Buying Property in the Riviera Maya as a Foreigner: A Step-by-Step Guide

One question comes up with almost every buyer: can a foreigner legally own property on the Mexican coast? Yes. The catch is that the Riviera Maya sits inside what Mexican law calls the restricted zone, so the purchase runs through a bank trust instead of a standard deed in your name. Here is how it works, what it costs and how long it takes.

At a glance

• Ownership: foreigners can own coastal property through a bank trust called a fideicomiso.

• Timeline: about 8 to 12 weeks when a fideicomiso is needed, and 4 to 8 weeks when it is not.

• Budget: closing costs typically run 5% to 8% of the price in Quintana Roo, plus yearly costs on top.

• The trust: it is set up for 50 years and can be renewed.

• Your team: a licensed Notario Público and a lawyer who works for you, not for the seller or the builder, should review everything before you sign.

This article is general information, not legal or financial advice. Work with a licensed Notario Público and, ideally, an independent real estate attorney before you sign anything.

Start with the restricted zone

Mexican law limits direct foreign ownership of land within 50 km (about 31 miles) of the coastline and within 100 km (about 62 miles) of an international border. That covers virtually the entire Riviera Maya. Foreigners cannot hold direct title to land here the way a Mexican citizen can, but they can own property through a fideicomiso.

Understand the fideicomiso

A fideicomiso is a bank trust. A Mexican bank holds legal title on paper, and you are the beneficiary with the real rights: you can live in the property, rent it out, renovate it, sell it or pass it to your heirs. In practice it works much like ownership. It is simply the legal structure that makes foreign ownership possible in the restricted zone.

Ask for a written quote before you commit, because banks set their own fees. As a rough guide, setup typically runs about $1,500 to $3,000 USD in coastal areas, with a yearly fee of about $450 to $900 USD. Sources differ on these amounts, and the setup cost is part of your closing costs.

Follow the steps

1. Set your budget and goal. Decide how much you can spend and whether the home is for you, for rent or both. Add 5% to 8% of the price for closing costs.

2. Choose your own lawyer. Pick one who works for you, not for the seller or the builder.

3. Make an offer. Present it through your agent, then put it in writing.

4. Sign the promesa de compraventa. This promise to buy and sell comes with a deposit, usually 5% to 10% of the price.

5. Start the trust and the permit. Your bank starts the fideicomiso and sends the permit request to Mexico's Ministry of Foreign Affairs (SRE). This takes about 4 to 6 weeks.

6. Check the property. At the same time, the notary and your lawyer check the title, any debts, unpaid taxes, the land status and the permits, and an official appraisal is ordered.

7. Sign the deed. You sign the escritura pública in front of the notary and pay the rest. You can sign from far away with a notarized power of attorney.

8. Register it. The deed or trust is registered in the Public Registry. This can take from a few weeks to several months.

Plan the timeline

A purchase takes about 8 to 12 weeks when a fideicomiso is needed, and 4 to 8 weeks when it is not. Registration can take longer, from a few weeks to several months, so build a buffer into your move date.

Budget for closing costs

Expect to pay about 5% to 8% of the price in closing costs in Quintana Roo. On a $300,000 USD property, that is roughly $15,000 to $24,000 USD. Ask your notary for the exact amounts, because they depend on the price and the home. Typical items include:

• Acquisition tax (ISAI): about 2% of the highest of the price, assessed value or appraised value

• Notary fees: $3,000 to $5,500 USD on a $200K to $400K purchase

• Bank trust setup (permit plus bank fee): $1,500 to $3,000 USD

• Appraisal: $500 to $1,500 USD

• Registration fees: $300 to $800 USD

• Title insurance (optional): 0.5% to 1% of the price

Then come the yearly costs: property tax (predial) of about $300 to $1,200 USD a year on a $300K property, HOA or maintenance fees of about $2,400 to $4,800 USD a year in standard developments, and the trustee fee of about $450 to $900 USD a year.

Know how long the trust lasts

The fideicomiso is set up for an initial term of 50 years and can be renewed. It does not expire and revert on its own. You can also name a substitute beneficiary, which helps the property pass to your heirs. Ask your attorney how this works for your situation.

Before you sign

• Have your attorney review the title documents before you pay a deposit.

• Confirm the land is not ejido (communal land), which cannot be freely transferred.

• Ask whether the property has condominium or community fees, and whether they are paid up.

• If you are buying a pre-construction unit, treat delivery dates as estimates and ask what happens if they slip.

• Keep every agreement in writing, in a language you understand.

Your next step

Buying here is a well-established process, but it has a few more steps than buying at home, and a trustworthy local team makes it far less stressful, from the first search to the final signature. Our job as property advisors is to help you compare options and understand the process before you commit. Message us on WhatsApp at +52 984 214 30 09 and tell us your goals, or browse our current real estate listings.

Figures are estimates reviewed in October 2026 and can change.