone, frequent buses (including the main terminal for buses from Guadalajara).

Chapala Haciendas

This is a rural type subdivision that is partially gated. The lots are generally larger than other areas and the prices are generally lower. There is a mixture of housing types from upscale to lower-end. It is on the highway between Chapala and Guadalajara, about 3 minutes out of Chapala.

There are some nice lake views from this development, and for people on a budget and who want a view and a larger lot, this area may be worth looking at.

A car is required most of the time, but there are frequent buses on the highway into town.

Services: water, power, telephone.

Chula Vista

Chula Vista is a popular development East of Ajijic on the way to Chapala. Here is the local nine hole golf course. The development has two parts, lower Chula Vista with lower prices and older, smaller homes generally, and upper Chula Vista that can feature beautiful lake views and more upscale prices. The municipal water here is potable. The golf course fairways wind through much of upper Chula Vista.

It is only a three minute drive to Ajijic and a 5 minute drive to Chapala.

Services: water, sewer, power, telephone.

Chula Vista Norte

This upscale development is only two minutes from Ajijic on the bypass from Guadalajara. It has a mixture of townhouses and upscale homes. There are nice views from this development.

It has been heavily promoted in Canada and elsewhere, but buyers should look closely at the deeds. There has been some problems with people not getting their deeds because of legal disputes on the land. The developers have promised to provide the deeds eventually. Some of these problems may be resolved, but you need to have a notario check closely if you buy in this development.

Services: water, sewer, power, telephone.

El Chante

This is a rural area of residential lots about 12 minutes West of Ajijic next door to Jocotepec. There is a mixture of homes here and not a great deal of services. Some parts have water, others have to rely on wells. There are rumors that the water supply is being taxed here, but you should check with the owners of any house and their neighbors.

Not all homes are fully serviced.

Services: water?, power, telephone?

El Limon

This is a rural area about 10 minutes West of Ajijic. It is closer to Jocotepec. There is a mixture of homes here and not all services are provided. Some parts have water, other have to rely on wells. This area also has been having some problems with water supplies, so check with neighbors.

Services: water?, power, telephone?

El Palmar Courtyard

This is an upscale gated townhouse development in Upper Ajijic. The homes are nicely finished and the complex includes a lovely pool.

Two and three bedroom units with or without dens are included. Some have views of the lake, others overlook the pool complex.

Services: water, sewer, power, telephone.

Ixtlahuacan

This Mexican town is located in the first town north of the Lake Chapala basin on the way to Guadalajara. It is about 7 minutes north of Chapala. Since you pass over the ridge of the mountains surrounding the lake to get to this village, there are no views of the lake, but a development of new homes (Villas de Ixtlahuacan) here does have nice views to the North, overlooking the village.

Prices are generally lower here than on the lake side of the mountains. One development of townhomes has a nice pool complex.

Services: water, sewer, power, telephone.

Jocotepec

This town is officially a little smaller than Chapala, but in reality it is probably bigger. It is located about 13 minutes West of Ajijic. It is populated mainly by Mexicans with a few Norteamericanos. The town seems to always be busy and the shopping is good. Prices are generally lower here.

Most of the people who work in Ajijic live in Jocotepec. This town is not completely obsessed with cobble stone streets, so many of the streets are paved. It is a fun place to visit too, with many fiestas and other activities in the town plaza.

This is the Western edge of Lake Chapala. From here the secondary highway takes you to the Colima-Guadalajara highway, or you can turn left and proceed around the lake to the South shore.

Services: water, sewer, power, telephone.

La Canacinta

This quiet rural area is located about 3 minutes West of Ajijic toward Jocotepec. One small gated community is located here. It has modern homes and a nice small pool complex.

Prices are mid-range.

Services in the development: water, sewer, power, telephone.

La Christina

This quiet rural area is about 4 minutes West of Ajijic toward Jocotepec. There is a small gated community and a newer subdivision being developed. There are also several existing homes, some with very large walled properties and gardens.

Services: water or well, sewer or septic tank, power, telephone.

La Floresta

This development is located on the Eastern edge of Ajijic, close to all services. It is composed of two distinct areas, Upper La Floresta on the high side of the Chapala-Ajijic highway with some views, and Lower La Floresta, located from the highway down to the lake.

The homes on the lower side are generally on larger lots and more up-scale. The Real de Chapala Hotel is also located in this area. The streets are wide and built with cobblestones. The landscaping is generally mature and there are some beautiful trees often located in the center of the broad intersections. Septic tanks are used here, but the lots are big enough to handle them.

This is a nice non-gated development. Most homes have walls all around the property lines in the Spanish tradition. The area also has it's own private police force to supplement the municipal force.

Services: water, power, telephone.

La Huerta

This gated community is located in the village of Ajijic on the Western edge. It has around 35 homes. Most homes are two bedrooms, two baths, and many have dens. This is a mid-range development with no views except from a few homes, and no pool. The monthly homeowners fees are low though.

It is walking distance to restaurants and art galleries.

Services: water, sewer, power, telephone.

