The Complete Buyer’s Guide
Yes — foreigners can legally own property anywhere in Mexico, including the beach. The process is well-established and secure, but it works differently near the coast than it does inland. This guide walks you through every step, from your first offer to holding the keys.
Absolutely. Mexican law grants foreigners the same property rights as citizens across most of the country — you hold direct title (escritura) in your own name, exactly as a Mexican national would. The only special rule applies inside the "restricted zone": land within 50 kilometres of the coastline or 100 kilometres of an international border.
Inside that restricted zone — which includes beachfront in Sisal, Progreso, Tulum and the entire Riviera Maya — foreigners buy through one of two secure, government-sanctioned structures: a bank trust called a fideicomiso, or a Mexican corporation. Both give you full ownership rights: to live in the property, rent it, renovate it, sell it or pass it to your heirs.
If you buy in Mérida, Valladolid or any city more than 50 km from the sea, you take title directly in your own name — no trust, no corporation, no extra layer. It is the simplest form of ownership and identical to how a local buys.
If you buy on or near the coast, you use a fideicomiso (for a home you will live in or rent occasionally) or a Mexican corporation (typically for multiple properties or a rental business). We explain the fideicomiso in depth in its own guide.
The Mexican purchase process is methodical and notary-driven, which protects buyers. Here is the typical sequence from offer to ownership:
A straightforward inland purchase can close in 30–45 days. A coastal purchase requiring a new fideicomiso usually takes 60–90 days, mostly waiting on the federal trust permit.
Budget roughly 5–8% of the purchase price for closing costs — notary fees, the acquisition tax (ISABI, ~2–4% depending on the state), registry fees, and for coastal buys the trust setup (~US$1,500–2,500) plus a modest annual bank fee (~US$500–700). These are detailed in our closing-costs guide.
Mexican real estate is safe when you follow the process — the danger is always in shortcuts. Never send money directly to a seller before the notary confirms clean title. Never buy ejido (communal) land without regularisation. Always insist on a formal escritura, not just a private "contract".
Yes. Beachfront falls inside the 50 km restricted zone, so foreigners hold it through a bank trust (fideicomiso) or a Mexican corporation. Both are fully legal and give you complete ownership rights — to use, rent, sell or inherit the property.
No. You do not need residency or even a visa to buy. Many owners purchase as tourists and later apply for temporary or permanent residency separately.
Yes, when you follow the notary-driven process. A notario público verifies clean title before any money changes hands. Problems almost always come from skipping due diligence or buying unregularised ejido land.
Typically 5–8% of the purchase price, covering notary fees, acquisition tax, registry fees and — for coastal property — the trust setup. See our dedicated closing-costs guide for the full breakdown.
We guide international buyers through every stage — from your first question to holding the keys. Tell us your budget and goals and we’ll send matching properties.