Buying Beach Property in Mexico
Owning on Mexico’s coast as a foreigner is straightforward once you understand the process. Here’s how US and Canadian buyers do it — legally, securely, and with full ownership rights.
50 yrs
Renewable trust term
5–7%
Typical closing costs
No residency
Required to purchase
Two ways to own, as a foreigner
Mexico’s Constitution restricts direct foreign ownership within about 50 km of the coastline — the “Restricted Zone.” To buy inside it, US and Canadian citizens use one of two legal structures, both of which give you real, enforceable ownership rights.
Fideicomiso — Bank Trust
For residential use
A Mexican bank holds legal title on your behalf as trustee, while you — the beneficiary — keep every ownership right that matters: you can live in the home, rent it out, remodel it, sell it, or leave it to your heirs. The bank never treats the property as its own asset.
- Renewable 50-year term, with no limit on renewals
- Lets you name a beneficiary, so the property passes outside of probate
- The standard route for a primary residence or vacation home
Mexican Corporation
For rental or business use
If you plan to operate the property commercially — a rental portfolio, a boutique hotel, a business tied to the land — a Mexican corporation is usually the better fit. Foreigners can own and run one outright, with full control over its operations.
- No trustee bank or renewal cycle involved
- Suited to income-producing or business use, not personal residences
- Best set up with a Mexican attorney or accountant who can weigh it against a fideicomiso for your situation
Who’s involved in your purchase
Three people typically guide a foreign buyer through a Mexican property purchase.
The Notario Público
Every property transfer in Mexico is completed by a Notario Público — a legal role with far more authority than a US or Canadian notary. The notario verifies the title is clean, coordinates the appraisal, calculates and collects the applicable taxes, and formally records the new deed with the Public Registry of Property.
Your Local Realtor
Start with a realtor who lives and works in the area you're buying in — not just anyone with a listing. Local knowledge of the market, the neighborhoods, and the community pays off long after closing, since a good local realtor often becomes an ongoing resource for you.
Your Attorney
An attorney isn't legally required, but it's a smart safeguard, especially on your first purchase in Mexico or if you don't read Spanish comfortably. They review your contract, protect your interests, can set up your trust or corporation, and can prepare a Power of Attorney if you won't be in Mexico for the signing.
The path to closing
A typical purchase runs five steps from offer to registered title.
- 1
Find the property & agree on price
Tour properties with your realtor and negotiate the terms with the seller.
- 2
Sign the purchase agreement
Both parties sign a Buy/Sell agreement, typically with a down payment made at signing.
- 3
Set up your fideicomiso
Your bank trust (or corporation) and the title deed transfer are prepared. Budget 2 to 3 months for this step when planning your closing date.
- 4
Close at the Notario Público
You sign the deed, pay the remaining balance to the seller, and pay the notary fees and acquisition taxes.
- 5
Title is registered
The notario records your deed with the Public Registry of Property, completing the transfer.
What to budget for
Beyond the purchase price, plan for closing costs of roughly 5–7% of the purchase price, covering:
- Notary fees
- Acquisition tax
- Trust setup / bank permit fee
- Public registry fees
- Appraisal
- Attorney fees (if applicable)
Documents to have ready
- A valid passport — every document must show your name exactly as it appears there
- Your current tourist (FMM) or resident card
- Proof of funds for your down payment and closing costs
- A Power of Attorney, prepared by your attorney, if you can't attend the closing in person
Common questions from US & Canadian buyers
Do I need to become a Mexican resident to buy?
No. You can purchase and hold property in Mexico on a tourist visa — Mexican residency is not a requirement.
Can I rent out the property or use it as a vacation home?
Yes. A fideicomiso gives you the same rights an owner would have — to occupy, rent, lease, remodel, sell, or pass the property to your heirs.
What happens to the property if I pass away?
You name a beneficiary directly in the trust, so the property transfers to them outside of the Mexican probate process — one of the practical advantages of the fideicomiso structure.
Do I need to be in Mexico, or speak Spanish, to close?
No. If you can't attend the signing, your attorney can prepare a Power of Attorney so someone can sign the deed on your behalf.
Why can't foreigners just own beachfront property directly?
Mexico's Constitution restricts direct foreign ownership within roughly 50 km of the coastline. The fideicomiso was created specifically to give foreign buyers full ownership rights within that zone, through a bank trustee.
Ready to talk through your options?
We work with US and Canadian buyers every day and can connect you with a local realtor, notario, and attorney to walk you through your purchase.
This guide is provided for general informational purposes and isn’t legal, tax, or financial advice. Requirements and costs can vary by state and change over time — always confirm current details with a licensed Mexican notario, attorney, or accountant before making a purchase decision.