Development history

The history of Costa Palmas began long before the development became internationally known under its current name. Over more than two decades, the project has evolved through changes in ownership, planning, branding, governance and construction, transforming a large coastal property on the East Cape of Baja California Sur into one of Mexico’s most prominent luxury resort and residential communities.

Understanding that history provides important context for understanding the governance structure of the development, the interests of different groups of property owners, and the legal proceedings currently documented on this website.

The development was originally conceived as Cabo Riviera, a master-planned resort and residential community designed to take advantage of the East Cape’s natural coastline, marina potential and proximity to Los Cabos.

In 2009, the project reached an important milestone when ground was broken for the development, marking the beginning of construction on what was intended to become one of the region’s largest integrated resort and residential communities. Contemporary reports described an ambitious, visionary project incorporating a marina, golf, hotels, residential neighborhoods and supporting infrastructure.

Planning during this period included residential neighborhoods, marina facilities, golf, resort amenities and supporting infrastructure. Governance documents were established, common areas were defined and residential lots were offered for sale to early investors who are referred to throughout this website as Legacy Owners.

Many of these purchasers acquired residential lots prior to the 2014 change of ownership. While some properties were developed, many Legacy Owner lots remained undeveloped. Most continue to be owned by their original purchasers or their successors.

Historical master plans, incorporation documents, subdivision maps, pricing information and other materials from the Cabo Riviera period are available in the Document Library.

In 2014, the project entered a new phase following a change of ownership. With the acquisition by the U.S. company Irongate, the development strategy, branding and long-term vision were substantially revised, and the project subsequently became known as Costa Palmas. Irongate’s 2014 acquisition was of the resort’s common areas, undeveloped land and unsold residential lots, but gave it no control over the freehold lots already purchased by early investors, referred to in this website as the Legacy Owners.

Development continued over the following years, with new planning, infrastructure and international investment contributing to the property’s growth.

As the development evolved, governance responsibilities became increasingly complex. Costa Palmas operates through a master condominium structure together with sub-regimes, homeowners associations, governing documents, design guidelines and other legal instruments that regulate the administration of common areas and the relationship between owners and the development.

Throughout this website, a distinction is made between Legacy Owners — who purchased residential lots during the Cabo Riviera period before the 2014 change of ownership —and Current Owners, who acquired lots, completed homes or branded residences during the Costa Palmas era.

Understanding this distinction is important because the legal proceedings currently documented on this website primarily concern governance issues affecting a group of Legacy Owners.

The change of ownership in 2014 did not affect the ownership rights of Legacy Owners, whose freehold title to their individual lots remained unchanged.

Further information is available here: Governance Issues