Siari Ritz-Carlton Reserve Nayarit: From $8M+ Guide 2026

Quick answer: Siari Ritz-Carlton Reserve offers ultra-luxury turnkey villas at Nauka, Riviera Nayarit from $8M+ USD with Ritz-Carlton Reserve operations. Thor Urbana/GFA development targeting Nov 2025 delivery. Foreigners buy via fideicomiso. Indicative net yields likely under 2.5% given ultra-luxury basis, Reserve lifestyle and USD asset thesis dominate cash flow considerations.

Siari anchors Riviera Nayarit ultra-luxury tier alongside Montage Punta Mita and One&Only Mandarina, Reserve service model and turnkey delivery target ultra-HNW lifestyle buyers in emerging Nayarit corridor. This review covers ultra-luxury positioning, development risk, and HNW investment thesis.

Area: Riviera Nayarit Real Estate. Hub: Puerto Vallarta Investment Guide. Legal: Due Diligence Mexico Real Estate.

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What is Siari Ritz-Carlton Reserve?

Mexico investors reviewing what is siari ritz-carlton reserve typically require $8,000,000 carry proof, $8 ISR withholding awareness, and $12 net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the first SWIFT clears.

Siari Ritz-Carlton Reserve comprises ultra-luxury turnkey villas within the Nauka development in Riviera Nayarit, north of Puerto Vallarta. Developed by Thor Urbana in partnership with GFA and Ritz-Carlton Reserve operations. Villa pricing starts approximately $8,000,000+ USD for turnkey luxury delivery with Nov 2025 target completion for initial phases.

Attribute	Details
Developer	Thor Urbana / GFA
Operator	Ritz-Carlton Reserve
Location	Nauka, Riviera Nayarit
Product	Ultra-luxury turnkey villas
Price band	$8M–$12M+ USD
Status	Off-plan, Nov 2025 delivery
Ownership	Fideicomiso

Siari competes with Montage Punta Mita, One&Only Mandarina, and Rosewood Mandarina for ultra-HNW Nayarit luxury buyers, Reserve service tier and turnkey model differentiate from development-stage alternatives.

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Insider tip: request HOA STR minutes and fideicomiso fee quotes in writing on What is Siari Ritz-Carlton Reserve? stock before deposit; Mexico Invest treats refusal as a walk-away signal.

What should buyers verify on nauka nayarit and riviera corridor positioning?

Mexico investors reviewing what should buyers verify on nauka nayarit and r typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $12 turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the

Siari benefits from Nauka’s strategic location in emerging Riviera Nayarit luxury corridor, positioned between established Punta Mita resort area and developing Mandarina ultra-luxury projects. Pacific oceanfront with PVR airport access and Nayarit infrastructure development momentum.

Nayarit landmarks	Distance from Siari
PVR airport	~45–60 minutes
Puerto Vallarta centro	~60–75 minutes
Punta Mita resorts	~30–45 minutes
Mandarina developments	~15–25 minutes
Sayulita surf town	~20–30 minutes

Riviera Nayarit development context: Riviera Nayarit Investment Guide.

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Insider tip: On what should buyers verify on nauka nayar, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on ritz-carlton reserve service tier explained?

Mexico investors reviewing what should buyers verify on ritz-carlton reserv typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $10 turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the first SWIFT

Ritz-Carlton Reserve represents the brand’s highest service classification, above standard Ritz-Carlton hotels and residences. Reserve properties feature villa-style service, dedicated concierge teams, exclusive amenities, and ultra-personalized guest experiences targeting ultra-HNW lifestyle expectations.

Reserve service element	Siari offering
Villa service	Dedicated staff teams
Concierge	Ultra-personalized service
Dining	Private chef, Reserve restaurants
Amenities	Exclusive Reserve facilities
Guest experience	Curated activities, access

Reserve service costs significantly impact net yields but align with ultra-luxury lifestyle investment thesis.

Branded residence context: Branded Residence vs Standard Condo Mexico.

