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FAQs – Frequently Asked Questions
Find clear and updated answers to the most common questions about buying, investing, or living in the Riviera Maya with Plalla Real Estate. Our goal is to help you make informed and confident decisions.
Can I own property in Mexico?
Mexican citizens:
Yes. Mexican nationals can purchase any type of property anywhere in the country without restrictions.
Foreigners:
Yes. Foreigners can legally own property in Mexico.
Outside the Restricted Zone, ownership is direct just like in most countries.
In the Restricted Zone —50 km (31 miles) from the coast and 100 km (62 miles) from international borders— foreigners must purchase through:
A Bank Trust (Fideicomiso)
A Mexican Corporation (only for non-residential use)
Both methods are safe, legal, and fully regulated under Mexican law.
Can I buy property near or directly on the beach?
Mexican citizens:
Yes, with no restrictions.
Foreigners:
Yes. Foreign buyers can own beachfront property through a bank trust or, in cases of non-residential use, through a Mexican corporation.
Since reforms enacted in 1973 and 1993, foreigners have been able to safely acquire coastal real estate interests.
Can I buy property inside the Restricted Zone through a Mexican corporation?
Mexican citizens:
No need — you can buy directly.
Foreigners:
Yes, but only if the property will not be used exclusively as a residence.
For residential use, the law requires a bank trust.
For commercial or investment purposes, foreign buyers may purchase through a Mexican corporation, following the required legal procedures.
Can the Mexican government confiscate or expropriate my property?
Mexico follows strict laws similar to the U.S. “eminent domain.”
Expropriation is only possible for public interest, and must include:
Fair compensation
Immediate payment
Market-value appraisal
Trade agreements such as USMCA (formerly NAFTA) provide additional protection for foreign investors.
Both Mexican and foreign property owners enjoy the same constitutional rights.
What rights do I have as a buyer if I use a Bank Trust?
A bank trust (fideicomiso) is the legal substitute for fee simple ownership in coastal areas.
Although the bank appears as trustee, you are the beneficiary, and you have full ownership rights:
Sell the property freely
Transfer rights to a third party
Pass it to your heirs
Rent it or place a mortgage on it
It is a safe and widely used system for foreign ownership.
Do I need a Temporary Resident Visa to buy property in Mexico?
Mexicans:
Not applicable.
Foreigners:
No. You can purchase property even if you are in Mexico on a Tourist Visa.
A residency visa is not required to own property.
However, if you plan to live in Mexico long term, you may later apply for:
Temporary Residency
Permanent Residency
Owning property can strengthen your residency application but is not mandatory.
How long can a foreigner stay in Mexico per year?
With a Tourist Visa, you may stay up to 180 consecutive days without working.
For longer stays, you must apply for:
Temporary Residency (valid 1 to 4 years)
Permanent Residency
Both allow extended and legal residence in the country.
What is a Tourist Visa?
It is the entry permit granted upon arrival to Mexico, allowing a stay of up to 180 days for non-working purposes.
You may leave and re-enter, but Mexico has become more selective about who is granted repeated tourist entries.
What is a Temporary Resident Visa?
This visa is ideal for people who wish to live part-time in Mexico.
Requirements generally include:
Proof of financial solvency
Approx. $1,000 USD monthly income, plus $500 USD per dependent
OR ownership of property in Mexico (which reduces the financial requirement)
It may allow work or business activities depending on the modality granted.
What is a Permanent Resident Visa?
This visa allows you to live in Mexico indefinitely.
Most people obtain it after four years as a Temporary Resident.
It grants nearly the same rights as a Mexican citizen (except voting) and requires no annual renewals.
If I want to sell my property, can I sell it to any buyer?
Yes. You can sell your property to:
A Mexican citizen, who can acquire it directly
A foreign buyer, who must use a bank trust if the property is within the Restricted Zone
The sale process is legal, transparent, and secure for both sides.
How can I estimate the closing costs and other expenses?