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Las Fuentes

This rural area is located West of Ajijic near Jocotepec. It has nice homes and good views, and not a big distance from Ajijic. It is closer to Jocotepec which has the best shopping on the north side of the Lake.

Services: water, power, telephone.

Lomas de Ajijic

This upscale gated development is one of the finest in Ajijic. It is located in Upper Ajijic at edge of developable land just before the mountain becomes too steep.

The infrastructure is first-rate, using rock retaining walls and tiled streets. The pool complex is very nice. Views are generally available from most homes, some are spectacular. The security is excellent too.

Services: water, sewer, power, telephone.

Lomas del Manglar

This small development is located on the outskirts of the town of Chapala on the way to Ajijic. Many of the homes have good views of the lake and/or town, and the prices are lower than the developments around Ajijic.

Being walking distance to the commercial area of Chapala is also a plus.

Services: water, power, telephone.

Los Arroyos

This upscale development is located on the very western edge of Ajijic and at the highest point of any of the local developments. The views are fantastic from this site, and the homes are all top end.

Services: water, sewer, power, telephone.

Racquet Club

This development is located in Upper San Juan Cosala, about 6 minutes West of Ajijic. It is fairly steep, so it offers spectacular views of the lake. As it's name implies, there are many tennis courts available for use and there is also a nice community pool.

Many of the homes are sitting above the hot water aquafer that supplies the water to the hot springs resort below in San Juan Cosala, so they actually have drilled wells into this, and have thermal water for their pools.

Services: power, telephone.

Puerto Corona

This development is on the South shore of the lake almost right across from Ajijic. It will take about 35 minutes to drive to Ajijic, 20 minutes to Jocotepec. There is a mixture of homes here, but certainly some of the lowest priced lakefront properties. This side of the lake gets more rain in the summer and less sun.

Services: power, telephone.

Rancho del Oro

This is an upscale development on the western edge of Ajijic on the way to Los Arroyos. The homes are large and upscale with spectacular views of the lake. There is a mixture of modern open homes and walled estates.

Services: water, sewer, power, telephone.

Riberas del Pilar

This area is located about 1/2 way between Ajijic and Chapala. It is one of the most affordable areas with prices often well below $100,000. There is a mixture of homes, from small gated developments to open house and houses with walls around the property lines. It is close to the Chula Vista golf course.

Across the highway is upper Riberas where some views can be found.

Services: water, power, telephone, cable.

Riviera Alta

This is a new upscale gated development, and is located above Upper La Floresta. The access road is a little rough, but the development is first-rate with a nice pool complex. Extensive use of rock retaining walls and tiled streets. Every street is like a separate development with gates. There are lake views from many of the lots.

At this point you can only buy a lot and commit to build a house within a short time. There are one or two resales, but mostly it is a new development. Some sections of lots have not been opened up for sale yet.

Services: water, sewer, power, telephone.

Roca Azul

This development is located near Jocotepec as you start to proceed around the end of the lake. It has stalled a little, but offers some nice homes at very affordable prices, and the shopping in Jocotepec is good.

Services: water, power, telephone.

San Antonio Tlay.

This little village is just East of Ajijic. It has no major developments, but a home can be purchased here at a lower price than just about anywhere. There are good stores and other services available, and of course it is close to Ajijic, and a short drive to Chapala. One of the biggest grocery stores in the area is here.

Services: water, sewer, power, telephone.

San Juan Cosala

This village is located about 6 minutes West of Ajijic. The only major development here is the Racquet Club. The rest of the town is a typical Mexican village. There are some lower-end houses here, and some nice walled homes.

The village also has the hot springs, so local swimming is available in several large pools.

The village is famous for it's waterfront restaurants, where weekend visitors from Guadalajara come to have a meal on the lake. If you drive through the town on the highway, you will see many men with flags trying to wave you into their restaurant.

Services: water, sewer?, power, telephone.

San Pedro Tesistan

This Mexican community is on the South shore of the lake, about 5 minutes past Jocotepec. It is a non-gated development. Only a few norteamericans live in the area.

Services: water,power.

Upper Ajijic

This area is the part of Ajijic on the high side of the highway that passes through the village. In this area are most of the gated communities found in Ajijic, from modest to upscale. Being on the high side many homes here have views of the lake and mountains.

In addition to gated communities there are upscale open subdivisions with large lots and walls around the property lines.

Some of the finest homes in the area are found here.

Services: water, sewer, power, telephone.

Villa Nova

This partly gated development is located in Upper Ajijic on the Western side. It mainly features upscale homes with walls around the property lines. Views are available from many of the homes. It is a reasonably short walk to the main commercial area of Ajijic and a shorter walk to some restaurants located on the highway.

Services: water, sewer, power, telephone.

Vista del Lago

This development surrounds the Chapala Golf and Country Club. It is rather isolated, being 7 kilometers East of the town of Chapala on a virtual dead-end road. There are many fine homes here. If you want peace and quiet and love to golf, this may be for you.

Services: water, power, telephone.

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