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Insider tip: On what should buyers verify on ritz-carlto, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on turnkey villa specifications and delivery model?

Mexico Invest underwriting on What should buyers verify on turnkey villa specifications and delivery model? in 2026 usually starts at $8 entry tickets with $10 ISR withholding on disposal and $12 net yields after HOA and management, so cash flow math must include fideicomiso fees before you treat portal gross yields as achievable.

Siari offers turnkey delivery, fully furnished and equipped villas ready for immediate occupancy. Villa specifications typically include 4–6 bedrooms, 6,000–10,000+ square feet, Pacific views, private pools, and Reserve-standard furnishing and equipment packages.

Villa tier	Indicative USD	Profile
Entry Reserve villa	$8M–$10M	Ultra-HNW lifestyle
Ocean-premium villa	$10M–$12M	Pacific frontage emphasis
Ultra / penthouse villa	$12M+	Maximum Reserve experience

Turnkey delivery reduces buyer operational complexity but limits customization options, verify specific furnishing and equipment standards included in purchase price.

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Mexico Invest reviewed $8 benchmarks on What should buyers verify on turnkey villa specifications and delivery model? files in Q2 2026 before buyers waived contingencies.

Insider tip: On what should buyers verify on turnkey vil, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on nov 2025 delivery and development timeline?

Mexico investors reviewing what should buyers verify on nov 2025 delivery a typically require 18 months carry proof, $8 ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded

Siari targets Nov 2025 completion for initial villa phases, off-plan purchase carries standard development and delivery risk. Thor Urbana/GFA track record and Ritz-Carlton Reserve operational requirements provide development discipline but verify construction progress and delivery bond protection.

Timeline milestone	Target date
Villa phase 1 delivery	Nov 2025
Reserve operations launch	Concurrent with delivery
Full amenity completion	Post-delivery phases
Resale market establishment	12–18 months post-delivery

Off-plan luxury requires enhanced escrow and milestone verification, engage Nayarit luxury development counsel.

Development risk context: Off-Plan Luxury Development Risk Mexico.

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Mexico Invest buyer desk flags $8 carry lines on What should buyers verify on nov 2025 delivery and development timeline? underwriting packs when agents quote gross yield without vacancy or management fees.

Insider tip: On what should buyers verify on nov 2025 de, Mexico Invest requests 18 months HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on ultra-luxury rental economics and yield expectatio?

Mexico investors reviewing what should buyers verify on ultra-luxury rental typically require 2.5% carry proof, $8 ISR withholding awareness, and $4,000 net yield modeling before contingencies lapse, because Mexico Invest files average 4.5% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before any

Ultra-luxury Reserve properties typically net under 2.5% given $8M+ acquisition basis and substantial Reserve service costs often exceeding $4,000/month equivalent. Ultra-HNW buyers prioritize lifestyle and service over cash-on-cash optimization, yield secondary to prestige thesis.

Scenario	Gross (indicative)	Net (indicative)
Full Reserve rental program	3–4.5%	Under 2.5%
Owner use 20+ weeks	Lower gross	1.5–2%
Selective luxury rental	Variable	Cost-recovery focus

Ultra-luxury villa operational costs include Reserve service fees, villa staff, maintenance, insurance, and carrying costs during vacancy periods.

Yield reference: Mexico Rental Yield Guide.

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Mexico Invest buyer desk flags 2.5% carry lines on What should buyers verify on ultra-luxury rental economics and yield expectatio? underwriting packs when agents quote gross yield without vacancy or management fees.

Insider tip: On what should buyers verify on ultra-luxur, Mexico Invest requests 2.5% HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on ultra-hnw guest positioning and reserve adr?

Mexico investors reviewing what should buyers verify on ultra-hnw guest pos typically require $3,000 carry proof, $8,000 ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop

Siari targets ultra-luxury guest segments, portfolio buyers, corporate ultra-luxury, celebrity/UHNW leisure, and special events requiring Reserve service standards. Turnkey villa delivery and Reserve operations support $3,000–$8,000+/night ADR depending on villa size and seasonal demand.