Both Mexican and foreign buyers should consider that closing costs in Mexico typically range between 6.5% and 11% of the property’s value.
The final amount depends on several factors, including:
Property price
Local taxes
Notary fees
Certifications and due diligence
Registration and administrative procedures
Bank trust (fideicomiso) setup fees for foreign buyers (if applicable)
We always recommend using a conservative estimate to plan your investment and avoid surprises.
What financing options are available in Mexico?
For Mexican buyers, there are several options:
Traditional mortgage loans
Infonavit / Cofinavit / Fovissste programs
Developer direct financing
Payment plans such as 30/70, 50/50, or delivery-based payment schedules in presale projects
For foreign buyers, options are more limited but still available:
Developer direct financing, especially in presale projects
Payment plans ranging from 12 to 36 months, depending on the development
Using capital, savings, or home equity from their country of origin
Presale developments are often the best financing-friendly option for international buyers.
What is the expected pricing for properties in the Riviera Maya?
Price per square meter changes constantly due to the region’s rapid growth.
In recent years, values have increased because of:
High demand
Strong tourism performance
New infrastructure such as the Maya Train and Tulum International Airport
Expansion of urban and residential developments
To get updated prices for each property type—studios, condos, homes, lots, penthouses—contact us directly, as numbers shift month to month.
When buying or selling property in Mexico, who pays the closing costs?
In Mexico, the standard practice is:
The buyer pays:
Acquisition tax
Notary fees
Appraisals, certificates, and administrative procedures
Bank trust setup (if foreign and applicable)
The seller pays:
Capital gains tax (ISR)
Real estate agency commission
This structure applies universally to both Mexican and foreign buyers and sellers.
Is financing available for foreigners in Mexico?
Yes. While the process differs from financing available to Mexican nationals, foreigners do have options:
Cash purchases, using personal funds, savings, or a mortgage obtained in their home country
Developer direct financing, common in presale projects and usually with flexible terms and no local income verification
With new tools allowing Mexican properties to be used as collateral, more financing alternatives continue to emerge for international buyers.
Can I use my own bank in the U.S. or Canada to finance the purchase?
Yes. You can obtain a loan, home equity line of credit, or mortgage through your bank in the U.S., Canada, or another country, and use those funds to purchase in Mexico.
Mexico does not restrict the use of foreign financing—your lender abroad determines whether they support loans for international real estate.
Does an attorney need to review my offer to purchase?
The offer to purchase is usually a simple document outlining price, conditions, and timelines.
Both Mexican and foreign buyers may sign it without an attorney, but legal review is recommended when:
Special legal conditions apply
You are buying presale
There are penalty clauses
You are purchasing from abroad
The contract includes complex conditions
Having legal guidance reduces risks and ensures everything is properly documented.
When should I make an offer?
As soon as you find the right property.
In fast-moving markets like the Riviera Maya, units sell quickly. That’s why you should notify your Plalla Real Estate Buyer Representative as soon as you’re ready to reserve or submit a formal offer.
Additionally, due to anti-money-laundering regulations, all transactions must have a documented purchase offer.
What does the offer include?
A complete offer should include:
Proposed purchase price
Deadline for seller response
Payment dates and conditions
Whether you will use an escrow account
Estimated signing dates
Special clauses or conditions
Required documents
It is common for buyers and sellers to exchange counteroffers until both parties reach an agreement.
Does the offer include money?
Yes.
A formal offer must be accompanied by a reservation deposit or earnest money, which shows commitment and allows the seller to temporarily remove the property from the market.
What is earnest money and how much is required?
Earnest money is a good-faith deposit demonstrating your intent to buy.
Typical amounts:
5% to 10% of the total price for completed properties and resales
In presale projects, this is often replaced by a smaller reservation deposit (see question 27)
Who receives the earnest money?
It can be deposited with:
The notary
The seller’s real estate agency
An escrow account (the safest option)
Professional recommendation: always use escrow. It protects both Mexican and foreign buyers from mismanagement of funds.
