What is Kumo Living?
Kumo Living is the residential tower at Cumbres de Mita, located on the upper part of the development along the Punta de Mita corridor on the Riviera Nayarit. The project consists of 27 residences from 63 to 152 m², ranging from lofts to three-bedroom residences and penthouses, with list prices from $3.1 to $7.1 million Mexican pesos. Estimated delivery is October 2030.
There are six unit types: Hoko (loft, 63 m²), Sora (2 bedrooms, 77.38 m²), Haru (2 bedrooms, 84.14 m², sold out), Kaibō (3 bedrooms, 102 m²), Nami (3 bedrooms, ground floor, 152 m² incl. a 50 m² garden) and Seki PH (3-bedroom penthouse, 152 m² incl. a 60 m² terrace). Views depend on the unit type: Sora, Nami and Seki PH have ocean views; the others look out over the jungle and the hills.
The name "Kumo" (雲, "cloud" in Japanese) captures the architectural concept: elevated terraces on the highest part of Cumbres de Mita, contemporary finishes and an orientation engineered to maximize natural cross-ventilation — a meaningful climate advantage in a region where the annual average temperature is 26 °C.
The advantages of buying pre-sale
1. Access to the lowest price in the cycle
Across the Riviera Nayarit, the spread between pre-sale and delivery prices typically lands between 15% and 30%. Developers need early capital to fund construction, and they offer substantial discounts to buyers willing to take on early-stage risk.
In concrete terms, if that market range held, a residence purchased pre-sale at $4.5M MXN could be worth $5.2M to $5.9M MXN by the estimated delivery date (October 2030). This is an estimate based on regional market behavior, not a promise of returns.
2. Finish-level customization
Pre-sale buyers generally retain customization options across:
- Flooring: ceramic, porcelain or marble depending on tier
- Wall and millwork tones: within the developer's defined palette
- Kitchen equipment: appliance and countertop choices
- Closet and dressing area layout: structural adaptations permitted
These options disappear once construction reaches roughly 60% completion.
3. Flexible construction-phase payment plans
Across the regional market, pre-sale payment schedules typically structure the investment as follows (the specific Kumo Living plan is confirmed with an advisor):
| Stage | Percentage | Notes |
|---|---|---|
| Contract signing | 20–30% | Reservation and down payment |
| Foundation and structure | 20% | Months 3–8 |
| Walls and finishes | 20% | Months 9–14 |
| Systems and detailing | 20% | Months 15–20 |
| Delivery | 10–20% | Against handover |
This cadence lets the buyer build equity alongside physical progress on the building, without requiring 100% capital outlay at the start.
Pre-sale vs. finished: a side-by-side comparison
| Indicator | Pre-sale (Kumo Living) | Finished (Punta Mita Resort) |
|---|---|---|
| Entry price | $3.1M – $7.1M MXN | $16M – $68M+ MXN ($800K+ USD) |
| Price per m² | ~$45,000 – $50,000 MXN/m² | ~$120,000 – $280,000 MXN/m² |
| Customization | Yes (finishes) | No |
| Delivery | October 2030 (estimated) | Immediate |
| Construction risk | Yes (mitigated by performance bond) | None |
| Delivery-day upside | 15–30% (market estimate) | Depends on market |
Technical specifications and amenities
Building specifications
- Levels: ground floor + 3 residential floors
- Units per floor: varies by level
- Parking: covered, depending on unit type
- Elevator: service to every level
- Water system: independent cisterns with hydropneumatic distribution
Development amenities
- Infinity pool with panoramic views
- Rooftop and fire pit lounge
- Lounge area with grills and bar
- Access to the Cumbres de Mita amenities, including the gym (planned)
- Private cinema and game room
- 24/7 security with controlled access
- Coworking lounge for residents
Per-residence specifications
- Integrated kitchen with quartz countertops
- Wood closets in every bedroom
- Inverter mini-splits in bedrooms and living area
- Solar tankless water heater
- Floor-to-ceiling windows with thermo-acoustic aluminum frames
Delivery timeline
Kumo Living's estimated delivery is October 2030. Construction dates are estimates and are updated as the project progresses; the current schedule and on-site progress are shared during your visit.
Why buy pre-sale in 2026 specifically?
Three factors make 2026 a particularly attractive entry point:
- A stabilized post-pandemic price cycle: after the 16.2% spike of 2021, the market has normalized at 4–7% annual appreciation, reducing the risk of buying at the top.
- A favorable exchange rate for peso-denominated buyers: the Mexican peso has held strong against the dollar, but peso-denominated prices for local development have not climbed at the same rate, creating an entry window.
- Expanding infrastructure: new commercial and residential developments along the Punta de Mita corridor will lift surrounding property values before Kumo Living delivers.
Frequently asked questions
What happens if there are delivery delays?
Mexico's Condominium Property Law and PROFECO regulations protect pre-construction buyers. The contract must include a performance bond or guarantee ensuring return of capital in case of breach. Three- to six-month delays are common across the sector; longer delays trigger compensation clauses.
How exactly does a pre-sale purchase work?
The process is: (1) unit selection and signed letter of intent, (2) signing of the promise of purchase agreement before a notary with a 20–30% down payment, (3) scheduled payments tied to construction progress (typically monthly or quarterly), and (4) deed transfer and physical delivery against the final payment. The entire process is governed by public deed — there is no informal handshake.
Can I cancel if I change my mind?
Pre-sale contracts typically include a cancellation clause. In most cases, cancellation within the first 30 days entitles the buyer to a 100% refund of the down payment. After that window, penalties of 5–20% apply depending on construction phase. Review the specific contract before signing.
This article is for informational purposes only. Specifications, prices and timelines are subject to change. Confirm details directly with the developer and seek legal counsel before any purchase.