Buyer's guide
Buying in Mexico, made clear.
What you need to know before buying a home in the Riviera Maya, explained plainly.
No fine print
Your purchase, step by step.
This is what buying a home in Mexico with us looks like, whether you are Mexican or a foreign buyer.
- 1
We talk
Tell us on WhatsApp what you are looking for, what for and your budget. We only send options that fit.
- 2
Viewings
We tour the homes with you in person or by video call, whenever suits you.
- 3
Offer & deposit
Once you choose one, we put the offer in writing and sign a deposit agreement with a receipt.
- 4
Notary & trust
The notary checks the property papers. If you are a foreign buyer, the bank trust is set up.
- 5
Deed & keys
The balance is paid, the deed is signed before the notary and you get the keys to your home.
If you are a foreign buyer: the bank trust
Cancún, Playa del Carmen and Tulum are in the restricted zone (within 50 km of the coast). There, a foreigner buys a home to live in through a bank trust (fideicomiso) approved by Mexico's Foreign Affairs Ministry (SRE). A Mexican company with foreign partners may only hold property there directly for non-residential uses.
In the trust, the bank holds title and you are the beneficiary: you can live in it, rent it, remodel it, sell it and pass it on.
It lasts 50 years and is renewable. It has a setup cost and an annual fee with the bank.
Closing costs
- Acquisition tax (ISAI)
- Charged by the municipality on the transaction value.
- Notary fees
- For drafting and signing the deed and handling the paperwork.
- Appraisal
- Official valuation of the property, required to close.
- Public registry
- Recording the deed in your name (or the trust's).
Together they usually total between 5% and 8% of the price. The notary gives the exact figure.
Documents you will be asked for
- Official ID (passport for foreign buyers)
- Tax ID from your country (foreigners) or CURP and RFC (Mexicans)
- Proof of address
- Marriage certificate, if applicable
- With a mortgage: whatever the bank requires
Calculator
How much do you need to close?
Enter the home price and how you plan to pay. We give you an estimate in pesos and dollars.
What everyone asks.
Can a foreigner buy a home in Cancún, Playa del Carmen or Tulum?
Yes. All three cities are in the so-called restricted zone (within 50 km of the coast), so a foreigner buys a home to live in through a bank trust (fideicomiso) approved by Mexico's Foreign Affairs Ministry: the bank holds title and the buyer keeps every right to use, rent, sell and pass on the property. The trust lasts 50 years and can be renewed. A Mexican company with foreign partners may only hold property there directly for non-residential uses.
How much are closing costs?
As a guide, they usually total between 5% and 8% of the home price. They include the municipal property acquisition tax (ISAI), notary fees, the appraisal and public registry fees. If you buy through a bank trust, the trust setup is added on top. The notary gives you the exact figure before you sign.
Can I buy with a mortgage?
Yes. Mexican banks usually lend with a down payment of 10%–30% and terms of up to 20 years, and Infonavit or Fovissste can be used on qualifying properties. For foreign buyers, financing in Mexico is more limited; many buy in cash or with financing from their home country.
What is the difference between move-in ready and pre-construction?
Move-in ready means the home is already built and can be deeded as soon as the process is complete. Pre-construction means buying before it is finished, usually at a lower price, with payments during construction and a delivery date set by the developer. With pre-construction it is worth checking permits, the contract and building progress.