Key people, organizations & places

This page provides background information regarding the principal people, organizations and locations referenced throughout this website.

These individuals and entities appear in the historical, governance and legal materials discussed elsewhere on this website. Their inclusion is intended solely to provide context and assist readers in understanding the development of Costa Palmas and the legal proceedings currently before the courts.

Unless otherwise indicated, the descriptions below are based on publicly available information, corporate publications, court records and other reliable sources.

The inclusion of any individual or organization on this page does not imply wrongdoing, liability or responsibility for any matter discussed elsewhere on this website.

Costa Palmas

Costa Palmas is a master-planned resort and residential development located on the East Cape of Baja California Sur, Mexico, near the community of La Ribera.

Occupying approximately 1,500 acres (607 hectares) along the Sea of Cortez, the project has evolved into one of the largest luxury tourism and residential developments in the region. The development combines hotels, private residences, a superyacht marina, golf facilities, agricultural operations, restaurants and recreational amenities within a single integrated master plan.

Major components include the Four Seasons Resort & Private Residences Los Cabos at Costa Palmas, Amanvari, Marina Village, the Costa Palmas Marina, the Robert Trent Jones II golf course, the Beach & Yacht Club, and a number of residential communities developed under separate condominium regimes.

Originally conceived as Cabo Riviera, the project entered a new phase of development following its acquisition by Irongate in 2014 and subsequent rebranding as Costa Palmas.

Cabo Riviera

Cabo Riviera was the original name of the master-planned development now known as Costa Palmas.

The project was established during the mid-2000s with plans for a large marina, golf course, hotels and luxury residential communities. Numerous purchasers acquired residential lots during this period and became what are now commonly referred to on this website as Legacy Owners.

Following the global financial crisis, much of the original development remained incomplete. In 2014 the project entered a new ownership and development phase, after which it was redesigned, expanded and ultimately reintroduced under the Costa Palmas name.

Although the branding changed, original property owners retained ownership of their lots, and their rights under the applicable condominium and property documents form part of the background to the legal proceedings described elsewhere on this website.

Irongate (Martell Capital Group LLC)

Irongate, legally known as Martell Capital Group LLC, is a privately held real estate development and investment company headquartered in Los Angeles, California.

The company develops large-scale hospitality and residential projects in California, Colorado, Hawai’i and Mexico. According to company publications, its portfolio includes more than US$2 billion in projects completed or under development, with Costa Palmas serving as its flagship project in Mexico.

Irongate acquired the former Cabo Riviera project in 2014 and subsequently redeveloped it as Costa Palmas, expanding it into a destination including luxury hotels, branded residences, a superyacht marina, golf facilities, agricultural operations and multiple residential communities.

The company’s other major developments include the Trump International Hotel & Tower Waikiki (now Ka La’i Waikīkī Beach), The Ritz-Carlton Residences Waikiki Beach, The Watermark in Honolulu, and Chalet Alpina in Aspen, Colorado.

Like many large real estate developers, Irongate has also been involved in various legal proceedings arising from development projects in different jurisdictions. These have included purchaser disputes, commercial litigation, bankruptcy proceedings involving affiliated entities, environmental matters and other civil proceedings. Several such matters have related to Costa Palmas, while others concern unrelated developments, including the failed Trump Ocean Resort Baja Mexico project. The existence of litigation does not establish liability, and many proceedings remain contested or have been resolved without findings on the merits.

Desarrolladora La Ribera, S. de R.L. de C.V.

Desarrolladora La Ribera, S. de R.L. de C.V. is the principal Mexican development entity associated with Costa Palmas.

The company appears throughout the governing documents of the development and in various legal proceedings relating to the administration of the Master Condominium and individual condominium sub-regimes.

According to the Statement of Claim in the Master HOA Accounting Proceedings, Desarrolladora La Ribera resigned as administrator of the Master Condominium in 2020 and appointed Costa Palmas Master HOA, A.C. as its successor, an appointment whose validity is one of the issues raised by the plaintiffs in those proceedings.

Costa Palmas Master HOA, A.C.

Costa Palmas Master HOA, A.C. is the homeowners association that currently serves as administrator of the Costa Palmas Master Condominium.

Although commonly referred to as the «Master HOA,» it is distinct from the Master Condominium itself. The Master Condominium is the legal property regime established under Mexican condominium law, while the Master HOA is the association responsible for carrying out many of the administrative functions assigned by that regime.

Its responsibilities include administering common areas, collecting assessments, maintaining common facilities, implementing decisions of the condominium assemblies and performing the duties assigned to the administrator under the governing documents and applicable legislation.

The Master HOA is the principal defendant in the Master HOA Accounting Proceedings described elsewhere on this website.

Four Seasons Hotels & Resorts

Four Seasons Hotels and Resorts is a Canadian luxury hospitality company headquartered in Toronto, Ontario. Founded in 1961 by Canadian entrepreneur Isadore Sharp, the company is widely regarded as one of the pioneers of modern luxury hospitality and is recognized internationally for its emphasis on personalized service, high-end design and exceptional guest experience. Today, the company operates approximately 130 hotels and resorts, together with numerous private residences, in more than 40 countries.

