2025 Guide to Buying Property in Mexico : Legal Process, Costs & Best Areas

Last updated: June 2025

This guide reflects the latest insights on legal processes, market trends, and smart strategies to make your property purchase in Mexico smooth and secure.

Have you ever envisioned owning a piece of a country where ancient Mayan ruins stand alongside cutting-edge eco-resorts, where bustling urban centers pulse with energy just hours from tranquil colonial towns? 

Welcome to the world of Mexican real estate in 2025—a market as diverse and dynamic as the country itself.

Mexico isn't just about stunning beaches and spicy cuisine. It's a land where your investment can tap into:

The booming tech scene in Guadalajara, dubbed the "Silicon Valley of Mexico"

The thriving arts community in Mexico City, home to more museums than any other city in the world

The renewable energy revolution in Oaxaca, where wind farms are transforming the economic landscape

Whether you're an investor eyeing the next big opportunity, a retiree seeking a blend of comfort and culture, or an entrepreneur ready to ride the wave of Mexico's economic transformation, this guide is your roadmap to navigating the exciting world of Mexican real estate. At Zisla, we combine legal insight, local knowledge, and a passion for Mexico to help you turn your tropical dream into a secure and rewarding investment.

Ready to take the next step? Discover how Zisla can help you find your perfect place in this dynamic, ever-evolving market. Let's dive in!

Why Move to Mexico? Quality of Life, Cost & Culture

Mexico is more than stunning beaches and ancient ruins—it's a country of diverse landscapes, rich culture, and modern amenities that cater to a variety of lifestyles.

Imagine a lifestyle where your money stretches further, allowing you to savor life's pleasures without breaking the bank. That's the reality for many expats and investors in Mexico. Here's a snapshot of what awaits:

Cost of Living: On average, 45% lower than in the United States and Canada. Picture the possibilities when your investment dollar goes almost twice as far!

Cultural Richness: From the ancient pyramids of Chichén Itzá to the vibrant Hanal Pixán celebrations in Yucatán, Mexico offers a tapestry of experiences that enrich daily life.

Modern Amenities: World-class healthcare, high-speed internet, and international shopping centers ensure you don't sacrifice comfort for culture.

Expats enjoying life in Mexico with vibrant culture and modern amenities

Mexico Visa Rules for Canadians & Americans: How to Stay Legally

For U.S. and Canadian citizens, Mexico offers a generous 179-day tourist stay without a visa or complicated paperwork. This flexibility is perfect for:

Snowbirds escaping harsh winters

Investors managing rental properties

Retirees splitting time between countries

However, be warned: if you accidentally overstay your 179-day limit, you must officially apply for a temporary residency visa and go through a sometimes complex and time-consuming process. Canadians can be forced to prove they are still Canadian Residents by the Canadian government when surpassing the 180 days in Mexico.  

Our advice is to keep it simple! When you leave the country to begin a new 179-day period, however briefly, schedule your travel at least a few days before the limit. Why risk it? 

Traveling from Canada or the US to Mexico – flexible visa rules

Can Foreigners Buy Property in Mexico? Myths & Legal Facts

Contrary to popular belief, Mexico has no ban on foreign property ownership. This myth, rooted in outdated policies, has long been dispelled. Whether you're an investor looking for strong returns, a buyer seeking a secure retirement haven, or someone ready to embrace the Mexican way of life, understanding the facts about property ownership in Mexico is key.

A Brief History

Following the passage of the Foreign Investment Law in 1973, foreigners were allowed to own land as long as it was not in a restricted zone—either within 100 km (62.14 mi) of international borders or 50 km (31.07 mi) of the coastline. 

Following greater liberalization of real estate ownership rules in 1993, Mexican law allows for the foreign ownership of land or property in the formerly restricted zone, as long as the sale is conducted through a fideicomiso.

What is a Fideicomiso in Mexico? Trusts for Foreign Buyers Explained

A fideicomiso is a trust agreement sanctioned by the government through an authorized bank that allows a foreign buyer to own property with all the same rights afforded to Mexican nationals.  

With relatively minor setup and maintenance costs, these trusts operate on 50-year or 99-year terms, are both renewable and transferable, and have several advantages that make them indispensable. 

Key benefits of the fideicomiso include:

50-year or 99-year terms, renewable and transferable

Multiple beneficiaries can be listed

Provides inheritance security

Allows for renting, leasing, or selling the property

Although this system might seem confusing at first glance, an experienced real estate group can help you understand these legal requirements.  

