VECINOS DE AKUMAL NORTE
Neighbors of North Akumal
The costs of the Government Project are not included in Vecinos' annual budget because we strive to keep member dues low. However, we need to raise $500,000 pesos for the next phase of the project.
Please click here to donate as generously as you can and help keep Akumal Norte as we all know it and love it. Thank you!
North Akumal Status Explained
Explicación del Estado de Akumal Norte
Akumal is a subdivision (in Mexico called a fraccionamiento) which is a neighborhood or area of land that has been partitioned into lots and blocks of lots (in Mexico called manzanas) by a developer to be sold off individually. It requires the layout of roads as well as the execution of urbanization projects that allow it to have infrastructure, equipment, and urban services.
A subdivision is one of the two main types of development in Mexico. The other is a condominium. Few people can distinguish between one and the other because they have many common characteristics, so it is easy to confuse them. However, there are considerable differences in terms of the rights and obligations of property owners in each type of development. In a condominium, membership and fees for improvement and upkeep of community infrastructure and services are mandatory, in a subdivision they are voluntary.
In the case of subdivisions, their completed streets, infrastructure, and services are donated and delivered to the municipality, acquiring the character of public property. This is called municipalization. The municipality, as owner, is then obliged to maintain them and provide public services. What is lost with municipalization is community control of the land, infrastructure, and services.
Although a condominium is also an urban development, its streets and internal infrastructure have the character of private property in accordance with the condominium regime established in the Civil Code. In this case, the owners themselves or the condominium administration are responsible for maintaining and servicing the streets and infrastructure inside the condominium.
Akumal is an uncompleted subdivision because only the water supply and electricity grid are public property managed by government agencies. The government officially lists us as a rancheria, a small rural settlement. Municipalization would require the completion and donation of the remaining infrastructure after which Akumal Norte may be officially designated by the Municipality as a mixed-use urban neighborhood with a recognized border (called a colonia in Mexico).
The responsibility for completing the infrastructure of a subdivision rests with the developers. Because the developers no longer had a presence here, the Vecinos Association undertook to construct and maintain necessary infrastructures, to legally represent the community, and to negotiate with government agencies and private sector providers.
Our ambiguous status has many advantages, supported by agreements of recognition and cooperation that we have signed with successive administrations in Tulum. Our current purpose is to avoid full municipalization through further negotiation and agreements to permanently secure our special status as neither a fully private community nor a fully integrated urban neighborhood.
In the state of Quintana Roo there are guidelines for the urban organization of the city and the subdivisions that constitute it and there is a single fractionation law in the state. This law allocates the location of subdivisions, their internal zoning, destination of available areas, road solutions, width of avenues, collector streets, local streets and walkways, the minimum and maximum dimensions of lots, free spaces and their use and all other characteristics.
At the same time, this law classifies subdivisions into 5 types. Akumal Norte is classified as Type 3B Tourist-Mixed Hotel-Housing:
The development process culminates in a final step called municipalization, an often-misunderstood procedure where the completed communal property is donated to the government:
Please click here to read the transcript of an informative question & answer session
about municipalization with the consultant retained by Vecinos for the Government Project.