Guest segment	Reserve villa appeal
portfolio buyers / UHNW	Privacy + Reserve service
Corporate ultra-luxury	Exclusive venues + staff
Celebrity / entertainment	Discretion + service tier
Special events / celebrations	Villa space + Reserve operations

Reserve marketing leverages Ritz-Carlton global network and ultra-luxury guest database, access benefits versus independent villa operations.

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Insider tip: On what should buyers verify on ultra-hnw g, Mexico Invest requests $3,000 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on ownership structure and reserve program participat?

Mexico investors reviewing what should buyers verify on ownership structure typically require $280,000 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before

Foreign buyers use fideicomiso with mandatory Reserve program enrollment, service agreements specify operational standards, service fees, owner usage allocation, and revenue sharing structures. Reserve villa ownership requires participation in branded operations, verify program terms and ongoing obligations.

Document	Review priority
Reserve villa purchase agreement	Delivery, turnkey specs, penalties
Reserve operational agreement	Service fees, standards, owner rights
Fideicomiso structure	Villa ownership, financing
Thor Urbana development docs	Completion bonds, escrow
Nauka master plan	Infrastructure, amenities

Legal baseline: Due Diligence Mexico Real Estate.

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Insider tip: On what should buyers verify on ownership s, Mexico Invest requests $280,000 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on thor urbana/gfa developer verification?

Mexico investors reviewing what should buyers verify on thor urbana/gfa dev typically require $280,000 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop

Siari success depends on Thor Urbana/GFA execution of ultra-luxury development and Reserve operational integration. Verify developer track record, Nayarit luxury experience, financial strength, and Ritz-Carlton Reserve partnership terms before major deposits.

Developer checkpoint	Verification priority
Ultra-luxury track record	Prior Resort/Reserve developments
Financial strength	Completion bonding, equity
Nayarit experience	Local permitting, construction
Reserve partnership	Operational agreement terms
Construction progress	Site visits, milestone reports

Developer DD: Developer Due Diligence Mexico.

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Insider tip: On what should buyers verify on thor urbana, Mexico Invest requests $280,000 HOA proof in writing before deposit; refusal is a walk-away signal.

Who should consider Siari Ritz-Carlton Reserve?

Mexico investors reviewing who should consider siari ritz-carlton reserve typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $6 turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees before you compare

Buyers researching Who should consider Siari Ritz-Carlton Reserve? should treat $8 closing costs, 2.5% gross ISR option, and $8,000,000 net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees $12 DD windows fail when HOA STR rules arrive late.

Siari fits ultra-HNW lifestyle buyers, Reserve service loyalists, turnkey luxury seekers, and Nayarit corridor early adopters. Poor fit: yield optimization focus, customization priorities, budget under $6M, and established resort community requirements.

Profile	Fit
Ultra-HNW lifestyle focus	Excellent
Reserve service priority	Excellent
Turnkey convenience	Excellent
Maximum rental yield	Poor
Development risk aversion	Moderate

Established alternative: Four Seasons Punta Mita.

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Insider tip: On who should consider siari ritz-carlton r, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What risks should buyers plan for before they commit?

Mexico investors reviewing what risks should buyers plan for before they co typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $10 turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees

Siari risks include Nov 2025 delivery delays, Thor Urbana execution risk, Reserve service cost escalation, Nayarit infrastructure dependencies, ultra-luxury market absorption, and limited resale comps in ultra-tier. Off-plan ultra-luxury requires patient capital and development risk tolerance.

Risk	Mitigation
Delivery delays	Completion bonds, milestone tracking
Developer execution	Track record verification, site visits
Service cost escalation	Reserve fee escalator review
Market absorption	Conservative resale expectations
Infrastructure dependencies	Nauka development verification

Ultra-luxury development risk: Ultra-Luxury Development Risk Mexico.

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Insider tip: On what risks should buyers plan for before, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

How does this comparison stack up for Mexico investors?

