Frequently Asked Questions.

Zisla isn’t just a listing site—we’re a full-service, bilingual team focused on helping international buyers invest in Mexico with confidence.

Here’s how we stand out:

• We vet developers and presales before listing them

• We offer transparent pricing with real-time availability

• We work with local legal teams to protect your interests

• We speak your language—English, French, and Spanish support

• We’re here for the entire journey, not just the sale

100 km from national borders and 50 km from the coastline. 

A fideicomiso (pronounced fee-day-coh-MEE-so) is a bank trust, sanctioned by the Mexican government and secured by the Central Bank of Mexico, that allows foreigners to own property in Mexico’s restricted zones. It was created to provide legal security to international buyers while complying with constitutional restrictions.

Key facts:

• You name the beneficiaries (e.g. spouse, children)

• You control all decisions regarding the property. The beneficiary of the trust has ALL the rights commonly enjoyed by a Mexican owner (use, sell, lease, etc) 

• The trust is typically valid for 50 years and renewable indefinitely

• It is not a lease—you are the beneficial owner

Zisla partners with trusted legal experts to help you set up your fideicomiso quickly and transparently.

A trustee bank (known in Spanish as a Fiduciario) is a Mexican financial institution authorized by the government to manage fideicomisos (property trusts) on behalf of foreign buyers.

While your fideicomiso holds the title in your name, you retain full ownership rights and control over the property. The bank’s role is purely administrative—to ensure the trust complies with Mexican law and protects your legal interests.

No—you can complete the entire buying process remotely.

Zisla’s bilingual team and legal partners handle:

• Digital signatures

• Remote fideicomiso setup

• Virtual property tours

• Online payments and contract review

We regularly work with Canadian, American, and European clients who purchase from abroad with full legal protection and convenience.

Define your goals and budget

Choose a property with our help

Reserve your unit with a fully refundable deposit of 5000 USD deposit or 100 000 MXN. 

1 - Make and Offer to Purchase:

Very Similar to an Offer to Purchase in the United States and Canada. 
It is an offer to purchase a property at a given price within a certain time period and is subject to review of the full documents.

2- Conduct Due Dilligence:

A Mexican Lawyer will take care of this step. Zisla has a trusted experts that can help clients with this part as well as reviewing the promissory agreement of the next step making sure its fair for both parties as it is usually drafted by the legal team of the developers.

3- Promissory agreement:

This is not the final document, but it is legally binding and it outlines the details and terms of the transactions once all the negotiations are final.

4- Set up fideicomiso (if buying in the restricted zone)

5- Pay closing costs

6- Complete the transfer of ownership 

Read our essential guide on buying real estate in Mexico as a foreigner.

The standard is to put a reserve deposit of $5,000 USD down which holds the unit(s) for a period of between 15 and 20 days. The deposit is fully refundable if the decision not to go through with it is made prior to the expiration of the reserve period. Once this time frame is up, a minimum 30 percent down payment will be required for most developments. However, there are some that offer a limited time offer of 10 and 20 percent.

The escritura pública is the official title deed that proves you are the legal owner of a property in Mexico. It is signed before a notary public and registered with the Public Registry of Property.

Why does it matter?

Without an escritura:

• You don’t legally own the property, even if you've paid in full.

• You can’t sell, mortgage, or transfer the property.

• You may have trouble resolving disputes or proving ownership in court.

The escritura is your legal protection—it confirms that the property is yours, free of liens, and registered correctly under your name.

It’s common in Mexico—especially with new developments—for the escritura pública (legal title deed) to be issued 6 to 9 months after the physical delivery of your unit. While this surprises many foreign buyers, it’s a normal part of the property registration process.

Developers must complete a series of legal and municipal steps before any escritura can be issued. Here’s what needs to happen:

1. 80% construction completion:
   The project must reach at least 80% completion before the escritura process can even begin.

2. Municipal inspections and approvals:
   Local authorities must verify that infrastructure (roads, drainage, utilities, etc.) meets requirements.

3. Property subdivision and registration:
   The developer must legally subdivide the property and register it with the Public Registry of Property.

4. Condominium regime registration (if applicable):
   For condos and gated communities, the developer must register the Condominium Regime, legally defining common and private areas.

5. Debt clearance:
   The land must be free of liens, outstanding taxes, or unpaid loans.

6. Notary involvement:
   Once all documents are in order, a Mexican notary formalizes the escritura, which is then recorded with the public registry.

Yes—Mexico has annual property taxes, known as “Predial.”
But here’s the good news: they’re remarkably low compared to what most Canadians or Americans are used to paying.

On average, Predial ranges from 0.05% to 0.2% of the assessed value (not market value), depending on the location and local municipality. In many cases, this works out to just a few hundred dollars per year.

For most buyers, it’s a welcome surprise—owning property in Mexico comes with far fewer recurring costs, making it a financially smart long-term investment.