5 Legal Steps to Buy Property in Mexico as a Foreigner

Before you purchase a beautiful home or investment property in Mexico, it's essential to get your bearings. This short guide will provide an outline of the steps involved in a real estate transaction.

It is important to note that from the first step until the final closure, there are only a few parties involved in the transaction:

The buyer and their real estate representative

The seller (for new builds, this is a representative mandated by the builder)

The lawyers of both the buyer and seller

The notario publico, or notary public

The trustee bank (a Mexican bank authorized by the Mexican government to act as trustee or fiduciario)

Once a buyer has a particular property in mind, but before they make an offer, the property is reserved when they pay a deposit. In most cases, the deposit is in the amount of $5,000 USD or $100,000 MXN. This reserves the unit for up to 30 days and locks the price in. The deposit is fully refundable if the client ultimately decides not to go through with the purchase. 

Learn more about the reservation process in our FAQ section.

Step 1 - Make an Offer on Property in Mexico

It all begins with making an initial offer on your chosen property. The initial offer is similar to a "promise to purchase" agreement, which you often hear in North American real estate transactions. The initial offer, or promise to purchase, informs the seller of your firm intention to buy a property as long as it meets certain conditions.

At this stage, a buyer's most important ally is their real estate representative. An experienced broker will negotiate with the seller on your behalf, ensure that any agreements are recorded in writing, and include those additions in an updated initial offering.  

Recording all the initial offer details helps avoid misunderstandings between the buyer and seller regarding the terms and conditions of the sale. Pertinent details often include:

The price of the unit

Plans for payment

Deposit requirements

Any additional agreements, ones that could cover anything from parking spaces to furniture

Step 2 - Sign the Promissory Agreement (Contrato de Promesa)

Following the acceptance of the initial offer by the seller (often a representative of the construction company, known as the master broker), the next step is the promissory agreement, or the contrato de promesa de compraventa.  

This document sets out a timeframe during which the buyer and seller agree to execute the purchase contract. It is not the final document but is legally binding for both parties. The Promissory Agreement outlines all the details of the transaction after the negotiations are completed. Think of it as the hard copy version of Step 1 above.

Your Lawyer: Why Legal Support Is Essential in Mexico

While the real estate broker works directly with the seller on negotiations and has the greatest real estate expertise in the region’s properties, your lawyer will ultimately verify that all the details included in the agreements are error-free, legally valid, that the included clauses are enforceable, and that you are left in the strongest possible position. 

Having a lawyer to review the work is indispensable from this point forward. They are asking for the permits on your behalf, setting up the trust, and organizing closing. 

Step 3 – Property Delivery Before Title Transfer

New build property nearing completion in Mexico

In Mexico, property delivery often occurs before the final notary signing and title transfer. This may seem counterintuitive, but there's a logical explanation for this process.

Here's why and how it typically unfolds:

Construction Progress:

When construction reaches about 80% completion, the developer initiates the process of acquiring individual cadastral numbers for each unit.

The city inspects the building to certify it meets the approved plans.

Cadastral Number Assignment:

The local Cadastral and Registry Institute surveys the property and assigns unique cadastral numbers to each unit.

Property Delivery:

Upon full completion, you'll perform your final walkthrough.

If everything meets your expectations, you'll sign a delivery statement confirming the official delivery date.

Title Transfer Delay:

The property title can't be transferred to your fideicomiso until the entire building is officially certified.

This certification is necessary for the notario publico to issue individual titles.

Financial Protection:

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our real estate representative should structure the promissory agreement to protect your interests during this delay.

Typically, you'll pay only a portion (usually around 90%) of the total cost until the title is issued.

This process ensures all parties are aligned and incentivized to complete the closing requirements. Your representative will guide you through each stage, ensuring your interests are protected throughout.

Step 4 – Set Up the Fideicomiso Trust 

In this phase, there are three distinct steps your lawyer should take. 

Apply for and obtain the appropriate permit from the Federal Ministry of Foreign Affairs and register with the Public Registry of Property and the National Registry of Foreign Investment.

Set up a Mexican will. 

Set up the fideicomiso.

Not sure how to set up a fideicomiso? Our team will help you.

What is a Notario Público and Why Is It Required? 

The notario publico is a neutral party, a lawyer appointed by the government that acts on the government’s behalf. 

Once the initial offer has been drawn up, the notario publico’s responsibility is to make sure that the title deed is clear of liens, encumbrances or debts of any kind. The notario publico is also responsible for registering the property and calculating the ownership taxes.