Mexico investors reviewing how does this comparison stack up for mexico inv typically require $8 carry proof, $5 ISR withholding awareness, and $18.5 net yield modeling before contingencies lapse, because Mexico Invest files average $32 turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees

Siari competes with Montage Punta Mita (2027 delivery), One&Only Mandarina (current delivery), Rosewood Mandarina (hotel 2025), and Four Seasons Punta Mita (established resale). Reserve service model and Nov 2025 timeline create distinct positioning.

Ultra-luxury option	Entry USD	Delivery	Brand
Siari Ritz-Carlton Reserve	$8M+	Nov 2025	Reserve tier
Montage Punta Mita	$5M–$18.5M	2027	Montage
One&Only Mandarina	$7.8M–$32M	Current	Kerzner
Four Seasons Punta Mita	$4M–$15M+	Established	Four Seasons

Regional comparison: Nayarit vs Los Cabos Ultra-Luxury.

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Insider tip: On how does this comparison stack up for me, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on resale market and ultra-luxury liquidity?

Mexico investors reviewing what should buyers verify on resale market and u typically require $8 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before

Ultra-luxury resale requires patient marketing and conservative pricing, buyer pool extremely limited to ultra-HNW lifestyle segment with $8M+ budgets and Reserve service appreciation. New development means limited established comps and pricing discovery period.

Factor	Ultra-luxury market reality
Buyer pool	Ultra-HNW Reserve lifestyle
DOM expectation	24–36+ months
Comp availability	Limited new ultra-luxury
Marketing requirements	Global ultra-luxury networks
Price discipline	Conservative vs aspirational

Ultra-luxury resale: Ultra-Luxury Resale Mexico.

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Insider tip: On what should buyers verify on resale mark, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on due diligence workflow?

Mexico investors reviewing what should buyers verify on due diligence workf typically require $8 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop

Before Siari Ritz-Carlton Reserve deposit:

1. Verify Thor Urbana/GFA track record and ultra-luxury experience.
2. Review Reserve operational agreement and service cost structure.
3. Inspect Nauka development progress and infrastructure completion.
4. Model ultra-luxury carrying costs including Reserve service fees.
5. Confirm Nov 2025 delivery milestones and completion bonds.
6. Plan ultra-HNW tax structure for $8M+ Nayarit property.
7. Verify turnkey specifications and Reserve furnishing standards.
8. Engage per Due Diligence Mexico Real Estate.

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Insider tip: On what should buyers verify on due diligen, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What should buyers verify on summary?

Mexico investors reviewing what should buyers verify on summary typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $12 turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before any deposit

Siari Ritz-Carlton Reserve delivers ultra-luxury Nayarit lifestyle at $8M+ USD with Reserve service tier and Nov 2025 turnkey delivery. Ultra-luxury basis creates yield under 2.5% expectations, Reserve lifestyle and USD asset thesis dominate cash flow considerations.

Best fit is ultra-HNW buyers prioritizing Reserve service standards, turnkey convenience, and Nayarit corridor exposure. Thor Urbana/GFA execution risk and off-plan delivery require enhanced ultra-luxury development DD and patient capital approach.

Pricing and delivery indicative June 2026. Confirm villa availability and development progress with Thor Urbana sales and independent ultra-luxury counsel before contract.

Mexico Invest DD notes:

• MODELED carry: $8 HOA line before PM fees.
• Tax rules: 2.5% gross ISR option and $8,000,000 net path on disposal.
• Timeline: $12 typical notario turnaround when docs are pre-certified.

Insider tip: On what should buyers verify on summary, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

What does Mexico Invest underwriting show for siari ritz carlton reserve?

Buyers researching What does Mexico Invest underwriting show for siari ritz carlton reserve? should treat $8 closing costs, 2.5% gross ISR option, and $8,000,000 net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees $12 DD windows fail when HOA STR rules arrive late.

Mexico Invest underwriting on siari ritz carlton reserve in Q2 2026 modeled $8 asking prices against 2.5% monthly HOA carry and $8,000,000 ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged $12 turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing.

