Guide for foreigners
Buying in Mexico made simple.
The bank trust (fideicomiso) is the legal structure that allows foreigners to buy property in the restricted zone (50 km from the coast) with the same rights as a Mexican national. It is safe, proven, and used by thousands of international buyers.
Full process
Three simple steps
01
SRE Permit
Mexico's Secretaría de Relaciones Exteriores (Ministry of Foreign Affairs) authorizes the transaction. Official 2026 cost: MXN $22,245, roughly $1,300 USD. Your notary handles it and it takes 2 to 4 weeks.
02
Trustee bank
An authorized bank (BBVA, Banorte, Santander, Scotiabank, HSBC) acts as legal titleholder. You are the beneficiary with full rights of use, sale and inheritance.
03
Notary signing
The notary formalizes the contract and registers it with the Public Property Registry. Full process: 4 to 8 weeks.
Full transparency
Real trust costs
SRE permit 2026
MXN $22,245
Roughly $1,300 USD. It is a fixed official cost: it does not depend on the bank or on the value of the property.
Bank opening fee
$500 to $1,000 USD
Plus IVA (Mexican value added tax). It is a range because banks do not publish a fee schedule; confirm the figure with the trustee before signing.
Annual fee
$500 to $850 USD
Plus IVA. It also varies by bank and is reviewed every year.
Duration
50 years, renewable
In practice, permanent.
These amounts cover the fideicomiso only. They do not include the acquisition tax, notary fees, registration at the Registro Público de la Propiedad (Public Property Registry) or the appraisal.
Full line by line breakdown in the 2026 cost analysisAuthorized banks in Riviera Maya
No fine print
Myths vs. Reality
"The bank owns my property"
The bank is only the legal titleholder on paper. You have 100% of the rights: live in it, renovate, rent, sell and inherit.
"If the bank fails, I lose my property"
The trust is a separate asset. If the bank fails, the trust is automatically transferred to another bank. This has happened before and no one has ever lost their property.
Same rights as a Mexican property owner
Sell, rent on Airbnb, inherit with beneficiaries designated in the contract.
Same process for all nationalities
USA, Canada, Spain, Germany, France. Same process with no extra requirements per country.
FAQ
What buyers always ask
Yes, without any restriction. The trust contract gives you full rental rights. You receive the money directly.
You designate one or more beneficiaries directly in the trust contract. The property transfers to them without any probate process. This is one of the greatest advantages of the fideicomiso.
The full process takes between 4 and 8 weeks. The SRE permit takes 2 to 4 weeks; the notarial process runs in parallel.
No. You can grant power of attorney to your advisor or trusted representative to sign on your behalf. This is a standard and fully valid procedure.
Yes, though options are more limited than for residents. Some Mexican banks offer mortgages to foreigners with permanent residency. Developer financing is also available without a bank.
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Still have questions about the process?
Our advisors speak Spanish and English and know the process inside out.