Buying & Selling
Updated November 2026
Foreigners can legally and securely own property in the Riviera Maya, and the process is very doable with the right team, and I'm with you through every step. Plan on closing costs of roughly 8–10% of the purchase price on top of the price itself, and about 2 months from signing the offer to closing on a typical resale with no issues.
Here I walk you through how ownership works, the steps from offer to keys, what it costs to buy and to own, and what's different when you buy pre-construction. Every number here is an estimate. Your attorney will give you the accurate closing cost numbers. Some can't be finalized until close to closing, because they're calculated from the appraisal.
Playa del Carmen, Puerto Aventuras, Tulum, Akumal, Puerto Morelos and the rest of the coast sit in Mexico's "restricted zone" (within 50 km of the beach). Foreigners can't hold direct title there, so almost every foreign buyer uses a fideicomiso, a bank trust.
How it works a Mexican bank holds title as trustee, and you are the beneficiary with full ownership rights. You can live in it, rent it, renovate it, sell it, and name heirs.
Term 50 years, renewable.
Permit the bank gets a permit from the Ministry of Foreign Affairs (SRE) to set up the trust. Your attorney, the notary and the bank handle this, so there's nothing for you to file.
Buying a resale already in a trust sometimes it makes sense to have the seller's existing trust reassigned to you. Other times, depending on the bank holding the trust, your attorney may recommend setting up a new one.
Mexican corporation the other option, but it only makes sense if you're genuinely running a business (ongoing accounting and tax filings). For a home or vacation rental, the trust is the standard route.
Most of this guide applies to you too: the buying process, attorney, escrow, closing costs, taxes and ongoing costs. Here's what's different:
No trust needed You take direct title in your own name, so there are no fideicomiso fees. The exception: if you're buying with a foreigner and both of you will be on title, a fideicomiso is still required.
RFC and CURP The notary will ask for your Mexican tax ID (RFC) and CURP.
Financing Mexican buyers usually have more mortgage options through Mexican banks, or Infonavit if you qualify.
Appraisal tax If the appraisal comes in more than 10% above the price, the rate for Mexican tax residents is 20% of the difference (see the closing costs section).
Every purchase I handle closes with a licensed Quintana Roo real estate attorney on your side and a notary public (notario) who prepares and records the deed. In Mexico the notary is a government-appointed attorney, not just a stamp. Your attorney handles all the coordination of the closing from start to finish, alongside me.
Find the property and make an offer. Offers start informally through me, then go in writing with price, closing date and what's included (furniture, appliances).
Reservation deposit into escrow. Once your offer is accepted, you wire a reservation deposit, usually USD 5,000 (it can be higher on higher-priced properties), to a third-party escrow company, not to the seller. It's refundable until the promissory agreement is signed, which usually happens within 15–25 days.
Choose your attorney. I can recommend attorneys, or I'm happy to work with one you prefer, as long as they're located in Quintana Roo. I send them the accepted offer and request a closing cost estimate and the setup of the escrow account.
Engage the attorney. The attorney has you sign a letter of engagement and pay a retainer, typically 50% of their fee. Most attorneys in the area charge USD 2,600–4,000 for a closing.
Due diligence and promissory agreement. Your attorney confirms the seller has clean title and the right to sell, no liens, property taxes and water paid, HOA dues current, and that the condo regime and permits are in order. They also draft or review the promissory agreement (promesa de compraventa), which sets the price, deposits, deadlines and penalties if either side backs out. On a resale, a 30% down payment goes into escrow when the promissory agreement is signed. From that point on, any refund is subject to the penalties set in the contract. The remaining 70% is due at closing.
Set up the trust. The bank opens your fideicomiso and the SRE permit is requested. The bank will ask for your passport and its own KYC form.
Closing statement. Your attorney gives you the final breakdown of taxes and fees. Some figures, like the acquisition tax, depend on the appraisal, so the exact numbers usually come shortly before closing. You then fund the balance into escrow. Closing fees are paid in stages, with the bulk due at the signing of the deed.
Sign the deed (escritura). You sign at your attorney's office or the notary's office, or by power of attorney if you can't be here. Escrow releases the funds to the seller.
Keys and walkthrough. We do a final walkthrough and inventory, and you take possession.
Registration. The notary pays the acquisition tax and records the deed in the Public Registry. You receive a certified copy of your deed a couple of weeks after closing, and the final registered deed usually arrives a few months later. You're the owner from the signing; the registration is the paperwork catching up.
