FAQs
Your 2025 Guide: How to Buy Property
in Yucatán as a Non-Mexican Citizen
Dreaming of owning a beautiful home in Yucatán, Mexico? You're not alone. The region, famed for its rich Mayan culture, colorful colonial architecture, and proximity to stunning Gulf coast beaches, has become a hotspot for international buyers and expats.
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The good news is that Mexico has a clear legal framework that allows foreigners to own property, making the dream entirely achievable.
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While the process is straightforward, navigating it in a foreign country can seem daunting. This guide will walk you through every step, from legal restrictions to finally holding the keys to your new home.
Why Consider Buying Property in Yucatán?
Yucatán, and particularly its capital Mérida, offers a unique blend of safety, culture, and modern amenities. Mérida has consistently been ranked as one of the safest cities in Mexico and all of the Americas. It boasts a vibrant cultural scene, exquisite cuisine, and is a gateway to major archaeological sites. The state is also experiencing significant growth thanks to massive infrastructure projects like the Mayan Train, which is increasing its visibility as a prime investment destination. For many expats, Yucatán offers a high quality of life at a lower cost than in the U.S., Canada, or Europe.
Can Foreigners Really Own Property in Mexico?
Yes, absolutely. Foreigners are legally permitted to own property in Mexico. You do not need to be a Mexican resident or citizen to buy a home. However, there is one crucial rule to understand: the "Restricted Zone."
Understanding the "Restricted Zone"
The Mexican Constitution restricts direct ownership of land by foreigners within 50 kilometers (about 31 miles) of any coastline and 100 kilometers (about 62 miles) of any international border. This means if your dream home is a beachfront property in Yucatán, you cannot own the land directly.
Fortunately, there is a secure and government-approved mechanism for owning property in these coveted areas: the Bank Trust, known as a "Fideicomiso."
How the Fideicomiso
Works
A Fideicomiso is a trust agreement established with a Mexican bank. The bank holds the legal title to the property on your behalf. As the designated beneficiary of the trust, you retain all usage rights: you can live in the property, sell it, lease it out, and pass it on to your heirs.
· Term: The trust is established for a 50-year period and can be renewed indefinitely.
Estimated closing costs for the buyer including the fideicomiso:
-New fideicomiso permit fee to the government- $1,100 USD
-Fideicomiso bank set up fee: $650 USD
- First year management fee for the fideicomiso- $650 USD
-Notary´s fees based on the property´s purchase price- $1500 USD approx.
-Recording fees, appraisal, other- $500 USD approx.
-Acquisition Tax (Varies depending of the area in Yucatan):
Merida- 2.5%
-Progreso, Chelem and Chuburna- 3%
-Telchac Puerto: 4%
Note: These fees are an approximate estimate, they may vary depending on the property´s price and the notary that you choose to work with.
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Step-by-Step Guide to Buying Your Yucatán Property
The buying process in Mexico has its own rhythm and requirements. Here’s a breakdown of what to expect.
Step 1: Find a property
At Yucatan Emerald Coast Real Estate, we got plenty of years helping clients to find their dream home in Yucatan. We understand that you are starting a new chapter of your life, whether you are looking for the perfect home for your family or for the right investment, you can be sure that you are with the best professionals in the Yucatan Real Estate market.
We can show you any property in the market, you can choose any option from our inventory or you can send us the link of any property you like from another Real Estate company and we can show it to you. It is important to mention that we only work with professional Real Estate companies that are certified by the Yucatan government like the new regulation requests.
Step 2: Work with a Licensed Real Estate Professional
This is perhaps the most critical step. The Real Estate industry in Yucatán has recently been professionalized. As of 2025, real estate agents in Yucatán are required to have an official license to operate. Any person that is not certified by the Yucatan government as a Real Estate agent is illegally selling properties.
· Why it matters: A licensed agent provides technical knowledge, ensures ethical practices, and offers vital protection for your investment.
We are proud to inform you that at Yucatan Emerald Coast Real Estate we are up to date with this new government regulation.
Step 3: Make an Offer and Sign the Promissory Agreement
Once we find the right property that you are looking for, we will help you draft a sales proposal
. When your offer is accepted, you'll sign a promissory agreement (contrato de promesa de compraventa) at the Notary. You will pay a deposit, typically 10% of the sale price, to take the property off the market.
Step 4: Due Diligence and the Notary Public
In Mexico, a Notary Public (Notario) possesses and exercise “public faith” (fe pública) a government granted authority that lends legal validity and public certainty to Real Estate operations. They play a central role and represent you, the buyer, in the transaction.
The Notario will:
· Conduct a thorough title search to ensure the property is free of liens or legal issues.
· Handle all official paperwork and register the new deed.
· Calculate and arrange payment of all applicable taxes.
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New for 2025: Be prepared for enhanced due diligence. Due to recent anti-money laundering reforms, you will need to provide documentation to prove the legitimate origin of your funds. This may include tax returns, bank statements, and proof of income.
Step 5: Setting Up the Fideicomiso (If Applicable)
If the property is within the Restricted Zone, your Notario will work with you to establish the bank trust. This process will happen in parallel with the title search and other legal work.
Step 6: Closing and Signing the Deed
The final step is signing the official deed (escritura) in front of the Notary Public. At this meeting, you will pay the remaining balance of the purchase price of the property and all closing costs.
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In this same meeting, at closing, once the seller receives the payment of the property, the seller pays the Real Estate agent´s commission which is included in the property´s price.
Once the official deed is signed and all fees are paid, you receive the keys of your new home!
Step 7: Post-Purchase Registration
After closing, the Notario will formally register the property with the Public Registry of Property. It can take about three months to receive the original registered deed, but the property is legally yours from the day of closing.
Key Considerations and Potential Pitfalls
· Beware of "Ejido" Land: This is communally owned land that is generally not available for sale to foreigners. Your real estate agent and notary will verify the land status during due diligence.
· Factor in All Costs: Beyond the purchase price, remember to budget for closing costs, annual property taxes (predial), and ongoing Fideicomiso fees .
· No Residency or Citizenship: Owning property in Mexico does not grant you automatic residency or citizenship. You will need to apply for the appropriate visa separately if you plan to live there long-term.
Final Thoughts
Buying property in Yucatán as a foreigner is a structured and secure process when you work with the right professionals. By understanding the legal landscape, you can be sure that by working with us Yucatan Emerald Coast Real Estate, you can confidently navigate your way to owning a piece of this beautiful and culturally rich part of Mexico.
This guide is for informational purposes and does not constitute legal or financial advice. Laws and regulations can change, and it is always recommended to consult with a qualified and licensed real estate professional and a Notary Public in Mexico before making any property purchase.