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When you hear the term “the Vallarta lifestyle,” you often think of relaxed days by the sea, an endless stream of inspiring sunsets, an active social life, fine dining, and many other aspects that might define a paradise vacation. However, this is a city of many facets, and it is probably this diversity that has led many people who arrive here to find something that “speaks to them” and ultimately decide to stay and reside permanently.
For Joshua Rappaport, owner of the mortgage company Cross Border Investment (CBI) and the RE/MAX Romantica real estate sales franchise, the Vallarta lifestyle has also meant professional opportunity, hard work, investment, athletic activity, challenges, and building a home. The businessman, a native of Toronto, Canada, has been a permanent resident of Puerto Vallarta for over 20 years and has attained Mexican citizenship.
His life in Mexico began in 2003 when he was completing an exchange program at the University of Guadalajara to fulfill his final credit for his bachelor’s degree in Political Science and International Economics. After finishing the course, he then traveled around the country for several months and finally decided to settle in Puerto Vallarta to take advantage of the opportunity to live on the beach. Joshua entered the mortgage business in 2006, when he was offered the opportunity to work for a broker.
In the Winter 2025 edition of Out & About PV, we learned about some of the major projects Josh has materialized since then: the opening of CBI in 2011 and the acquisition of a RE/MAX franchise in 2023, in addition to his passion for long-distance running. With both companies fully established and operating successfully, and having achieved the feat of running The Abbott Major World Marathons to become a 6-Star Finisher, we met with Rappaport again to look at him from a new perspective: to understand the philosophy that guides his day-to-day life in every aspect of his world—the foundation of his professional success and his personal life.
Solid Foundations and a Culture of Client Service
In 2011, after several years working in the mortgage world, Joshua became independent and opened his company, CBI, which has since specialized in offering mortgage solutions for Canadian, American, and Mexican buyers. For Rappaport, who is fully bilingual, complying with industry standards has been a fundamental part of his business philosophy, and he has therefore been a member of the Mortgage Broker Association almost since the beginning of his career in this field. This vision is perhaps the reason for his company’s longevity. CBI also handles the legal procedure for closing the property purchase/sale.
In 2023, with the acquisition of RE/MAX, an international franchised real estate company, Joshua expanded his reach in the real estate world by joining one of the largest franchise networks in the world, founded in the United States in 1973, which operates in over 110 countries and boasts thousands of agents. RE/MAX is dedicated to the sale, purchase, and rental of properties and works through a network of offices and agents who operate autonomously under the brand’s support. This level of autonomy has ensured that a work culture centered on understanding the client and supported by practical experience continues to be firmly upheld within his company.
As a real estate broker, he is a member of the Mexican Association of Real Estate Professionals (AMPI), the Mexican affiliate of the National Association of Realtors (NAR).
“Our mission has always been to see our clients as more than just a number or a commission,” he mentions. “We understand that for many of them, acquiring a property is a dream, a retirement plan, or an investment where they will put their life savings. Furthermore, they are acquiring a property in a foreign country, which involves cultural, legal, and language differences. That’s why we accompany them closely, explaining every part of the process. We appreciate the trust they place in us and offer a philosophy of blending business norms and practices in Mexico with the customer-service culture that most Americans and Canadians are accustomed to.
Joshua himself is an example of a foreigner who has settled in Mexico and obtained significant personal experience in real estate: Joshua has purchased primary properties to live in, as well as rental investment properties. He has purchased commercial property, land and constructed a house; and he has gone through complete renovation projects. He has also navigated the migratory, fiscal and legal procedures required to become a citizen and operate his businesses. As such, he has contacts and connections that can be useful for those going through these processes: purchasing a property, financing the purchase, legal process to close on the property, property rental and management, renovation, interior design, Mexican migration, Mexican tax registration, and so on. His business establishes a culture based on personal experience. And it is based on this same experience that the real estate professional notes that Puerto Vallarta is a healthy market:
“Maintaining a property in Mexico is much more affordable than in the United States, and even though I own a mortgage company, the majority of American and Canadian buyers acquire their property in cash, without a mortgage tied to it. Since the carrying costs with Mexican properties are so low, and since many property owners rent out their properties, most often the properties turn out a positive income flow, which helps to maintain a healthy real estate market. Not to mention the increase in equity as properties in Puerto Vallarta continue to increase significantly in value.”
Beyond the Office: Consolidating a Home
The drive for professional growth for Joshua has also been present in the activities he enjoys in daily life, mainly in long-distance running, which he began training for in 2018. His first marathon was the Puerto Vallarta Marathon in 2019, which would be only the beginning of a journey of self growth. In September 2025, he ran his tenth marathon in Berlin, achieving his feat of completing the Abbott World Marathon Majors, which also include Tokyo, Boston, London, Chicago, and New York. When asked what is next for him in this area, his answer is clear: “enjoy the process a little more.”
For Joshua, the pleasure of living in Puerto Vallarta materializes in activities like hiking routes through the jungle and along the coast, activities with his dogs Panda and Grizzly (whom he adopted and frequently takes hiking), and the everyday life of the residential neighborhood where he lives. The Vallarta lifestyle for Josh today is represented by that balance between work, sport, pleasure, and home. However, his personality still shows that motivation to continue growing and tackling new challenges, so it would not be surprising if Rappaport continues to give us news of expansion or professional reinvention in the future.
This story is from the Winter 2026 issue of Out & About PV. Check out the complete print edition here.
Esta publicación también está disponible en: English Español
