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Can You Buy Property in Mexico as a Foreigner? [2024 Rules]

If you’ve ever dreamt of owning a slice of paradise, you might have wondered, “Can you buy property in Mexico as a foreigner?”

Well, I’m here to tell you that the answer is a resounding yes!

As someone who has guided countless expats through the process of purchasing their dream homes in the Riviera Maya, I can assure you that it’s not just possible, but often simpler than you might think.

Picture waking up to the sound of breaking waves and enjoying your morning coffee on a balcony with a view of the Caribbean Sea. This might be your reality! The Riviera Maya region offers anything from opulent beachfront villas in Tulum to comfortable condos in Playa del Carmen to suit every taste and budget.

After years of dealing with international clients, I can sense that the legal issue is one of the main worries prospective buyers have. The good news is that international buyers are highly accommodated by Mexican legislation. Though simple, the rules are there to safeguard your investment.

Let us thus go into the specifics and allay any fears you may have.

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    Buying Property in Mexico as a Foreigner: the Process

    Short answer: To buy property in Mexico as a foreigner, you typically use a fideicomiso (bank trust) for properties in restricted zones like the Riviera Maya. The process involves selecting a property, setting up a fideicomiso with a Mexican bank, conducting a title search, paying taxes and closing costs, and signing the deed with a notary. With these steps, you can legally and securely own property in Mexico.

    When it comes to buying property in Mexico as a foreigner, the process is surprisingly straightforward, but it does require some knowledge of local regulations and paperwork.

    Let’s break down each step in detail so you can approach your purchase with confidence.

    Step 1: Choose the Right Property

    First, you need to find the perfect property that meets your needs and desires. Whether it’s a beachfront villa, a modern condo, or a quaint home in a charming town, the Riviera Maya offers a wide range of options.

    It’s wise to work with a reputable real estate agent  who understands the local market and can help you navigate the options. One of agents working at RivieraMayaCozy will do just fine!

    Step 2: Understand the Legal Restrictions

    In Mexico, there are specific areas known as the “restricted zone,” which includes land within 100 kilometers (about 62 miles) of the border and within 50 kilometers (about 31 miles) of the coastline. The Riviera Maya falls within this zone.

    As a foreigner, you cannot directly own property in this restricted zone, but don’t worry—there’s a legal workaround.

    Step 3: Utilize a Fideicomiso (Bank Trust)

    To purchase property within the restricted zone, you will need to use a fideicomiso, a bank trust set up for foreign buyers. Here’s how it works:

    1. Choose a Mexican Bank: Select a Mexican bank to act as the trustee.
    2. Establish the Trust: The bank will hold the property title in trust for you, the beneficiary.
    3. Control and Benefits: You retain all rights to use, rent, modify, and sell the property. Essentially, you have all the benefits of ownership without directly holding the title.
    4. Trust Duration: The fideicomiso is initially set up for 50 years and is renewable indefinitely in 50-year increments.

    Step 4: Make an Offer and Sign a Purchase Agreement

    Once you’ve selected your property, it’s time to make an offer. One of our agents will help you negotiate the terms and price.

    When an agreement is reached, you’ll sign a purchase agreement (Contrato de Promesa de Venta). This document outlines the terms of the sale, including price, payment schedule, and closing date.

    Step 5: Conduct a Title Search and Due Diligence

    Before finalizing the purchase, it’s crucial to perform a title search to ensure there are no liens or legal issues with the property. This step involves:

    • Hiring a Notary Public: In Mexico, a notary public (Notario PĂşblico) is a licensed attorney responsible for overseeing property transactions. They will verify the title, ensure all taxes are paid, and prepare the final sale documents.
    • Title Insurance: Consider purchasing title insurance to protect against any future claims against the property.

    Step 6: Pay Taxes and Closing Costs

    Several fees and taxes are associated with buying property in Mexico:

    • Acquisition Tax: This is a one-time tax based on the property’s value, usually around 1.5% to 4.5% depending on the location.
    • Notary Fees: These can range from 0.5% to 2% of the property value.
    • Registration Fees: Fees for registering the property with the Public Registry, typically around 1%.
    • Trust Setup Fees: Initial setup of the fideicomiso can cost between $500 and $1,000, with annual fees of about $500.

    Step 7: Sign the Deed

    With all due diligence complete, the notary will draft the final deed (Escritura PĂşblica). Both the buyer and seller (or their legal representatives) will sign this document.

    The notary then registers the deed with the Public Registry, making you the official property owner.

    Step 8: Enjoy Your New Home

    Congratulations! Once the deed is registered, you can take possession of your new home in the Riviera Maya. Whether it’s for personal use, rental income, or a combination of both, you now own a piece of paradise.

