01 / THE FOUNDATION
How can a foreigner buy near the coast?
Foreign buyers can purchase residential property in Mexico’s restricted zone through a fideicomiso, a bank trust established for their benefit. The restricted zone extends 50 km from the coast and 100 km from an international border. The Mexican bank holds legal title as trustee; you, as beneficiary, receive the rights to use and enjoy the property and, subject to the trust and applicable law, to sell, lease, improve, or transfer your beneficial interest.
The trust can last up to 50 years and may be extended upon request. You can name substitute beneficiaries in the trust; discuss your estate plan with the notary or a lawyer rather than assuming every inheritance question is automatically resolved. For property outside the restricted zone, a different acquisition process may apply. See the Ministry of Foreign Affairs’ trust guidance ↗
The trust is the legal structure that allows foreign beneficiaries to hold rights to residential property in the restricted zone. Separately, real estate professionals and financial institutions may need to verify identity and source-of-funds information under anti-money-laundering rules. See SAT identification requirements ↗
02 / BE READY TO ACT
Prepare your buyer file
Gathering the information before you find the right property lets our legal team start a Letter of Intent or Offer to Purchase promptly. Document review and preparation can take a few business days; timing depends on the transaction.
Please provide clear, complete colour PDF scans for each person who will appear on the deed. Your notary, bank, and escrow provider may ask for additional or updated items.
- Valid passport for every deed holder.
- Valid driver’s licence, front and back.
- Mexican resident card, front and back, if applicable; otherwise your most recent passport entry stamp, if available.
- Recent utility bill or other accepted proof of address in each person’s name.
- Birth certificate and, if applicable, marriage certificate.
- Mexican RFC, if you have one.
- Beneficiary information and a clear passport scan for each named beneficiary, if applicable.
- One completed MexHome KYC form per deed holder. The form requests a Social Security Number (SSN) or Social Insurance Number (SIN), as applicable.
Use the secure form to submit sensitive information. Please do not send identity documents through this public website. If a document or identification number is unavailable, ask me what the notary and escrow provider can accept.
Complete the MexHome KYC form ↗ About Secure Title Latin America ↗
03 / FROM OFFER TO KEYS
The purchase, step by step
- Discuss terms and submit an offer. Our legal team prepares the Offer to Purchase or, when appropriate, a Letter of Intent. We review price, inclusions, deposit, inspection period, and closing date with you.
- Complete due diligence. I commonly recommend around seven days for inspection and document review, subject to the agreed contract. This is when you assess the property and any conditions in the offer.
- Fund escrow under the signed agreement. A 10% deposit is common in my transactions. The due date, refundability, and the point at which it becomes non-refundable depend on the signed terms. Funds are held by the escrow provider under its instructions.
- Finalize the trust and closing. The bank, notary, escrow provider, and closing coordinator complete their respective requirements. A typical resale closing may take about two to three months, but the date depends on documents, permits, financing, and the parties’ agreement.
- Sign and receive title. The notary formalizes the transfer in a Spanish-language deed and handles registration. English translations can be arranged as a courtesy; confirm what you need before signing.
04 / BUDGETING
What does the buyer pay?
As a planning estimate, buyer closing costs are often around 4%–5.5% of the purchase price in transactions I handle. This is not a fixed fee or quote. The notary provides a transaction-specific calculation, which can vary with the property, value, trust, taxes, and official charges.
Typical buyer closing items
- Appraisal and notary fees
- Acquisition or transfer tax and state duties
- Bank trust setup and permit fees, if applicable
- Public registry recording, preventive notice and certificates
- Copies and administrative charges
- Escrow and other transaction-specific charges
Typically paid by the seller
In many resale transactions, the seller pays brokerage commissions and any applicable income or capital gains tax. The signed agreement controls how costs are allocated.
Ongoing property tax (predial), HOA dues, utilities, and trust administration fees should also be reviewed for the specific property. Ask for actual amounts rather than relying on a general comparison with Canada or the U.S.
05 / PEOPLE IN YOUR CORNER
Questions are part of the process
I typically coordinate with Jazmín González at Bahia Bay Law Firm and Secure Title Latin America for the closing process. The notary formalizes the transfer, while the closing coordinator helps keep the buyer and seller aligned on documents and dates. You may also retain independent legal or tax advice whenever you wish.
Ready to begin, or still exploring? I can help you prepare your file and understand the next step for the property you have in mind.
This guide describes Curtis’s usual residential purchase process as of September 2026. Contract terms, document requirements, fees, and tax treatment vary. Confirm the details of your transaction with the notary, bank, escrow provider, and your own advisers.