After closing. Use the certified copy of your deed to change CFE (electricity), water and internet into your name, and set up predial and HOA payments. If you won't be living in the unit full time, you'll need a property manager, and they can usually help with the utility name changes. Your attorney can also do it, for a separate fee.
As the buyer, you pay the closing costs. The seller pays the real estate commission, their capital gains tax, and the cost of cancelling their trust or mortgage.
The biggest line is the acquisition tax (ISABI), which in Playa del Carmen went up to 4% for sales signed from December 10, 2025 (it was 3% from 2020 to 2025). It's charged on the higher of the purchase price or the appraised value. This applies in Puerto Aventuras too, since it's in the same municipality.
Each municipality sets its own rate, so it depends on where you buy. Rates as of November 2026:
| Area | Acquisition tax (ISABI) |
|---|---|
| Playa del Carmen and Puerto Aventuras | 4% (since Dec 10, 2025) |
| Tulum and Akumal | 4% |
| Cancún | 3% |
| Puerto Morelos | 3% |
| Cozumel | 3% |
| Isla Mujeres | Sliding rate up to 4.5%, plus a fixed fee on large purchases |
| Holbox | 2% (confirm with your attorney) |
Your attorney will confirm the rate for your property.
| Cost | Typical amount | Paid |
|---|---|---|
| Acquisition tax (ISABI) | 4% of the higher of price or appraisal | Once, at closing |
| Notary fees, appraisal, Public Registry, certificates | Roughly 3% combined | Once, at closing |
| Trust fee (fideicomiso) | Around USD 2,300–2,500, paid to the bank; includes the first annual fee | Once, at closing |
| Your attorney | Usually USD 2,600–4,000 for the closing; about 50% retainer upfront, the rest in stages | Once |
| Escrow fee | Around USD 750–850 for purchases up to USD 500,000; higher for larger amounts. Paid by the buyer as part of closing costs | Once |
| Translations, power of attorney (if needed) | Varies | Once |
These are one-time costs, paid once when you buy. This example assumes a new trust and an appraisal within 10% of the price.
| Item | Estimate (USD) |
|---|---|
| Purchase price | 300,000 |
| Acquisition tax (4%) | 12,000 |
| Notary, appraisal, Public Registry, certificates (about 3%) | 9,000 |
| Trust fee (fideicomiso) | 2,300–2,500 |
| Attorney | 2,600–4,000 |
| Escrow | 750–850 |
| Closing costs | about 26,650–28,350 (8.9–9.5%) |
| Total cost including the price | about 326,650–328,350 |
Using the 8–10% guideline, plan on roughly USD 324,000–330,000 all in.
Once you add your attorney, escrow, wire and exchange costs, translations and the odd surprise, I tell my buyers to plan on 8–10% of the purchase price for closing as a guideline. If it comes in lower, great. Your attorney will confirm the exact figures once the appraisal is done, usually close to closing. They're calculated in pesos, so the dollar amount moves a bit with the exchange rate.
A newer one to know about: if the official appraisal comes in more than 10% above the purchase price, Mexico treats the entire difference as taxable income for the buyer. It's called ISR por adquisición de bienes (income tax on acquiring property), and Mexico's Supreme Court confirmed it in March 2026.
Mexican tax residents the notary collects 20% of the difference at closing.
Non-resident buyers 25% of the difference.
Example price MXN 5,000,000, appraisal MXN 5,800,000 (16% higher). The MXN 800,000 difference is taxed, so a resident pays about MXN 160,000.
If the appraisal is within 10% of the price, this doesn't apply.
This is another reason your attorney can't give final closing numbers until the appraisal is done.
It's also why a "fire sale" isn't always the bargain it looks like. If a property is priced well below market, the appraisal can come in more than 10% higher, and that tax eats into what you saved. Before you make an offer on a deeply discounted property, I'll look at what this could mean for you.
