Guide for Mexican and foreign buyers

Buying property in Mexico

Mexican and foreign buyers can purchase property in Mexico, but the correct legal structure depends on nationality, location, and the intended use of the property.

Who can buy property in Mexico?

Mexican citizens can acquire property under the general ownership rules. Foreign individuals and companies may directly own property outside the restricted zone. Inside the coastal or border restricted zone, a foreign residential purchase normally uses an authorized Mexican bank trust called a fideicomiso.

The restricted zone and fideicomiso

Mexico defines the restricted zone as land within 100 kilometres of an international border or 50 kilometres of the coast. Riviera Maya, El Cuyo, La Paz, and La Ventana are coastal markets. For foreign residential use, a Mexican bank holds title as trustee while the buyer is the beneficiary and may use, enjoy, sell, or transfer the beneficial rights under the trust agreement. The initial authorized term can be up to 50 years.

What about a Mexican company?

Different rules apply to Mexican companies and property used for non-residential purposes. A company should not be used automatically for a personal residence or simply as a way around a fideicomiso. Independent legal and tax advisers should approve the structure before purchase.

A typical buying process

1. Define the property and complete budget
Consider the price, closing expenses, any fideicomiso, condominium fees, insurance, maintenance, utilities, and taxes.
2. Make a written offer
The offer should identify price, currency, deposit, conditions, outstanding documents, proposed dates, and what happens if a condition is not satisfied.
3. Select independent advisers
Choose your own Mexican notary and, where appropriate, lawyer, accountant, appraiser, inspector, and trust specialist.
4. Verify title and obligations
Review the deed, seller identity and authority, lien certificate, property tax, water, cadastral record, condominium fees, land use, permits, and measurements.
5. Inspect the property
Review structure, systems, humidity, access, boundaries, included inventory, and risks associated with coastal conditions.
6. Arrange the fideicomiso or permit
For a foreign residential buyer inside the restricted zone, the bank and notary coordinate the trust and applicable authorization.
7. Sign the deed and use documented payment arrangements
The notary formalizes the transaction, calculates or withholds applicable obligations, and submits the deed for registration. Avoid undocumented payments.
8. Obtain final evidence
Keep authorized copies of the deed or trust, receipts, inventory, possession delivery, and proof of registration in the Public Property Registry.

Due-diligence checklist

Deed and property registry record
Certificate showing liens or encumbrances
Property tax, water, and condominium fees paid
Seller identity, marital status, and authority to sell
Land use, licences, and construction regularity
Measurements, boundaries, access, and cadastral status
Condominium rules, reserves, and unpaid obligations
Included furniture and inventory
Deposit conditions and refund provisions
Written estimate of taxes, notary costs, and fideicomiso expenses

Costs, taxes, and financing

There is no single percentage that applies to every purchase. Costs vary by state, municipality, assessed value, transaction value, property type, trust requirements, financing, and the seller situation. Ask the notary for a written estimate before committing and obtain tax advice in Mexico and your country of residence.

Official sourcesSecretaria de Relaciones Exteriores: fideicomiso en zona restringida Consulado de Mexico: adquisicion de propiedades PROFECO: verificaciones al comprar vivienda