Homeowner Kit
Your Mexico home report, built in seconds
Pick what you need. Our agents research each topic live and compile one dossier for your town.
Start with one tap
Or build your own: select two or more topics and your report starts automatically.
1. Before you buy
Make sure the property can legally be yours.
2. Closing roadmap
From offer to escritura.
3. Ownership 101
Keep the house running and the paperwork clean.
4. Selling
Keep more of your sale price.
Real estate glossary
Every term you'll hear while buying, owning and selling.
| Escritura | The notarized deed that proves ownership, registered at the Public Registry. |
| Notario público | A government-appointed lawyer who makes the sale legal, collects taxes and records the deed. |
| Fideicomiso | A bank trust that lets foreigners own property in the restricted zone, renewable every 50 years. |
| Zona restringida | Land within 50 km of the coast or 100 km of a border (Article 27). |
| Ejido | Communal farmland granted to a community. It cannot be safely sold to you until converted. |
| Dominio pleno | Full private title granted to former ejido land, after which it can be sold normally. |
| Propiedad privada | Privately titled land; the safest type to buy. |
| RAN | Registro Agrario Nacional: where you verify ejido status and dominio pleno. |
| Registro Público de la Propiedad (RPP) | State registry that records deeds and liens. |
| Certificado de libertad de gravamen | Certificate showing the property has no liens or mortgages. |
| Promesa de compraventa | The promise-to-sell contract signed before closing, setting price, deposit and dates. |
| Avalúo | Official appraisal used to calculate taxes. |
| ISAI | Acquisition tax paid by the buyer, usually 2–4.5% depending on the state. |
| Predial | Yearly property tax, paid to the municipality; often discounted in January. |
| ISR | Income tax on capital gains when you sell. |
| Factura | Official tax receipt (CFDI). Keep them for improvements to lower your ISR when selling. |
| Permiso SRE | Foreign Affairs permit required for a foreigner's fideicomiso or purchase. |
| RFC / CURP | Mexican tax ID and population ID, needed for the deed and for factura deductions. |
| CFE / Tarifa DAC | The national power company and its high-use tariff you want to avoid. |
| Zona federal (ZOFEMAT) | The 20 m federal beach strip; you need a concession to use it. |
| Pipa / Tinaco / Cisterna | Water truck, rooftop tank and underground tank. |
| Casa habitación exemption | ISR exemption on the sale of your primary residence, if you can prove residency. |
Buying in Mexico 101: FAQ
Everything you need to know before you buy. General guidance, not legal advice.
Can foreigners legally own property in Mexico?
Yes. Inland you can hold the deed directly. Within 50 km of the coast or 100 km of a border (the restricted zone, Article 27) you own through a fideicomiso (bank trust) or a Mexican company.
What is a fideicomiso and what does it cost?
A 50-year renewable bank trust where you are the beneficiary with full rights to use, rent, sell or inherit. Setup is about US$1,500–2,500 plus an SRE permit; the yearly fee is about US$500–800.
What is ejido land and why is it risky?
Ejido land is communal farmland. Foreigners cannot own it, and a 'cesión de derechos' is not a deed. It is only safe after it gets dominio pleno (RAN title, assembly approval) and is registered as private property in the Registro Público.
What does a notario público do?
A notario is a senior lawyer appointed by the state who makes the sale legal: checks title and liens, calculates and collects taxes, signs the escritura and registers it. The buyer picks the notario.
What documents do I need to buy?
Passport, RFC or CURP (if you have one), proof of address, marital status, and the SRE permit if in the restricted zone. From the seller: escritura, certificado de libertad de gravamen, no-adeudo letters for predial and water, avalúo, and uso de suelo.
How much are closing costs?
Plan on 5–8% of the price: acquisition tax (ISAI) 2–4.5% by state, notary fees ~1–1.5%, registry and appraisal, plus fideicomiso setup if needed.
What are the steps from offer to keys?
1) Offer and promesa de compraventa. 2) Deposit into independent escrow. 3) Choose your notario. 4) SRE permit and trust bank, if needed. 5) Due diligence and appraisal. 6) Sign at the notaría and pay taxes. 7) Registration in the Registro Público (weeks to months). Typical total: 30–90 days.
Can I get a mortgage?
Some Mexican banks lend to foreign residents, usually at higher rates; many buyers pay cash, use seller financing, or borrow against assets at home.
Do I need a real estate agent or a lawyer?
Agents are not licensed in most states, so vet them. A bilingual real estate lawyer working for you (not the seller) is strongly recommended alongside the notario.
What ongoing costs come with owning?
Predial property tax (usually low, discounted if paid in January–February), CFE electricity (watch the DAC high-use tariff), water or pipas, HOA fees if any, and the yearly fideicomiso fee.
What taxes do I pay when I sell?
Capital gains tax (ISR), either on the net gain or a flat 25% of the gross price. Keep facturas for improvements; residents may qualify for the casa-habitación exemption.