What is an escrow account?
An escrow account is a service managed by a neutral third party—such as an escrow company, attorney, or title company—that:
Holds funds securely
Ensures all contractual conditions are met
Releases money only when everything is fulfilled
Protects both buyer and seller
It is the safest method, especially for international transactions.
How long is the timeline from offer to payment?
Typical timelines:
4 to 6 weeks to establish a bank trust (fideicomiso) or Mexican corporation for foreign buyers
1 to 3 weeks to prepare documents for Mexican buyers
About 7 additional days for the final notary signing
Timing may vary depending on documents, banks, developers, and seasonal demand.
What happens if I decide not to continue after signing the offer?
In most cases, the deposit held in escrow is forfeited as a penalty.
Some developers or resale sellers may allow smaller penalties, but everything depends on the contract.
This is why reviewing the offer before signing is essential.
What is a reservation deposit in pre-construction?
In presale, developers usually require a reservation deposit between:
$5,000 and $20,000 USD
This is not a down payment.
It simply secures the unit, locks the price, and gives you the contract for review.
What other payments are required in pre-construction?
Typical presale payment structure:
Reservation deposit (locks the unit)
Contract review period (7 to 30 days)
20% to 50% down payment
Construction payments until reaching 80%–90%
Final 10% upon delivery and title transfer
Developers may vary, but this is the most common structure in the Riviera Maya.
Do I always need to retain legal counsel?
Not always — but it is highly recommended.
Real estate contracts in Mexico can be complex, and laws differ from those in other countries. An attorney can:
Review the property title and ensure it is free of liens or issues
Review all contracts before you sign
Explain legal obligations and potential risks
Accompany you throughout the closing process
Both Mexicans and foreigners benefit from having legal guidance to ensure a safe and smooth transaction.
Can I hire an attorney from the U.S. or Canada, or must it be a Mexican attorney?
You should hire a Mexican attorney, as real estate laws and procedures in Mexico are different.
Foreign attorneys cannot practice Mexican law.
Your Plalla Real Estate Buyer Representative can recommend reputable, bilingual legal professionals.
What are the fees for an attorney?
Fees vary depending on the property price and complexity of the transaction.
As a general reference:
Legal assistance during closing often ranges from 5% to 7% of the property value
This estimate usually includes:
Trust (fideicomiso) setup, if needed
Notary fees
Registration costs
Various taxes and certifications
For exact figures, a personalized estimate is recommended.
What is an escrow account?
An escrow account is a secure, neutral third-party service (escrow company, attorney, or title company) that:
Holds funds safely
Ensures all contract conditions are fulfilled
Releases the money only when everything is correctly completed
Protects both buyer and seller
It is the safest way to manage funds in both national and international transactions.
Do I always need an escrow account?
It’s not legally required — but highly recommended.
Escrow protects your funds and guarantees that money is released only when the terms of the contract are met.
Most foreign buyers prefer escrow due to its higher safety compared to direct bank transfers.
Who can provide escrow services in Mexico?
In the Riviera Maya and other major markets, escrow is common.
Some trusted providers include:
MexLaw
Stewart Title
Your Plalla Real Estate advisor can guide you depending on your specific transaction.
Do I need to inform the seller if I will be using escrow?
Yes.
You should always notify the listing agent and the seller about your intention to use escrow so it can be included in the offer and the contract.
What is a Purchase Contract?
A Purchase Contract is a formal agreement that grants the buyer beneficiary rights over a specific unit or property.
It includes:
Payment schedule
Delivery dates
Unit size and exact location
Project description and amenities
Conditions and obligations for both parties
It is also known as a:
Hard Contract
Promissory Contract
Beneficiary Assignment Contract
Who reviews this document?
The buyer may review it, but it is recommended that a Mexican attorney also reviews it to ensure accuracy and legality.
Who signs this document?