Sample Annual Property Tax (Predial) Estimates

💡 Note: These are approximate figures based on publicly available data and local trends. Actual rates may vary by municipality and property assessment.

Financing Options for Foreign Buyers

While traditional mortgages for foreigners in Mexico are limited, there are attractive and accessible alternatives—especially for pre-construction properties.

Pre-Construction Payment Plans

Pre-sale properties often come with flexible installment plans, making them a smart choice for investors looking to secure lower prices, customize units, and benefit from long-term growth.

Typical structures include:

• 30% down • 40% during construction • 30% on delivery

• 50% down • 30% during construction • 20% on delivery

• 80% down • 20% on delivery (often qualifies for a discount)

These properties usually offer a 6–18 month delivery window, and payments are spread out in a way that doesn’t require bank loans or credit checks—just a contract with the developer.

Developer Financing (Direct Mortgage Alternatives)

Some developers in the Riviera Maya offer in-house financing—allowing buyers to spread payments over time even after receiving the unit. Options range from:

• 36–48 month terms

• Up to 10 years in rare cases

⚠️ Note: Interest rates can be higher than those on a North American credit line. But if you're unable to secure financing in Canada or the U.S., this can still be a valuable solution.

How Zisla Helps

We specialize in matching buyers with projects that offer flexible and realistic financing, tailored to your goals and budget. Whether you're investing for income or lifestyle, we’ll help you secure a plan that works.

Yes—developer financing is the most common way international buyers pay over time when purchasing presale property in Mexico.
Most presale projects offer:

• 30%–40% down payment at signing

• Monthly or milestone-based payments tied to construction progress

• 0% interest during the build period

• Optional extended financing (5–15 years) with interest rates around 8%–12% 

This flexible structure allows buyers to lock in today’s prices while spreading payments over 12–24 months.

What happens if a developer delays construction—do I lose my money?
No—not if you're protected by the right contract. At Zisla, we only work with developers who pass our due diligence process, including:

• Reviewed payment security clauses

• Contracts that define delivery deadlines and penalties

• Verified track records for on-time construction

We also connect you with bilingual legal support to ensure your funds and terms are clearly outlined before you sign.

Who Pays What in Closing Costs?

In Mexico, both buyer and seller cover their own legal fees—but the buyer is responsible for 100% of the closing costs, which typically total around 5% to 7% of the property’s purchase price.

📊 Breakdown of Closing Costs:

• Notary Fees: ~1% to 1.5% of the purchase price

• Acquisition Tax: ~3%

• Trust Setup (Fideicomiso):

  • Contract Acceptance: ~$5,000 MXN

  • Annual Fee: ~$5,800 MXN

• Permit from Ministry of Foreign Affairs: ~$16,000 MXN

• Registration with National Department of Foreign Investment: ~$3,200 MXN

• Other Fees (~1%):
  Includes property registry, title verification, no-lien certificate, no-tax-due certificate, and official property valuation.

But Wait—A Quick Reality Check

Long-Term Advantage

While Mexico’s closing costs are paid up front, its ultra-low property taxes can save you thousands over the life of your investment. For many buyers, these savings offset the initial closing costs within just a few years—making ownership in Mexico not just appealing, but financially strategic.

Yes—when you work with a knowledgeable, vetted team.
We only work with:

• Trusted developers

• Properties with clear legal titles

• Independent notaries and attorneys

You’ll get full legal protection, just like a local buyer. Transparency and documentation are at the core of every Zisla transaction.

• Bank account: Not required for most buyers. Payments are usually handled via escrow or wire transfer.

• Company: Only needed if you plan to buy commercial property or multiple rentals with operational activity. In those cases, forming a Mexican corporation may offer tax or legal advantages.

Zisla will advise you based on your goals.

A Notario Público is a highly qualified lawyer appointed by the Mexican government to serve as an official legal authority in real estate transactions. Unlike a notary in Canada or the U.S., a Notario Público in Mexico plays a far more important role.

They act as a neutral third party responsible for:

• Verifying that the property title is clean—free of liens, debts, or legal disputes

• Ensuring the legal transfer of ownership

• Overseeing the registration of the new deed with the Public Registry

• Calculating and collecting applicable taxes and fees

Their involvement is mandatory in all real estate closings, and they serve as a key safeguard in the process—protecting both buyer and seller.

First and foremost, the lawyer will represent YOUR interest. Your attorney is your personal advocate—working exclusively to protect your interests throughout the transaction.

A qualified real estate lawyer will:

• Ensure the title is legally registered in your name

• Confirm that all taxes, utilities, and fees are fully paid

• Review contracts and catch any errors or omissions

• Help obtain key documents: permits, property survey, and Title Guarantee

• Coordinate appointments with the trustee bank and notary

• Provide ongoing legal advice tailored to your situation

Simply put: your lawyer is your strongest ally—guiding you through every step with professionalism, precision, and peace of mind.

