Home Puerto Morelos

Buying property in Mexico as a foreigner: the fideicomiso explained

Yes, foreigners can own property on the Mexican Caribbean. Near the coast it is held through a fideicomiso, a bank trust. Here is the short version, so you know what people are talking about before you sit down with a notario.

Reviewed: September 2026

Buying property in Mexico as a foreigner: the fideicomiso explained

The restricted zone

Foreigners cannot hold direct title within 50 km of the coast or 100 km of a border. Puerto Morelos is inside that strip, so purchases here go through a fideicomiso with a Mexican bank as trustee while you keep every ownership right: you can sell, rent, remodel, mortgage and pass it on.

What it costs

Published guides put setup at roughly USD 1,000–1,500 once, plus an annual bank fee of about USD 450–700. The trust runs 50 years and is renewable.

Closing costs

Beyond the price, budget about 4% to 7% of the property value for acquisition tax (ISAI), notary, registry and legal fees. The SRE permit and the appraisal are part of that.

The notario is not optional

In Mexico the notario público is a state-appointed attorney who validates the transaction. Choose one, and have them confirm the title, the tax status and, on the coast, that the land is properly titled private property and not federal maritime or ecological zone.

Rent first

Most people who end up buying here rented for a season first. It is the cheapest way to learn the difference between the beach side and the colonia, and which street you actually want.

Sources

Guides