Cozumel Condos - south of town

I am planning a trip to Cozumel at Christmas - first trip down there
in 25 years. I noticed there are what appear to be very nice condos
several miles south of town near the good dive sites. A quick search
on the topic did not bring up any threads that appear on-topic.

Is anyone familiar with condos in this area (or other areas of Cozumel
for that matter). Are they as nice as they appear? Groceries near-by?
Restaurants down that way? Do dive operators serve the area? Any
gotchas?

Now for the bonus question. I am also interested in kiteboarding. I
understand there is good kiteboarding north -- how about down in the
south? If not, are there good condos up north and, if so, can you get
to the dive site fairly easily? A quarter of a century ago, it was a
long trip from town in slow boats.