Yes, it’s possible to invest in Mexican real estate using funds from a self-directed IRA or 401(k).
Many investors don’t realize they already have untapped capital that could be used to fund their next property—without dipping into savings or taking out a loan.

Here’s why this can be a smart strategy:

• Access additional capital to invest

• Defer state and federal income taxes on investment gains

However, there are important rules to consider.

⚠️ What You Need to Know

• The property must be strictly for investment purposes—not for personal use or as a vacation home

• You can’t live in or benefit directly from the property while it’s held in your retirement account

• All income and expenses must flow through the IRA

• Your IRA must own 100% of the property—no co-investing with personal funds

Rolling your funds into a self-directed IRA gives you greater flexibility beyond typical stocks or mutual funds—but it also means taking on full responsibility for compliance with IRS regulations.

📌 Disclaimer

Zisla does not offer financial or tax advice. Investing with retirement funds involves complex regulations. Please consult with a qualified tax advisor or self-directed IRA custodian before making any decisions.

Read more tips on retiring in Mexico here.

In new construction purchases, titles are issued only once the building is 80% completed and meets all legal requirements for registration. This is a standard part of the process and can take several months after construction is finished.

It’s important for buyers to understand:

• You should receive full legal ownership (the title/deed) before paying the final balance of the purchase price

• Your purchase agreement should clearly outline a deadline for the delivery of the deed (escritura)

• Penalties for delays in title issuance by the seller should be included in your final contract

Zisla works closely with legal partners to ensure these protections are in place—so you’re not left waiting without leverage.

No. Foreigners can buy property in Mexico without needing a visa or residency status.

However, obtaining temporary or permanent residency may be beneficial if you plan to:

• Live in Mexico full-time

• Access public or private healthcare

• Open a Mexican bank account

• Set up utilities in your name

Zisla can refer you to trusted immigration advisors if you want to explore that option.

That depends on your goals:

• Tulum, Playa del Carmen, and Cancún: High short-term rental income and tourism demand

• Mérida and San Miguel de Allende: Lifestyle-friendly with steady long-term appreciation

• Puerto Vallarta and Sayulita: Balance of culture, nature, and international appeal

• Bacalar and Mahahual: Emerging markets with high potential

Let us match your priorities to the right region.

It varies by:

• Location

• Season

• Property type

In high-demand areas like Tulum or Playa del Carmen, returns can reach 8–12% annually.

We provide market data and tools to help you project rental income before you buy.

Yes, through our local partners.

While we focus on the purchase, we connect clients with vetted professionals who handle:

• Key handovers

• Guest communication

• Maintenance

• Accounting/reporting

You’re not alone once the sale is done—we support your long-term investment success.

Yes—significantly!

Mexico offers a much more affordable lifestyle compared to many North American cities. Here’s a snapshot of typical monthly costs:

• Internet & Cable: ~$30 USD

• Condo Fees: ~$100–$250 USD (often includes pools, gyms, security, and shared spaces)

• Electricity: Very low—unless you heavily rely on air conditioning or leave appliances running constantly

Whether you're investing or planning to live part-time, your day-to-day expenses will likely be a fraction of what you’re used to back home—without sacrificing quality of life.

Read our detailed budgeting guide here.

Mexico does not have a centralized, nationwide Multiple Listing Service (MLS) like the U.S. or Canada. Instead, real estate listings are typically spread across various local platforms and broker networks, which can make the market feel fragmented or hard to navigate.

At Zisla, we simplify that process.
We’ve built the largest database of new construction properties in Mexico, offering:

• Exclusive listings you won’t find elsewhere

• Verified developer information

• Real-time project updates

• A streamlined experience—all in one place

With Zisla, you get clarity, transparency, and access—no matter where you're looking to invest.

Explore Properties for sale in Mexico.

In 2024, Point2Homes stopped listing Mexican real estate. Unlike Point2Homes—which functioned primarily as an advertising platform for brokers—Zisla is a full-service real estate platform designed for international buyers.

We’re built by expats living in Mexico who understand the market from both sides. Acting as your direct intermediary with developers, we represent your best interests throughout the process—not theirs. Our inventory of new development properties is updated daily, ensuring you see only the most current and available opportunities.

Beyond listings, we offer an all-in-one service experience. Whether you're investing, relocating, or buying a second home, we connect you with everything you need: trusted lawyers, immigration experts, furniture providers, property managers, and more. With Zisla, your real estate journey in Mexico is not just simpler—it’s smarter, safer, and fully supported.

You can absolutely live in your home year-round if you choose.

There are no government-imposed occupancy limits for foreign owners. You can:

• Live in the home full-time

• Rent it short-term (e.g., Airbnb) or long-term

• Use it as a hybrid lifestyle + investment property

Zisla will guide you on local rental laws and zoning if you decide to rent.