International Land Alliance

What International Land Alliance does

International Land Alliance (OTCQB: ILAL) is a San Diego-headquartered land investment and development firm founded in 2013 that acquires, develops, and sells master-planned residential communities in Baja California, Mexico to US-based buyers seeking vacation, second-home, retirement, and investment properties. The company operates five core developments — Rancho Costa Verde (1,100 acres, flagship off-grid Sea of Cortez community), Oasis Park Resort (497 acres, 1,344 estates), Valle Divino Resort (1,250-acre Ensenada wine-country eco-development), Plaza at Bajamar (80-unit golf community), and Cabo Oasis (beachfront community) — plus the Emerald Grove Estates event venue in Temecula, California. Lot pricing ranges from $22,500 to $49,000 with custom home construction at $82 per square foot, and a recently introduced tiny-home/BOXABL modular product line starts at $109,000.

The company makes money through a portfolio of revenue streams: one-time lot and home sales, custom home construction contracts (~$200K per home), in-house developer financing with interest income (no credit checks, no prepayment penalties), a mortgage division for US citizens buying in Mexico, event venue rentals at Emerald Grove Estates, and a 50/50 CBD hemp cultivation joint venture on Southern California land. Technology is layered through partnerships rather than owned IP: CleanSpark provides microgrid and solar-plus-storage packages, BOXABL supplies Tesla-powered modular housing, and ResortCom International supports real estate services operations. Its go-to-market relies on a network of over 50 California-licensed real estate agents, weekly dinner presentations across California, bi-weekly property tours to San Felipe, and Discovery Weekend sales events at Rancho Costa Verde and Cabo Oasis.

The business model is differentiated structurally by addressing the mortgage access gap that US buyers face in Mexico's restricted zone — ILA positions itself as the first US-domiciled developer offering direct developer financing and US title insurance to American buyers, removing the traditional mortgage barrier. Capital backing includes up to $50M in institutional financing secured November 2025, a $5M Reg D 506c preferred offering for the mortgage division, and a 1-10 employee corporate structure supplemented by on-the-ground sales teams in Baja California and a newer Monterrey office. The company is publicly traded on OTCQB with a market capitalization of approximately $14.36M as of April 2026, and operates as a small-cap, event-driven land developer with a development pipeline that includes 24-room hotel and 76-room condo-hotel hospitality projects.

Name

International Land Alliance

Legal name

International Land Alliance, Inc.

Website

https://ila.company

Company type

Public

Founded year

2013

Operating status

Operating

Headcount range

1–10 employees

Short description

International Land Alliance is a San Diego-based public developer (OTCQB: ILAL) that acquires, develops, and sells master-planned residential communities in Baja California, Mexico to US buyers seeking vacation, second-home, retirement, and investment properties, complemented by in-house developer financing and a mortgage division.

Ownership category

akta.pro rank

NAICS

New Housing For-Sale Builders (236117), Lessors of Real Estate (5311)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL)

akta.pro secondary industries

Land & Development Site Brokerage (BPAJABAG), Transitional/Development Land Brokerage (Entitled, In-Path-of-Growth) (BPAJADAJ)

Keywords

• Master-planned communities
• Vacation property development
• Residential real estate
• Developer financing
• Land development

Headquarters

HQ city

San Diego

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Supply Chain, Marketing or Sales, Personnel, Infrastructure

Revenue model

1. Land and Lot Sales: Sale of residential lots to homebuyers, retirees, investors, and developers in master-planned communities across Baja California. Lots range from $22,500 to over $49,000 with homesites averaging 10,000 square feet.
2. Home Construction Services: Custom home construction services at Rancho Costa Verde from $82 per square foot, generating approximately $200,000 per home. 55 homes completed with 34 under construction as of early 2023.
3. Developer Financing: Company provides direct developer financing to buyers removing the middleman. Loans approved directly by the company with competitive low interest rates, no prepayment penalties, and no credit or background checks.
4. CBD Hemp Operations: 50/50 joint venture for indoor and outdoor hemp cultivation at Southern California property. Company's contribution is land use; grower contributes capital and expertise.
5. Event Venue Rental: Emerald Grove Estates event center in Temecula wine country generating revenue from weddings, live performances, retreats and gatherings.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels8 records

Core offering

International Land Alliance acquires raw land in Baja California, Mexico and develops master-planned residential communities where it sells residential lots (starting around $22,500–$49,000), custom-built homes ($82/sq ft), tiny homes (from $109,000), and BOXABL modular Casitas. The company complements property sales with an in-house developer/construction financing program and a mortgage division targeted at US citizens who cannot obtain traditional Mexican mortgages, plus custom home construction services and ancillary offerings such as a short-term vacation rental program and an event venue at Emerald Grove Estates.

Product overview

International Land Alliance operates as a Mexico vacation property investment and development firm offering a portfolio of master-planned residential communities across Baja California, Mexico and Southern California. The company provides direct property sales (vacation homes, residential lots, tiny homes, modular homes) through five main development properties: Oasis Park Resort (497 acres, 1,344 lots), Valle Divino Resort (wine country eco-development), Plaza at Bajamar (80-unit residential project), Rancho Costa Verde (1,100-acre off-grid community), and Emerald Grove Estates (Southern California event venue). The company complements its real estate offerings with in-house financing solutions including developer financing, construction financing funds, and a mortgage division for U.S. citizens purchasing property in Mexico. Additional services include legal guidance, sample contracts, and vacation rental management. The company also maintains a CBD hemp joint venture for agricultural operations.