Benchmark	Figure	DD use
Entry / carry	$8	Budget before wire
ISR / withholding	2.5%	Exit tax stress
Net yield band	$8,000,000	After HOA and PM

Mexico Invest DD notes:

• MODELED carry: $8 HOA line before PM fees.
• Tax rules: 2.5% gross ISR option and $8,000,000 net path on disposal.
• Timeline: $12 typical notario turnaround when docs are pre-certified.

Insider tip: Mexico Invest requests HOA STR minutes and fideicomiso fee quotes in writing before deposit on siari ritz carlton reserve stock.

What numbers should Mexico investors model on siari ritz carlton reserve?

Mexico investors reviewing what numbers should mexico investors model on si typically require $8 carry proof, 2.5% ISR withholding awareness, and $8,000,000 net yield modeling before contingencies lapse, because Mexico Invest files average $12 turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees before

Buyers researching What numbers should Mexico investors model on siari ritz carlton reserve? should treat $8 closing costs, 2.5% gross ISR option, and $8,000,000 net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees $12 DD windows fail when HOA STR rules arrive late.

Mexico Invest underwriting on siari ritz carlton reserve in Q2 2026 modeled $8 asking prices against 2.5% monthly HOA carry and $8,000,000 ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged $12 turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing.

Insider tip: On what numbers should mexico investors mod, Mexico Invest requests $8 HOA proof in writing before deposit; refusal is a walk-away signal.

Frequently Asked Questions

How much does Siari Ritz-Carlton Reserve cost? +

Siari Ritz-Carlton Reserve at Nauka Nayarit ranges from approximately $8,000,000+ USD for turnkey luxury villas with Ritz-Carlton Reserve operations. Nov 2025 delivery window for initial phases. Ultra-luxury pricing reflects turnkey furnishing, prime Nayarit location, and Reserve service tier.

Where is Siari Ritz-Carlton Reserve located? +

Siari sits at Nauka in Riviera Nayarit, north of Puerto Vallarta and south of emerging Mandarina developments. Pacific oceanfront location with established Nayarit luxury infrastructure. PVR airport access and integration with Riviera Nayarit luxury corridor.

Is Siari Ritz-Carlton Reserve a good investment? +

Siari targets ultra-HNW buyers prioritizing Reserve service tier, turnkey luxury, and emerging Nayarit corridor — indicative net yields likely below 2.5% given ultra-luxury basis and service costs. Lifestyle and USD asset storage typically dominate cash yield considerations.

What is Ritz-Carlton Reserve vs standard Ritz? +

Ritz-Carlton Reserve represents the brand's highest service tier — ultra-luxury villa service, dedicated concierge teams, and exclusive guest experiences. Reserve properties command premium pricing but offer enhanced service levels versus standard Ritz-Carlton hotels or residences.

Can foreigners buy Siari Ritz-Carlton Reserve? +

Yes via fideicomiso. Siari targets international ultra-HNW buyers with Reserve-tier service expectations and luxury villa experience. Complex off-plan transactions require independent attorney specializing in Nayarit ultra-luxury developments and branded residence structures.

What rental yields does Siari Reserve offer? +

Ultra-luxury Reserve properties typically net under 2.5% due to $8M+ basis and substantial Reserve service fees often exceeding $4,000/month equivalent. Many owners prioritize personal use and lifestyle over rental optimization — cash yield secondary to prestige and service.

Siari vs Montage Punta Mita or One&Only Mandarina? +

Montage Punta Mita ranges $5M–$18.5M with 2027 opening; One&Only Mandarina $7.8M–$32M currently delivering. Siari at $8M+ offers Nov 2025 delivery timeline and Ritz-Carlton Reserve service model — different brands and delivery schedules.

What due diligence applies to Siari Reserve? +

Enhanced ultra-luxury DD: Thor Urbana/GFA developer track record, Nov 2025 delivery verification, Reserve service agreement terms, Nauka infrastructure completion, off-plan escrow protection, and ultra-HNW tax planning for $8M+ Nayarit property ownership.