How to buy property in Mexico as a foreigner: a short, friendly guide.

“Fideicomiso” sounds complex. On the coast it’s standard and it works. The key is a clear step-by-step, clean documents, and written timelines. Here’s the map to reach closing without surprises.

Before you start: key concepts

• Restricted zone: a band within 50 km of coastlines or 100 km of borders.
• Bank trust (fideicomiso): the bank holds title; you hold rights to use, enjoy, and transfer. It’s the standard route for foreigners in the restricted zone.
• SRE (Secretaría de Relaciones Exteriores): federal ministry that authorizes the fideicomiso.
• Notary (Notaría): public official who formalizes the sale and deed.
• RPPC (Public Registry of Property and Commerce): records your deed.
• HOA (Homeowners Association): condo or subdivision administration.
• KYC/AML: identity and source-of-funds verification.

The path, step by step

• In the restricted zone → bank trust (fideicomiso).
  
• Outside the restricted zone → direct title or Mexican company.
  
• Ask about setup and annual costs for the fideicomiso.

2 - Offer and escrow

Set price, timelines, penalties, and what furniture/equipment is included. Use an escrow account or a secure deposit method.

3 - Due diligence

• Title and liens, land use, condo regime, HOA minutes, no-debt certificates for taxes/water/HOA.
  
• If needed, a physical review: systems, defects, maintenance records.

4 - SRE authorization

Required for a fideicomiso in the restricted zone. Your notary and the bank will guide requirements.

5 - Notary closing

Sign the deed, pay taxes and fees, receive possession.

6 - Registry inscription (RPPC)
The notary files your deed. With the registry folio, your right is fully opposable to third parties.

7 - Post-closing
Onboard with the HOA, switch utilities (electricity, water, internet), and bind insurance.

Indicative timelines you can expect

• Offer and escrow: ~7 days
  
• Due diligence: ~12 days
  
• SRE permit: ~12 days
  
• Notary + closing: ~15 days
  
• Registry inscription: ~20 days

Costs to anticipate

• Notary and taxes: vary by municipality/state and deal value.
• Fideicomiso: bank setup and annual trustee fees.
  
• Filings and certificates: lien certificate, no-debt letters, appraisal if required.
  
• HOA: regular dues and potential specials.
  
• Insurance: hazard and flood where relevant.

Practical tip: request a closing budget with line items and estimates before signing the offer. Avoid last-minute surprises.

Minimum due-diligence checklist

• Confirm current owner and review chain of title.
• No-lien and no-debt certificates for taxes/water/HOA.
  
• Land use and compatibility with your plan (live, rent).
  
• For condos: Regime, Bylaws, HOA minutes, dues.
  
• Basic technical check: plumbing, electrical, humidity.

Quick answers

• Can I rent it out? Yes, unless the Bylaws prohibit it. Get it in writing.
• Can I buy without a trust? Not in the restricted zone if you’re a foreigner without naturalization.
• Financing? Often developer financing; international banks are case by case.
• How long does it take? Typically 5–9 weeks, depending on coordination and filings.

Actionable close

Ask for:

1. A personalized legal checklist.
2. A closing cost budget with three scenarios (base, +10%, −10%).
3. A calendar with milestones and owners (notary, bank trustee, seller, buyer).