Oceana 433 (Playa del Carmen, Mexican fideicomiso)
Mexican condo at Playa del Carmen. Personally held by Austin via a Mexican fideicomiso (trust) — not in any LLC. Operated by RFH (NOT by RHG). Triggers Form 3520 + 8938.
At a glance
| Field |
Value |
| Legal name |
n/a (personally held real estate via fideicomiso) |
| Casual / DBA |
"Oceana 433" / "OC-433" |
| Form |
Personally held via Mexican fideicomiso (trust) — Trustee bank: Actinver. Beneficial interest = Austin's. NOT in any LLC. |
| Jurisdiction |
Mexico |
| Filing # |
n/a (fideicomiso registration) |
| EIN / TIN |
n/a (personally held; reports under Austin's SSN; Mexican RFC for Austin not extracted into repo) |
| Formed |
n/a (acquired 2018-07; trust assignment 2018-01-10 Contrato de Cesión Actinver Austin Renfroe) |
| Status |
active |
| Tax classification (US) |
Schedule E flow-through directly to Austin's 1040; Form 3520 (Mexican Trust) required because Mexican fideicomiso is US-treated foreign trust; Form 8938 (Specified Foreign Financial Asset) if threshold met. 27.5-yr residential depreciation since 2018-07. |
| Tax classification (foreign, if applicable) |
Mexican fideicomiso (Actinver-trustee) |
| Owner / members |
Austin Renfroe (beneficial interest); Actinver (legal-title trustee bank) |
| Manager / officer |
n/a; Caro holds POA (PODER OC-433 (Caro).pdf) — local Mexican contact for property administration |
| Registered agent |
Actinver (trustee bank) |
| Registered address |
28 Manzana 88 Lote 03 Depto 433, Playa del Carmen, Q. Roo |
| Operating address |
Same |
| Active mandates |
ServisFirst LOC (renewed 2023-07; current cycle TBD); Angelhost PM contract (2023+); fideicomiso renewal coordination (Mexican trusts have 50-year term considerations) |
| Last reviewed |
2026-05-09 (Claude session) |
Status & active mandates
- ServisFirst LOC — original 2018-09-25
2018-09-25 ServisFirst Oceana Loan.pdf; renewed 2023-07-26 (LN#35908). 2026 cycle likely active given the cross-property PLOC renewal cadence with Sophie Membrino (Austin's current ServisFirst banker).
- Angelhost PM — active 2023-03-01+. Replaced PlayaDistrict (2019–2022).
- Lien Release in ServisFirst Loan folder — open question whether this fully unencumbers the trust or relates to an old facility.
- Fideicomiso renewal — Mexican trusts have time-limit considerations (50-year initial term renewable). Current term not extracted into repo.
- Coincidence note: Oceana 433 is the same address used as RHG MX's mailing address — this is purely because RHG has no Mexican mailing address and Oceana 433 is Austin's only Mexican address. RHG does NOT own Oceana 433.
Purpose & operations
Beneficial-interest Mexican condo at Playa del Carmen, Quintana Roo. Operated by Renfroe Family Holdings, LLC (collects guest deposits, manages PM relationship via Angelhost) — but legal owner is Austin personally via the Actinver-trustee fideicomiso. RFH does NOT own Oceana 433. Schedule E rental (personally held); 27.5-yr residential depreciation since 2018-07 in service. Original purchase price $584,436.12 USD; ~45% appreciation to ~$850K current.
