What it costs to buy property in Mexico
A foreign buyer should budget roughly 3.4%–7.4% of the purchase price on top of the price itself. A licence is required before you can take title.
What you pay
- Acquisition tax (ISAI)2.0%–4.0% of the price$10,000–$20,000
- Notario fees0.5%–2.0% of the price$2,500–$10,000
- Fideicomiso setup0.5% of the price$2,500
- Public Registry recording (RPP)0.3%–0.6% of the price$1,500–$3,000
- Appraisal (avalúo)0.1%–0.3% of the price$500–$1,500
| On a purchase of | $250,000 | $500,000 | $1,000,000 |
|---|---|---|---|
| Acquisition tax (ISAI) | $5,000 – $10,000 | $10,000 – $20,000 | $20,000 – $40,000 |
| Notario fees | $1,250 – $5,000 | $2,500 – $10,000 | $5,000 – $20,000 |
| Appraisal (avalúo) | $300 – $750 | $500 – $1,500 | $1,000 – $3,000 |
| Public Registry recording (RPP) | $750 – $1,500 | $1,500 – $3,000 | $3,000 – $6,000 |
| Fideicomiso setup | $2,500 | $2,500 | $2,500 |
| Total on top of the price | 3.9%–7.9% | 3.4%–7.4% | 3.1%–7.1% |
Can you buy as a foreigner?
Licence required
Within 50km of the coast — which is all of the Riviera Maya and the whole Yucatán seaboard — a foreigner cannot hold residential title directly. Ownership is held through a fideicomiso, a bank trust running 50 years and renewable, with the buyer as beneficiary holding full rights to use, let, improve and sell. It requires a permit from the Ministry of Foreign Affairs, and carries an annual bank fee for as long as it is held.
Allow 4–8 weeks
The Foreign Affairs permit is the slow step. A clean purchase closes inside two months; complications stretch it to three or more.
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These figures as a PDF, worked out at the price you enter, with every source and the date it was checked.
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Nearby markets compared
What a foreign buyer pays on top of a $500,000 price, here and in the markets around it nearest in cost.
- United StatesNo licence0.1%–0.3%
- MexicoLicence needed3.4%–7.4%
An estimate for budgeting, not legal or tax advice. These rates are traced to published sources but have not been reviewed by a practitioner in this jurisdiction. Confirm the current position with an attorney before you commit.
The acquisition tax is set by the state, and while 2–4% covers the Caribbean coast the national spread runs to 6% — confirm the municipality's own rate. Legal representation is additional and not counted here: it is optional in law but strongly advised for a foreign buyer, and the annual fideicomiso fee of roughly USD 550–1,000 is a holding cost rather than a purchase cost.