Buyer: signs the contract as the beneficiary
Seller or Developer: signs through an authorized legal representative
Both signatures make the contract legally binding.
Is a Notary Public required to sign the Purchase Contract?
Not for the initial contract.
A notary becomes involved later, when:
The condominium regime is officially established
The final title is transferred
The operation is formally registered in the Public Registry
The Purchase Contract is signed first; the notary comes into the final phase.
What must a Purchase Contract include?
A complete Purchase Contract should contain:
Payment plan
Delivery dates
Description of what is included (appliances, finishes, furniture, etc.)
Penalty clauses
Obligations for both parties
Construction timelines (for presale)
Legal identifiers for buyer and seller
Your Plalla Real Estate Buyer Representative will guide you through every part of this process.
How does selling a property work in Mexico?
There are two main ways to sell a property:
1. Open Listing
The seller can list the property with multiple agencies.
No agency is obligated to sell it.
Marketing is mostly the owner’s responsibility.
This option offers flexibility but often results in slower sales and inconsistent promotion.
2. Exclusive Listing
The seller signs a contract with one agency for a fixed term (usually 6–12 months).
The agency becomes fully responsible for marketing the property.
A commission is agreed upon in advance.
Exclusive listings receive stronger marketing, dedicated promotion, and greater visibility.
After selling, both Mexicans and foreigners must consider:
Taxes (capital gains / ISR)
Notary process
Closing costs and documentation
Plalla Real Estate can guide you through these steps.
How can I feel confident working with a broker or attorney who doesn’t speak my language?
It can be challenging, which is why you should work with professionals who do speak your language.
At Plalla Real Estate, our team is multilingual:
English, Spanish, French, Polish, Hungarian, Maya, and more.
This ensures:
Clear communication
Transparent explanations
Seamless coordination with bilingual attorneys
You should always feel comfortable and fully informed throughout the process.
How do I know the correct market value of my property?
A fair asking price comes from analyzing:
Comparable properties recently sold
Competing listings
Amenities
Location
Size, condition, and demand
We always recommend comparing at least 5 similar properties, so you can define an accurate, competitive price—essential for a successful sale.
My property is unique. How can I present its beauty to potential buyers?
The key is exposure and presentation.
You can market it yourself, but it requires time, consistency, and multiple channels.
If you list your property with Plalla Real Estate:
Your listing appears on our website for free
Exclusive listings receive priority promotion
We share your property across 8+ channels (social media, newsletters, MLS networks, broker groups, ads, open houses, etc.)
We actively promote it to local and international buyers
We collaborate with hundreds of agents in the region
Exclusive listings receive the strongest visibility and fastest results.
How can I make my property stand out online among so many listings?
Many sellers believe that using many agencies increases their chances—but it often weakens the marketing.
With an exclusive listing:
You only communicate with one agent
That agent updates all platforms for you
They coordinate with 300+ brokers to expand visibility
Your property receives priority in marketing campaigns
You maintain better control over strategy and pricing
This is the most effective way to achieve real exposure.
Should I promote with many brokers or give exclusivity to one? What should I look for in a listing agent?
It is better to give exclusivity to one strong, experienced agency, because:
They take full responsibility for marketing
They invest real resources into your sale
They coordinate all inquiries on your behalf
They avoid duplicated listings and price inconsistencies
You should look for an agent backed by a reputable brokerage who can:
Explain the sales process clearly
Provide a realistic pricing analysis
Offer transparency on commissions
Prepare a breakdown of expenses and taxes
Present a solid marketing plan
How will I know the agency is actually promoting my property and not letting it get lost under other listings?
With an exclusive contract, a professional agency will:
Provide monthly marketing reports
Show you screenshots of posts, ads, and campaigns
Share feedback from buyers who visited the property
Suggest adjustments to pricing or strategy if needed
Keep you updated on market trends and buyer interest
At Plalla Real Estate, we ensure sellers receive full visibility and ongoing communication.