Timeline of events
| Date |
Event |
Notes / source |
| 2017-11 |
Selling Contract Nov-2017 |
Synology Closing Documents |
| 2018-01-10 |
Contrato de Cesión Actinver Austin Renfroe (trust assignment) |
Synology |
| 2018-04 → 06 |
ServisFirst Loan invoices |
Synology |
| 2018-07 |
Original acquisition ($584,436.12 USD) |
tax/pearce-bevill-thread-summary.md 2018-07 entry |
| 2018-09-25 |
ServisFirst Oceana Loan originated |
Synology |
| 2019-01-01 |
First PlayaDistrict PM contract |
Synology Management Agreement/ |
| 2019-03-11 |
Adendum Contrato Promesa OCEANA 433 (signed) |
Synology |
| 2019-03-29 |
PlayaDistrict PM contract |
Same |
| 2019-06-27 |
RECEIPT of TAXES (NOTARY) |
Same |
| 2019-06-28 |
RECEIPT of RIGTHS (TRUST) |
Same |
| 2019-07-02 |
RECEIPT F.C. 2° payment |
Same |
| 2019-11 |
Estado de Cuenta Banorte Condominio Oceana |
Synology |
| 2022-01-01 |
PlayaDistrict PM contract renewed |
Synology |
| 2023-03-01 |
Angelhost PM contract begins (replacing PlayaDistrict) |
Synology Management Agreement/ |
| 2023-07-26 |
ServisFirst LOC renewal (LN#35908) |
Synology 2023-07 ServisFirst LOC Renewal Oceana 433/ |
| 2026-05-04 |
Brex transfer Oceana 433 Dep → Primary |
Mailbox |
People
Internal (employees, contractors, officers, members)
| Name |
Role |
Status |
Notes |
| Austin Renfroe |
Beneficial owner |
active |
|
| Renfroe Family Holdings, LLC |
Operator (collects guest deposits, manages PM relationship) |
active |
Operationally independent of legal title |
| Caro |
POA holder (local MX) |
active |
PODER OC-433 (Caro).pdf |
External counterparties
| Firm / individual |
Role |
Mandate / scope |
Status |
| Actinver |
Fideicomiso trustee bank |
Holds legal title |
active |
| Angelhost |
Current PM (2023-03-01 forward) |
Property management |
active |
| PlayaDistrict |
Prior PM (2019-2022) |
Property management |
inactive |
| ServisFirst Bank — Sophie Membrino ([email protected]) |
Current relationship banker |
LOC (LN#35908 renewed 2023-07) + parallel PLOC |
active |
| Mexican notary |
Closings + trust admin |
per-event |
active |
| HOA / Condominio Oceana |
HOA at Banorte |
recurring |
active |
| Pearce Bevill |
CPA |
Schedule E + Form 3520 + Form 8938 |
active |
Companies & vendors
| Vendor |
Service |
Cadence |
Capex / expense |
Notes |
| Angelhost |
Property management |
recurring |
expense |
Current PM since 2023-03-01 |
| HOA / Condominio Oceana |
HOA assessments |
recurring |
expense |
Banorte account |
| ServisFirst Bank |
LOC |
annual renewal |
financing |
LN#35908 |
| Decorators |
Interior design |
per-event |
mixed |
Per Decorators folder |
| Mexican notary |
Closings, trust admin |
per-event |
expense |
|
Finances
Bank accounts
| Institution |
Account # / last-4 |
Type |
Status |
Signatories |
Notes |
| Brex |
•••• 5636 |
operating ("Oceana 433: Dep") |
active |
Austin |
Guest deposits inbound |
| Brex |
•••• 4145 |
operating ("Oceana 433: Ops") |
active |
Austin |
Non-refundable portions; opex |
Pre-Brex banking history: ServisFirst Payoff Wire Money Confirmation through Wells Fargo (ServisFirst Payoff - Wire Money - Confirmation _ Wells Fargo.pdf).
Credit cards
n/a (personally held; Austin personal cards used).
Loans / liabilities
| Lender |
Type |
Outstanding |
Terms |
PG status |
Notes |
| ServisFirst |
LOC LN#35908 |
TBD (current balance) |
renewed 2023-07-26 |
n/a (Austin personal) |
Lien Release in folder — confirm whether old or current |
Tax accounts & posture
- Returns filed: Schedule E flow-through to Austin's 1040; Form 3520 (Mexican Trust); Form 8938 (Specified Foreign Financial Asset) if threshold met. 2023 return included Form 3520 (per
tax/pearce-bevill-thread-summary.md 2024-10-15 entry).
- NOL carryforward: None known.
- Tax year-end: Calendar year.
- Foreign tax credits: Mexican income tax / IVA — handled at the operator (RFH) level for any guest revenue routed through US channels; SAT side handled by JME (overlaps with RHG MX scope).
- Specific elections: None known. 27.5-yr residential depreciation since 2018-07.
- Open tax positions: Form 3520 cycle continuity; Form 8938 threshold check annually.
Capital flows (in / out)
- Guest deposits received in Brex 5636 ("Dep"); non-refundable portions moved to Brex 4145 ("Ops"); refundable security deposits held in Dep until resolved.
- 2026-05-04: Brex transfer Oceana 433 Dep → Primary (RFH).
- ServisFirst LOC servicing.
