FAQ Guide for Foreign Buyers in the Riviera Maya

Yes. Foreigners can legally own property throughout Mexico. Within the Restricted Zone — defined as within 50km of the coastline, which includes all of Riviera Maya, Tulum, Playa del Carmen and Cancún — foreign buyers hold property through a Fideicomiso (bank trust) or a Mexican Corporation (S.A. de C.V.). Both structures provide full legal ownership rights. The process is well-established and thousands of Americans, Canadians and Europeans purchase property here successfully every year.

A Fideicomiso is a Mexican bank trust — the standard ownership structure for foreign buyers in coastal Mexico. A Mexican bank acts as trustee, while you are the beneficiary with 100% of the rights of ownership. You can use, rent, renovate, sell and pass the property to your heirs. The trust runs for 50 years and is infinitely renewable. Your attorney handles the entire setup process. Total cost: approximately $2,500 USD.

A Mexican S.A. de C.V. (corporation) is an alternative ownership structure where the company holds the property and you own the company. It is often preferred by investors purchasing multiple properties or commercial real estate, as it can offer tax and operational advantages. Your attorney will advise on whether this structure is appropriate for your situation. As with the Fideicomiso, the setup is fully managed by your attorney.

No. The entire purchase can be completed remotely using a Power of Attorney (POA). Your attorney or a designated representative signs on your behalf at the notary. Many international buyers from the US, Canada and Europe complete the full process without being physically present in Mexico.

Yes — when done correctly. The key steps are: working with a licensed, reputable agent, conducting a full title search through the Public Registry, and using an independent Mexican attorney to review all contracts. Riviera Maya has a mature, internationally-oriented real estate market with decades of successful foreign buyer transactions. I connect every buyer with trusted legal professionals who protect their interests throughout the process.

Your Fideicomiso allows you to name beneficiaries who inherit the property without the need for Mexican probate proceedings. This is one of the key advantages of the trust structure — make sure your beneficiaries are correctly named at setup. For properties held through a Mexican corporation, shares of the company are inherited according to your estate plan.

The buying process has 7 steps: (1) Reservation fee of $5,000 USD to secure the property. (2) Due diligence — title search and legal verification by your attorney. (3) Signing the promissory contract (Promesa de Compraventa) and paying the deposit. (4) Setting up the Fideicomiso or Mexican Corporation. (5) Signing the deed (escritura) at the Notario Público. (6) Receiving the keys. (7) Registration in the Public Registry. A typical resale purchase closes in 30–60 days. For a full breakdown, see the Buying Guide.

Budget between 6% and 10% of the purchase price on top of the agreed price. Closing costs cover acquisition tax, notary fees, Fideicomiso or corporation setup, title search, public registry fees and attorney fees. The exact amount varies by property, municipality and ownership structure. Always request a written closing cost estimate from your notary and attorney before signing any agreement.

A typical resale purchase closes in 30–60 days after an offer is accepted. Pre-construction purchases close at contract signing, with property delivery 12–36 months later depending on the project stage. The Fideicomiso setup typically takes 2–4 weeks and runs concurrently with other steps.

Yes, though Mexican bank mortgages come with higher interest rates than most buyers are used to at home — currently 9–12%. Most foreign buyers use one of these alternatives: cash purchase (most common, strongest negotiating position), developer financing (often interest-free during construction), or a Home Equity Line of Credit (HELOC) from their home country. I can advise on the best option for your situation.

Each area has its own distinct character. Cancún offers luxury beachfront estates and world-class infrastructure. Playa del Carmen is a walkable, cosmopolitan beach town ideal for lifestyle buyers and investors. Puerto Morelos is a quiet, authentic fishing village with direct beachfront access to the Caribbean reef. Tulum is the go-to for eco-luxury and organic architecture. Puerto Aventuras offers a gated marina and golf lifestyle. Use the Property Matchmaker to find the right fit for your goals.

The market offers a wide range: beachfront and oceanview condos, luxury villas with private pools, eco-friendly jungle homes (popular in Tulum), golf course communities (Mayakoba, Playacar, El Manglar), pre-construction developments, townhouses, penthouses, commercial real estate and boutique hotel units. Properties range from compact investment studios to multi-million dollar private estates.

Annual property tax (Predial) is very low — typically $200–$800 USD per year for most residential properties. If you rent the property, rental income is subject to Mexican income tax (25% flat withholding or net income method with deductions). When you sell, capital gains tax applies — with a significant exemption if the property is your primary residence. Always consult a qualified Mexican accountant or cross-border tax advisor for your specific situation.

Beyond the annual property tax, typical ongoing costs include: HOA fees (for gated communities and condos — varies widely by development), Fideicomiso annual bank fee ($500–$700 USD/year), utilities (electricity, water, internet), and property management fees if you rent the property (typically 20–30% of rental income). Many owners find that rental income covers all or most of these costs during peak season.