    Additional Tips:

    • Hire Professionals: Always work with experienced professionals, including a real estate agent, attorney, and notary public.
    • Visit the Property: Whenever possible, visit the property in person to inspect it and the surrounding area.
    • Understand the Market: Familiarize yourself with the local real estate market to ensure you’re making a sound investment.
    • Plan for Currency Exchange: Be aware of exchange rates and plan for the transfer of funds accordingly.


    Buying property in Mexico as a foreigner is a well-trodden path with clear guidelines and support systems in place. With the right team and knowledge, you can smoothly navigate the process and start enjoying your new home in one of the most beautiful regions in the world.

    Where to Best Buy Property in Mexico?

    On Mexico’s northern Yucatán Peninsula, there’s a region of the Caribbean coast known as the Riviera Maya that is renowned for its stunning beaches, glistening seas, and lively culture.


    Tulum is today associated with opulent bohemian living. Distinguished by its eco-friendly vibe and breathtaking Mayan ruins that jut out into the sea, Tulum provides a special fusion of contemporary conveniences and unspoiled beauty.

    Useful resource: Properties in Tulum

    The beach zone and town center are the two primary sections of the town. From charming residences close to neighborhood stores and eateries to beachside condos and villas, each provides unique living experiences. A calm, upmarket lifestyle emphasizing sustainability and wellness is what Tulum offers.


    The busy hotel district and energetic nightlife of Cancun are well-known all over the world. This city strikes the ideal mix between modernism and Caribbean beauty.

    Useful resource: Properties in Cancun

    Cancun has a range of options for property purchasers, from opulently appointed gated communities to high-rise condos with breathtaking ocean views. Cancun is ideal for anyone seeking quick access to a vibrant city, international airports, and a plethora of entertainment options.

    Playa del Carmen

    Known by most just as Playa, Playa del Carmen has developed from a little fishing community into a multicultural seaside resort.

    Along the well-known Quinta Avenida (Fifth Avenue) is a thriving expat community, excellent dining, and a busy nightlife. Anything from elegant villas in gated neighborhoods to stylish condos and apartments close to the center are among the popular property choices.

    Useful resource: Properties in Playa del Carmen

    For people seeking a vibrant, sociable setting with a hint of other cultures, Playa del Carmen is perfect.


    Mahahual is neither as commercialized nor as noisy as its northern neighbors. Famous for its breathtaking beaches and great diving spots in the neighboring coral atoll of Banco Chinchorro.

    Useful resource: Properties in Mahahual

    Mahahual is ideal for those looking for a more relaxed, peaceful way of life. The town offers beachfront land for individuals wishing to create their ideal home by the sea.

    Puerto Morelos

    Charming fishing community Puerto Morelos features modern conveniences blended together with a genuine Mexican atmosphere.

    Its position halfway between Cancun and Playa del Carmen makes it a great place for people who desire a more sedate setting yet are still near important sites. Here there are residential lots, condos, and coastal villas for sale.

    Useful resource: Properties in Puerto Morelos

    Puerto Morelos is ideal for anyone who values a laid-back way of life with quick access to bigger cities.

    Puerto Aventuras

    The marina, golf course, and opulent homes are well-known features of this private neighborhood.

    For boaters and anyone seeking a safe, upmarket living space, Puerto Aventuras is a sanctuary. Choices for real estate include villas, condos, and beachfront residences. With exclusive schools, stores, and restaurants all within the community, Puerto Aventuras provides a unique combination of exclusivity and peace.

    Useful resource: Properties in Puerto Aventuras


    The Mayan name for Akumal, “place of the turtles,” refers to its immaculate beaches and bays teeming with turtles.

    This little village provides a serene, natural environment together with a strong feeling of community. Property in Akumal varies from private villas tucked away in the woods to beachfront condos. Naturalists and others looking for a calm, close-knit community will find Akumal perfect.

    Useful resource: Properties in Akumal


    Beautiful coral reefs and outstanding diving locations are hallmarks of the island paradise of Cozumel. It provides both peaceful residential neighborhoods and bustling tourist attractions.

    Choices for real estate include residential lots, residences, and coastal condos. Those who want an island lifestyle with first-rate water sports, snorkeling, and diving just outside their door will love Cozumel.

    Useful resource: Properties in Cozumel

    Selecting the Suitable Site

    Each of these Riviera Maya locations has a special appeal and way of life. To choose the best place for your new home, think about what you most value in a living environment—nightlife, peace, community, or natural beauty.


    To sum up, can you buy property in Mexico as a foreigner? Absolutely!

    With the right guidance and knowledge, purchasing your dream home in the Riviera Maya is not only possible but can be a seamless and rewarding experience.

    Navigating the legal requirements and understanding the process, such as setting up a fideicomiso, conducting due diligence, and paying necessary taxes, ensures that your investment is secure.

    Whether you’re looking for a tranquil retreat, a bustling urban experience, or a community-centric environment, the Riviera Maya has it all.