Every week I speak with people from the United States, Canada and Europe who want to buy in the Riviera Maya. They love the area, they like the properties, the lifestyle convinces them. The question that always comes up is the same: can I buy here as a foreigner?
The answer is yes, and the process is simpler than it seems.
Let me explain it the way I always explain it to my clients: straightforward, without unnecessary legal jargon, and with the information you actually need to know.
The fideicomiso: the structure that makes it all possible
Mexico has a restricted zone covering the first 50 kilometers from the coast. In this zone, foreigners acquire properties through a bank trust called a fideicomiso.
The fideicomiso is a contract in which an authorized Mexican bank acts as the legal title holder of the property, while you are the beneficiary with full rights of use, enjoyment and disposition.
In practical terms: the property is yours. You can live there, renovate it, rent it, sell it and pass it on to your heirs exactly like a Mexican property owner. The difference lies only in the legal structure of the title.
How much does the fideicomiso cost?
The initial setup cost is between $1,500 and $3,000 USD, depending on the bank and the property value. This includes the permit from the Secretary of Foreign Affairs, which has an official cost of approximately $1,082 USD, plus the bank commission and administrative fees.
The annual administration fee is between $500 and $700 USD per year. This is the cost of keeping the trust active with the bank.
The most commonly used banks in the Riviera Maya are BBVA, Banorte, Santander, Scotiabank and HSBC. All are authorized and have experience with international buyers. The main difference between them is the fees each one quotes.
The process step by step
The complete process takes between four and eight weeks from the time you sign the purchase agreement to the time you have your deed in hand.
The first step is the permit from the Secretary of Foreign Affairs, which authorizes the transaction. Your notary handles this for you and it takes between two and four weeks.
The second step is choosing the trustee bank. Your advisor or notary can guide you on which one works best for your situation.
The third step is signing before a notary. The notary formalizes the contract, registers it with the Public Property Registry and delivers your deed.
Throughout this process, your real estate advisor coordinates each part. In practice, you make the important decisions and your team handles the paperwork.
Do I need to be in Mexico to sign?
Not necessarily. You can grant a power of attorney to your lawyer or advisor to sign on your behalf. Many of my international clients complete the transaction without making more than one trip to Mexico.
Is the process the same for all nationalities?
Exactly the same. Americans, Canadians, Spanish, Germans, French — everyone follows the same process. The system is designed to work for any foreigner, regardless of country of origin.
What happens if the bank fails?
The fideicomiso is a separate asset from the bank's holdings. In any eventuality involving the bank, the trust is automatically transferred to another authorized institution. Beneficiaries never lose their property.
Can I rent my property?
Yes, with complete freedom. You can rent it seasonally on platforms like Airbnb, on long-term contracts or in whatever way best suits your plans. You receive the rental income directly.
Can I pass the property on to my heirs?
Yes. You designate beneficiaries directly in the fideicomiso contract. Upon your passing, the rights transfer automatically to the people you designated, without the need for a complicated succession process in Mexico.
To close
Buying in the Riviera Maya as a foreigner is a well-established process, backed by the Mexican legal framework and used by thousands of international buyers every year.
The most important thing is having the right team: a good notary, an experienced bank and an advisor who knows the process firsthand.
If you have specific questions about your situation, I'd love to work through them together. Every case is different and I like to really understand what each person needs before making any recommendation.
Nat Vázquez Real Estate Advisor · Reference Real Estate 📍 Playa del Carmen, Quintana Roo 📱 +52 (984) 195-0103