Property taxes here are low compared to many other countries. HOA fees and electricity are usually the bigger monthly items.
| Cost | What to expect |
|---|---|
| HOA / maintenance fees | Set by each building. Before you buy, we request the HOA's meeting minutes, budget and disclosure of any extraordinary expenses (special assessments). |
| Electricity (CFE) | Can be high with A/C running. Usage above a set level moves you to a much higher rate (DAC). |
| Water | Relatively inexpensive in condos, and sometimes included in the HOA fees. |
| Internet (and gas, if the building has it) | Modest. Most new condos don't have gas. |
| Property management / vacation rental | If you rent it out as a vacation rental, managers generally charge 20–30% of rental income, and some add a monthly fee on top. If you aren't here full time, you'll need one either way. |
| Cost | What to expect |
|---|---|
| Predial (property tax) | Paid to the municipality, based on the cadastral value, which is usually far below market value. Often a few hundred dollars a year for a condo. |
| Fideicomiso annual fee | About USD 500–1,000, billed by the bank. |
| Insurance | Not as common here as in many other countries, but recommended. Ask your HOA what the building policy covers. |
Pre-construction (preventa) can sometimes get you a better price and a payment plan, but you're betting on the developer. That's why I only recommend pre-construction from qualified developers with a proven track record, and only once all permits are in place.
Payments usually a reservation deposit, then a down payment (often 30–50%), sometimes installments during construction, and the balance at delivery. These usually go straight to the developer, not through escrow.
Delays are common Delivery dates slip. Your attorney and I make sure your contract says what happens if they do.
Delivery and the deed are two different things You can get your keys before the deed is ready. The developer has to register the condo regime before the notary can set up your trust and sign the deed, and that can take months after delivery. If you can't come back to sign, a power of attorney handles it.
Utilities in many new buildings, developers now have each owner order their own CFE electricity meter. Your attorney and I make sure the promissory agreement requires the developer to provide all the documentation you need to order it, and that you get it well before delivery, especially if the unit comes furnished and you plan to rent it.
Have your attorney review the contract before you pay anything beyond a refundable reservation. Check the developer's track record, land title and permits.
Closing costs are the same as a resale (acquisition tax, notary, trust), paid when the deed is signed.
Most purchases here are cash. Mortgages for foreigners exist but are limited and slow, so most buyers pay cash or finance from home.
Escrow your deposit and balance go into a third-party escrow account, not to the seller. It protects your money, and the funds are released according to written instructions when the deed is signed.
Currency properties are listed in US dollars, Mexican pesos or both, and which currency is accepted depends on the seller. Even if you buy in dollars, the deed is registered in pesos at that day's exchange rate, and the taxes and notary fees are calculated in pesos.
Valid passport for each buyer
If married, a copy of your marriage certificate
Depending on the notary: birth certificates, and apostilled, Spanish-translated copies of birth and marriage certificates. Not every notary asks for these, so your attorney will confirm what yours requires. Ask early, since apostilles take time
Proof of funds / source of funds
Proof of address (recent utility bill or bank statement)
KYC (Know Your Client) forms. Mexico's anti-money laundering rules require them, and you'll fill out more than one: your agent, your attorney, escrow and the bank each need their own. It's repetitive, but it's normal.
Names of substitute beneficiaries for the trust (who inherits it)
A Mexican tax ID (RFC) only if your attorney says you need one; many foreign buyers don't
A power of attorney if you won't be here to sign
Most resales take about 2 months from signing the offer to closing, when there are no issues. The trust permit and bank paperwork are what usually set the pace.
I don't just show my own listings. Many times I won't have the property that's right for you, so I co-broker with other agencies to find the one that fits what you're looking for. If you want new construction, I also work with reputable builders that due diligence has already been done on.
Work with a local attorney. Every closing I do has a Quintana Roo attorney on the buyer's side, and it's money well spent. There are a few I can recommend, but if you already have one in the state of Quintana Roo, I'm happy to work with them.
Budget for the full closing costs from day one. The 4% acquisition tax surprises people who read older guides that say 2% or 3%.
Not furnished? I can help with that. Whether you're moving in, using it as a vacation home or renting it out, I work with designers who can work with your budget, from buying a few pieces to a full renovation. I'm happy to put you in touch and set up a meeting.
Planning to rent it out, or have pets? Let me know early. Knowing this up front means I only show you properties that fit your needs and lifestyle. I always request the HOA documents for review to make sure there's nothing that would stop you from buying or that wouldn't fit your needs.
Mexico runs on paperwork and patience. Things get done, just not always on the first try.
I'm originally from Chicago and have lived in Playa del Carmen for almost 13 years. I've been a licensed real estate agent here for almost 6. Most of my business comes from referrals from past clients, which tells you how I work. I'm direct, I'll tell you what I'd want to know if I were in your shoes, and I'll be with you from the first showing through closing and beyond.
Questions? Reach out anytime. I'm happy to walk you through any of it.
This guide is general information, not legal or tax advice. Figures are estimates as of November 2026 and can change; your attorney's closing cost breakdown is the final word.
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