A good real estate broker (and your lawyer) will recommend that you set up a Mexican will, primarily so that the will clearly defines any heirs to the property, greatly simplifying the process of passing on your property to the appropriate party after your death. (This differs from your Canadian or American will, which is more difficult to enforce in Mexico.)

At this point, both parties involved are ready to follow through with the purchase. With a signed promissory agreement and the appropriate permits and registrations completed, your lawyer is now prepared to contact the bank involved in the fideicomiso to apply for and set it up.  

New Build vs. Resale: Documents You’ll Need 

If the purchased property is a resale property (as opposed to a new build), this is the point at which your representatives would also request related documentation such as a certificate of non-encumbrance, a clearance certificate (to show that there is no outstanding tax liability), and an appraisal of the property.

However, with properties that are new builds, those documents and certificates are not required for newly constructed buildings. 

Step 5 - Final Closing and Title Transfer 

At this stage, the titles are officially transferred into your newly created trust (fideicomiso).  

Once all the closing paperwork has been prepared, you will receive a notice informing you of the due date for the final closing costs. The title will be transferred to the bank after paying the acquisition tax and other related fees. Once in order, the local public registry will then issue the final deed.

The whole process of registering a property can be completed in as early as 40 days, though the process may be slightly different depending on the type of property, e.g., pre-construction deals, beachfront properties, land purchases, etc. 

See our FAQ on real estate transactions

Best Places to Buy Real Estate in Mexico in 2025?

Now that you understand the process, it’s time to move on to the exciting part: choosing a property and an area that suits your taste!  

House, Villa, or Condo?

Whether you are looking for a permanent beachfront home for your retirement, a convenient condo that you can rent out or use part-time, or a vacation home in Mexico you visit a few times a year, there are thousands of options to choose from in the Mexican property market.

All of these options have their advantages, and ultimately, it will come down to personal preference. Regardless of what you choose, you find yourself in a win-win situation. You either get an investment property that will pay dividends, a vacation home you and your family will enjoy for years, or both!  

Top 3 Cities to Invest in Mexican Property (Tulum, Playa del Carmen, Puerto Vallarta)

Mexico's diverse landscape offers a plethora of investment opportunities. Let's briefly explore a couple of exciting markets:

Tulum Mexico – Real estate hotspot with eco-tourism appeal

Tulum, Quintana Roo

Median property price: $2,000 USD to $2,850 USD per square meter 

Known for: Breathtaking beaches, Mayan ruins, and a booming eco-tourism scene

Lifestyle appeal: Perfect for those seeking a balance of natural beauty and sustainable living
Properties for sale in Tulum 

Downtown Playa del Carmen – A vibrant real estate market

Playa del Carmen, Quintana Roo

Median property price: $1,700 USD to $3,500 USD per square meter

Known for: Vibrant expat community, world-class dining, and shopping

Lifestyle appeal: Ideal for those who want a bustling, international atmosphere with easy beach access
Invest in Playa del Carmen

Puerto Vallarta – Traditional charm meets modern living

Puerto Vallarta, Jalisco

Median property price: $2,200 USD to $3,875 USD per square meter

Known for: Charming cobblestone streets, stunning beaches, and a perfect blend of old-world charm and modern amenities

Lifestyle appeal: Attracts those who appreciate traditional Mexican culture alongside contemporary comforts
Puerto Vallarta real estate

Each of these destinations offers unique advantages, catering to different investment goals and lifestyle preferences. Whether you're drawn to Tulum's eco-chic vibe, Playa del Carmen's cosmopolitan energy, or Puerto Vallarta's traditional charm, there's a perfect spot waiting for you in Mexico.

See real opportunities in these regions — Explore listings now.

How Zisla Helps You Buy Property in Mexico with Ease

Navigating the Mexican real estate market ca  n be complex, but with the right guidance, it becomes an exciting and rewarding journey. Zisla provides expert assistance throughout the entire process, from property selection to closing.

What sets Zisla apart?

In-depth market analysis backed by years of on-the-ground experience

Seamless assistance with legal processes and fideicomiso setup

A curated selection of properties aligned with your unique goals

Ongoing support for property management and rentals

With Zisla, you're not just buying a property; you're gaining a partner in your Mexican investment journey. Our data-driven approach, combined with our passion for Mexican culture, ensures that your investment decisions are both savvy and culturally enriching.

Ready to take the first step toward your Mexican property dream? Let's embark on this exciting journey together. Contact Zisla today for a personalized consultation, and watch as we turn your investment vision into a sun-soaked reality. Your slice of Mexican paradise awaits!

Your slice of Mexican paradise is just a few steps away. Let’s find it together.

Talk to a Zisla advisor