Unlike many hotel companies, Four Seasons generally does not own the properties it operates. Instead, it enters into long-term management agreements with property owners and developers, overseeing the design, operation and management of hotels, resorts and branded residential communities. This business model has enabled the company to establish a presence in many of the world’s leading cities and resort destinations.

The Four Seasons Resort & Private Residences Los Cabos at Costa Palmas, which opened in 2019, was the first major hospitality component of Costa Palmas to begin operations. The resort includes hotel accommodations, branded residences, restaurants, wellness facilities and direct access to the Costa Palmas Marina. Its opening marked an important milestone in the transformation of Costa Palmas from a development project into an operating international resort destination.

Aman

Aman is an international luxury hospitality company headquartered in Baar, Switzerland. Founded in 1988 by hotelier Adrian Zecha, the company has developed a reputation for creating small, highly exclusive resorts that emphasize privacy, architecture, wellness and a strong connection to their natural and cultural surroundings. Rather than operating large hotels, Aman properties are typically boutique developments with a relatively small number of suites or pavilions, designed to offer an intimate and highly personalized guest experience. Today, Aman operates approximately 36 luxury properties in around 20 countries, together with a growing portfolio of branded residences and urban hotels.

Over the past three decades, Aman has become one of the world’s most prestigious luxury hospitality brands, attracting an international clientele and establishing resorts in destinations ranging from Southeast Asia and Europe to North America, the Caribbean and the Middle East. Its properties are frequently recognized for their architectural design, environmental integration and exceptionally high levels of service.

Amanvari, currently under development within Costa Palmas, will become Aman’s first resort in Mexico. The project forms an important part of the long-term vision for Costa Palmas as a destination combining internationally recognized hospitality brands with luxury residential communities and marina-based recreation.

Jason Grosfeld

Jason Grosfeld is the Chairman and Chief Executive Officer of Irongate (Martell Capital Group LLC) and is the principal executive associated with the redevelopment of Cabo Riviera into what is now known as Costa Palmas.

After graduating from Amherst College with a degree in English Literature, Mr. Grosfeld earned an MBA from Columbia Business School. His early career included positions at BlackRock and HPB Associates before founding Irongate. In 2024 he was appointed to the Amherst College Board of Trustees.

Under his leadership, Irongate acquired the former Cabo Riviera project in 2014 and transformed it into Costa Palmas. The development has since expanded into one of Mexico’s largest luxury mixed-use destinations, incorporating hotels, branded residences, a marina, golf course, agricultural operations and supporting infrastructure. Mr. Grosfeld has frequently represented Costa Palmas in interviews, public announcements and industry conferences, outlining the company’s long-term vision for the project.

Prior to Costa Palmas, Mr. Grosfeld was closely associated with several high-profile hospitality developments in Hawai’i, including the Trump International Hotel & Tower Waikiki, The Ritz-Carlton Residences Waikiki Beach and The Watermark. Irongate is also developing Chalet Alpina, a major mixed-use project in Aspen, Colorado.

Mr. Grosfeld and companies associated with Irongate have also been involved in a number of public legal disputes over the course of their development activities. Among the most widely reported was the Trump Ocean Resort Baja Mexico project near Rosarito, Baja California. Following the collapse of that project during the global financial crisis, more than 190 purchasers sought recovery of approximately US$35 million in deposits. The resulting litigation included claims by purchasers, settlements, and cross-claims involving the Trump Organization concerning the handling of purchaser deposits.

More recently, companies associated with Costa Palmas have been involved in various purchaser disputes relating to residential construction, delivery of homes, contractual obligations and club memberships. Several of those proceedings remain ongoing, while others have reportedly been resolved through settlement or other means.

Although Mr. Grosfeld is closely associated with the development of Costa Palmas, he is not a named party in either of the principal legal proceedings summarized on this website.

La Ribera

La Ribera is a small coastal community located on the East Cape of Baja California Sur, Mexico, approximately 100 kilometres (62 miles) northeast of Cabo San Lucas.

Historically, La Ribera was a quiet fishing and agricultural community with a relatively small permanent population. Its economy traditionally centred on commercial fishing, small-scale farming and local tourism, serving as a gateway to the beaches, marine life and outdoor recreation of the East Cape.

The development of Costa Palmas has significantly changed the profile of La Ribera. Since construction began, the community has experienced substantial investment in roads, utilities, housing and public infrastructure, together with increased employment opportunities associated with tourism, hospitality and construction.

Today, La Ribera serves as the principal community supporting Costa Palmas and is home to many of the employees, contractors and service providers associated with the development.

East Cape (Cabo del Este)

The East Cape is the coastal region of Baja California Sur extending along the Sea of Cortez from the vicinity of San José del Cabo north toward Los Barriles.

Unlike the heavily urbanized Cabo San Lucas tourism corridor, the East Cape has historically remained comparatively undeveloped, consisting of small towns, beaches, desert landscapes and marine ecosystems. The region is internationally known for sport fishing, diving, sailing, kiteboarding, mountain biking and other outdoor activities.

During the past two decades, the East Cape has attracted increasing interest from luxury tourism and real estate developers seeking to create destination resorts while preserving the region’s relatively low-density character.