Differentiator

Problem solved

Functional benefit

Brands

• Oasis Park Resort: 497-acre master planned beachfront community with 1,344 residential estates in Baja California, Mexico
• Valle Divino Resort
• Plaza at Bajamar
• Rancho Costa Verde
• Emerald Grove Estates

Quantifiable outcome

• 50% growth projection with new finance division
• +2 more outcomes

Named customers3 records

Segments4 records

Ideal customer profiles3 records

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Nine partnerships are on record, tiered core and minor.

• RedChip CompaniescoreGTM or Marketing Partner · 11 October 2022RedChip Companies leads investor relations efforts starting October 2022. Provides investor communications, conference presentations, and capital markets visibility for OTCQB-listed ILAL.
• ResortCom InternationalcoreStrategic or Co-development Partner · 4 August 2022Engagement announced August 2022 for ResortCom International to provide expert real estate services. Partnership aimed at generating new revenue through real estate services and strengthening long-term growth initiatives.
• CBD Hemp Sales PartnersminorChannel Partner/ Reseller/ Distributor · 29 June 2021Partnerships established to accelerate monetization of successful first hemp harvest through retail platform and distribution channels.
• CleanSparkcoreTechnology or Integration · 25 May 2021Exclusive agreement provides advanced energy solutions including microgrid packages for ILA's Plaza Bajamar community. Partnership for advanced solar and battery storage systems in master-planned communities.
• Valdeland (Roberto Valdes)coreImplementation/ SI/ Consulting Partner · 25 March 2021Roberto Valdes at Valdeland provides construction planning and building services for custom homes at Oasis Park Resort and other developments.
• CBD Hemp Grower (Unnamed)minorStrategic or Co-development Partner · 12 October 202050/50 joint venture for indoor and outdoor hemp cultivation at Southern California property. Company provides land use; grower contributes capital, equipment, and expertise. First harvest completed June 2021.
• Baja123, eXp Mexico, RE/MAXminorChannel Partner/ Reseller/ Distributor · 28 September 2020Real estate broker partnerships for sales and marketing efforts at Bajamar developments. Collaborating with multiple MLS platforms and real estate teams.
• Easy Loan Mexico (HIR CASA)coreChannel Partner/ Reseller/ Distributor · 2 June 2020Easy Loan Mexico (operated by HIR CASA) selected as preferred lender to provide financing solutions for property purchases. First home financing contract expected Q1 2023.
• PCG Advisory GroupminorGTM or Marketing Partner · 25 April 2016Selected as investor and public relations partner in 2016 for early investor awareness initiatives.

Scale indicators15 records

Recent moves7 records

Expansion highlights7 records

Direct peers

• Baja Real Estate Group: Baja-focused real estate brokerage and developer with master-planned community inventory targeting US retirees and second-home buyers. Highly comparable customer segment, geography, and product offering to ILA.
• American Pacific Real Estate: Direct competitor focused on Baja California real estate sales and development targeting US buyers. Operates in overlapping master-planned communities in San Felipe and the greater Baja region with comparable price points and US-buyer focus.
• La Coste Capital: Mexico-focused land investment and development firm offering fractional and direct ownership of master-planned communities to US investors. Comparable business model targeting US citizens seeking Mexico coastal real estate.

Broad incumbents

• Coldwell Banker Mexico: Major incumbent real estate brokerage in Mexico with extensive Baja California coverage. Serves overlapping US-buyer segments for both new development and resale, though as a brokerage rather than developer.
• HomeVestors of America: US-based land and home acquisition/franchise operator. Comparable in targeting discounted or off-market real estate for resale, though primarily domestic US focus rather than cross-border Mexico transactions.
• RE/MAX Mexico: One of the largest real estate brokerages in Mexico with franchise network serving Baja California. ILA partners with RE/MAX for distribution at Bajamar, and competes for the same US-buyer segment for new-home sales.
• Berkshire Hathaway HomeServices Mexico: Global brand's Mexico division offering residential brokerage in resort markets including Baja. Competes for the same retiree and second-home US buyer segment with broader inventory but no in-house financing program.

Emerging players

• The Agency Mexico: Luxury real estate brokerage with growing Mexico presence serving US buyers seeking premium coastal and resort properties. Overlaps with ILA's high-end Plaza Bajamar and Cabo Oasis offerings but focuses on resale/brokerage rather than development.

Regional players

• Mexico Coastal Real Estate: Regional Baja California-focused real estate firm selling coastal homes, lots, and master-planned community inventory to US buyers. Comparable product mix and customer profile in a focused regional footprint.

Others

• ClearSpan Properties: Specialized real estate services firm offering land and rural property transactions. Thematically adjacent as a land-dealing specialist, though operating in a different geography and asset class than ILA's coastal community focus.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• Xx.com/ilandalliance
• YouTubeyoutube.com/channel/UCca-04HyRyTEeEKpU9NTr3Q
• Facebookfacebook.com/ilandsalliance
• Instagraminstagram.com/ilandalliance
• LinkedInlinkedin.com/company/international-land-alliance-inc-otcqb-ilal

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries1 record

Funding overview

Funding rounds4 records

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about International Land Alliance