How to buy property in Mexico: a step-by-step guide for international buyers Thinking about purchasing real estate in the Riviera Maya? Here’s what you need to know.
Whether you're looking for a vacation home, a rental property, or a retirement retreat, Mexico — and especially the Riviera Maya — continues to attract buyers from around the world. The process of buying property here is straightforward when guided by qualified professionals, but there are some key steps to understand before you make an offer.
This guide will walk you through the buying process, explain the role of escrow and fideicomisos, and help set expectations on timelines and costs — so you can move forward with clarity and confidence.
1. Work with a licensed real estate agent
Your first step should be connecting with a professional, fully licensed agent who understands the local market and legal landscape. A qualified agent will help you identify suitable properties, explain the buying process, and serve as your advocate from start to finish.
2. Tour properties in person or virtually
Depending on your location and travel availability, you can visit listings in person or explore options virtually. Many developers and listing agents now offer video walkthroughs, remote tours, and digital presentations, making it easier to browse from abroad.
3. Make an offer and submit your deposit
Once you've found the property you love, your agent will help you prepare a formal offer. After it’s accepted, you’ll typically deposit 10% of the purchase price into a secure escrow (custodial) account managed by a neutral third party.
This account holds your funds while your legal team conducts due diligence.
For new construction or developer projects:
You may start with a smaller deposit (e.g. $5,000 USD), followed by a staged payment plan — usually 30–40% at contract signing, incremental payments during construction, and the final 10–20% at closing.
4. Conduct due diligence
An independent attorney — which your agent can help refer — will request all necessary legal documents from the seller, including title deeds and permits. The lawyer conducts a full title search and verifies that the seller has legal authority to transfer ownership.
If any major legal issues arise that prevent the transaction from proceeding, your deposit is typically refunded. If everything checks out, the deposit becomes non-refundable and you move forward to closing.
Optional: You may also arrange a property inspection, especially for resale homes.
5. Set up your fideicomiso (for non-Mexican buyers)
As a foreign buyer purchasing within the restricted zone (within 50 km of the coast), you’ll hold title through a fideicomiso, a trust established with a Mexican bank. You are the sole beneficiary and have full rights to sell, lease, improve, or pass the property to heirs.
Your attorney coordinates with the bank and notary to set up the fideicomiso, which must be in place before title transfer.
6. Balance payment and final steps
About one week before closing, the remaining balance is transferred to the escrow account. All legal checks and bank approvals should now be complete, and the closing is scheduled.
From accepted offer to closing, the process typically takes 6 to 8 weeks.
7. Closing the deal
You may attend closing in person or assign a Power of Attorney to someone locally if you prefer to complete the process remotely.
Typical closing costs range from 5% to 10% of the purchase price and may include:
Legal fees for due diligence
Notary public fees (notaries in Mexico are licensed legal professionals)
Setup and first-year fee for the fideicomiso (approx. $2,500 USD)
State property transfer tax (around 3%)
Once closing is complete, your deed is formally registered and the property is officially yours.
Final thoughts
Buying property in Mexico — especially in the Riviera Maya — can be a smooth and rewarding experience when guided by experienced professionals. Understanding the process upfront and working with trusted advisors makes all the difference.
If you’re considering a purchase in Playa del Carmen, Tulum, Akumal, or Puerto Aventuras, BuyPlaya Real Estate Advisors is here to support you every step of the way. We’ll help you navigate the process clearly and connect you with the right legal and financial experts to make your journey to ownership seamless.
Aarón is a born and raised "chilango". After finishing his university studies, what started as a social service trip became his new home and where he started a family in Playa del Carmen. He enjoys the delicious food and culture of the Yucatan peninsula with his wife, daughter, and son. As a professional, he has made a career as a specialist in social networks and electronic media, helping the companies he has worked for to efficiently achieve all their objectives in the medium.