Real assets
| Asset |
Description |
Carrying value |
Market value |
Notes |
| Oceana 433 condo (Playa del Carmen) |
Beneficial interest via Actinver-trustee fideicomiso |
$584,436.12 USD original purchase |
~$850,000 (~45% appreciation) |
Storage unit Bodega 6 separate lease |
Insurance & compliance
| Coverage / filing |
Carrier / authority |
Status |
Notes |
| HOA / Condominio Oceana |
Banorte (HOA banking) |
active |
recurring assessments |
| Mexican property tax (predial) |
Mexican municipality |
active |
annual; in Tax Payments/ |
| Building insurance |
likely carried by HOA at building level |
TBD |
Unit-level policy not extracted |
| Fideicomiso compliance |
Actinver |
active |
annual fees |
| Form 3520 |
IRS (with Austin's 1040) |
filed for 2023; ongoing |
per Pearce thread |
| Form 8938 |
IRS |
covered by 2024 + 2025 1040 (per Pearce) |
Threshold-dependent |
Intercompany relationships
- Funded by: Austin personally (initial purchase + ServisFirst LOC); guest deposit revenue.
- Funds: HOA, property tax, PM (Angelhost), repair/decor.
- Receivables / payables to siblings: Operationally managed by RFH (collection-agent posture for guest deposits); NOT a sub of RFH.
- Services rendered to / received from siblings: RFH provides operational management as Austin's agent.
Open litigation / disputes
None active. Historical NOTIFICACION RESCICION CONTRATO OCEANA 433 (RGA)(signed).pdf in closing docs — appears to be a 2017–2019 contract-rescission notice tied to the original purchase chronology (possibly with broker RGA or a prior buyer); resolved.
Documents & records
- Synology (
/mnt/synology-cloud/Business/Personal Investments - Real Estate/Oceana 433/):
- Closing Documents/ — comprehensive: Selling Contract Nov-2017 (+ 1st Modificatory + Adendum 11-marzo-2019), Convenio Modificatorio, Contract Approved (P.A.ESC. 1733), Oceana 433 Notary Transfer, Foro Transfer, Trust Transfer, Contrato de Compraventa Parts 1+2, SRE-FIDEICOMISO OCEANA 433 (TRUST).pdf, CLOSINGS 2 + CLOSINGS 3, Taxes and Closing Costs to Notary, RECEIPT F.C. 2° PAYMENT (July 2 2019), RECEIPT of TAXES (NOTARY)(27-June-2019), RECEIPT of RIGTHS (TRUST)(28-June-2019), Oceana 433 Legal File, NOTIFICACION RESCICION CONTRATO (RGA), 433 Oceana Wire Receipt (Trust Creation), Oceana 433 Wire, BUYER'S DATA FORM, Acquiring Property in Mexico, Playa Del Carmen Costs, Contrato de Cesión Actinver Austin Renfroe, Arrendamiento Bodega 6 (signed) (storage unit), Estado de Cuenta Banorte Condominio Oceana Noviembre 2019, Registration Ballot PRP, FORMATOS DATOS para Fideicomiso (signed)
- Management Agreement/ — 2019.01.01 + 2019.03.29 + 2022.01.01 Renfroe PlayaDistrict; 2023.03.01 Renfroe Angelhost (newest); PODER OC-433 (POA) + PODER OC-433 (Caro)
- HOA Bills and Fees/, HOA Notices and Meetings/
- Decorators/ — interior-design vendor records
- Floorplan/, Inspo/, 433 Oceana Schematics/
- Tax Payments/ — Mexican property tax (predial)
- Management Company Statements/ — monthly statements from PM
- Oceana Walkthrough/
- ServisFirst Loan/ — 2018 monthly invoices + 2023-07 renewal docs (LN#35908) + Intercreditor Agreement + Deed of Trust + Lien Release
- Repo files:
context/entities.md § Oceana 433; context/by-property-deep-dive.md § 6
Open questions
- ServisFirst LOC current balance + 2026 renewal status.
- Fideicomiso term + trustee fee schedule — Actinver records.
- Unit-level property insurance — separate from HOA building policy?
- Storage unit (Bodega 6) — separate lease (
Arrendamiento Bodega 6); current status; included with unit or separately invoiced?
- Caro POA scope — what specific actions has she been authorized to take?
- Recent Mexican property tax (predial) bills — most recent in repo TBD.
- HOA assessment current rate — most recent statement.
- Lien Release (file in ServisFirst Loan folder) — does this fully unencumber the trust? Confirm vs. current LOC.
- Parent: None (personally held; not a sub of RFH despite RFH operational role).
- Children: None.
- Sibling cross-references: Renfroe Family Holdings operates the property (collection agent / PM coordinator). Renfroe Hospitality Group SA de CV uses the same address as its mailing/registered address (purely because RHG has no Mexican mailing address; RHG does NOT own Oceana 433).
- Out-of-scope cross-references: None.
Revision log
| Date |
Author |
Change |
| 2026-05-09 |
Claude session |
Initial population from context/entities.md, context/by-property-deep-dive.md §6, tax/pearce-bevill-thread-summary.md. |