Costa Palmas is one of the largest and most ambitious developments undertaken in the East Cape and has become a major driver of investment and tourism throughout the region.

Sea of Cortez (Gulf of California)

The Sea of Cortez, also known internationally as the Gulf of California, separates the Baja California Peninsula from mainland Mexico.

Often described by marine biologists as one of the world’s richest marine ecosystems, the Sea of Cortez is home to hundreds of species of fish, marine mammals, sea turtles and migratory birds. Jacques Cousteau famously referred to it as «the world’s aquarium» because of its extraordinary marine biodiversity.

The coastline bordering Costa Palmas provides access to deep-water fishing, sailing, diving and other marine recreation that form an integral part of the development’s identity. The Costa Palmas Marina is one of the few facilities on the East Cape capable of accommodating large recreational yachts and superyachts.

Because of the ecological significance of the region, development along the Sea of Cortez is also subject to extensive environmental regulation. Environmental permitting, coastal management and conservation issues have featured prominently in public discussion surrounding large-scale developments throughout Baja California Sur, including Costa Palmas.

Baja California Sur is Mexico’s southernmost state, occupying the lower half of the Baja California Peninsula. Created as a state in 1974, it is bordered by the Pacific Ocean to the west and the Sea of Cortez (Gulf of California) to the east. The state capital is La Paz, while Los Cabos is its largest tourism and economic centre.

Although geographically one of Mexico’s largest states, Baja California Sur is among its least densely populated. Its economy has historically been based on fishing, mining and agriculture, but during the past three decades tourism, hospitality, residential real estate and related services have become its principal economic drivers.

Tourism and the Economy

Tourism is the foundation of the modern economy of Baja California Sur. The state consistently ranks among Mexico’s leading tourism destinations, attracting millions of domestic and international visitors each year to destinations including Los Cabos, La Paz, Loreto and the East Cape. Recent estimates indicate that tourism contributes approximately one-third of the state’s gross domestic product, while supporting a substantial share of formal employment both directly and indirectly.

The hospitality sector has expanded rapidly through the development of luxury hotels, resorts, marinas, golf communities and branded residential projects. International hotel operators, including Four Seasons, Aman, Ritz-Carlton, Hilton and others, have established a significant presence within the state, reflecting its growing importance in the global luxury tourism market.

Foreign Investment

Baja California Sur has become one of Mexico’s leading destinations for foreign investment in tourism and hospitality. In 2025, the state ranked first in Mexico for Foreign Direct Investment in tourism, attracting approximately US$1.29 billion, representing more than 40% of all tourism-related foreign investment received nationally during that year. Government reports indicate that much of this investment has been directed toward hotels, resort residences and large-scale tourism infrastructure.

Developments such as Costa Palmas, together with projects in Los Cabos, La Paz and Loreto, have contributed significantly to this growth.

International Property Ownership

Baja California Sur has also become one of Mexico’s most important markets for international residential real estate. Thousands of foreign nationals—particularly from the United States and Canada—own vacation homes, investment properties or retirement residences throughout the state, especially in Los Cabos, the East Cape and La Paz.

Many owners reside in Baja California Sur on a seasonal basis, while others have become permanent or semi-permanent residents. The continued growth of this international community has contributed to substantial investment in residential construction, hospitality, professional services and local businesses.

Because much of the state’s premium residential property lies within Mexico’s constitutionally restricted coastal zone, foreign ownership is commonly structured through bank trusts (fideicomisos) established under Mexican law, allowing foreign purchasers to enjoy rights substantially equivalent to direct ownership while complying with constitutional restrictions.

Rule of Law and Investor Confidence

Every successful international real estate market depends upon confidence that property rights will be respected, contracts enforced, and disputes resolved through independent and transparent legal institutions. This is particularly true in Baja California Sur, where billions of dollars have been invested by Mexican and international purchasers in residential communities, hotels, marinas and tourism infrastructure.

Foreign purchasers typically make substantial long-term financial commitments, often before construction is complete. Their willingness to invest depends not only on the quality of individual developments, but also on confidence in the broader legal framework governing property ownership, condominium administration, land registration and judicial dispute resolution.

The legal proceedings described on this website concern specific disputes relating to Costa Palmas. They should not be interpreted as representative of the legal system of Baja California Sur as a whole. They do, however, illustrate why transparent governance, effective administration and access to impartial courts are fundamental to maintaining investor confidence and protecting the rights of all property owners.

Government and Public Institutions

Baja California Sur is governed under the federal system of the United Mexican States. State government is divided into executive, legislative and judicial branches, each exercising authority under the Constitution of the State of Baja California Sur.

As of 2026, the principal public officials include:

The State Congress enacts legislation governing matters such as condominium ownership, civil law and civil procedure, while the Superior Court of Justice exercises judicial authority over civil, commercial, family and administrative matters arising under state law.

The proceedings discussed throughout this website are being heard before the courts of Baja California Sur and are governed principally by the Condominium Property Regime Law of Baja California Sur, the Civil Code of Baja California Sur, and the Code of Civil Procedure of Baja California Sur.