Can foreigners buy property in Riviera Maya?

Authored by the expert who managed and guided the team behind the Mexico Property Pack

Everything you need to know before buying real estate is included in our Mexico Property Pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Riviera Maya. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Mexican real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Playa del Carmen, Tulum, and Puerto Aventuras. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally own property in Riviera Maya, or are there restrictions compared to locals?

Foreigners cannot directly own land in Riviera Maya due to Mexico's constitutional restrictions on foreign ownership near coastlines.

The entire Riviera Maya falls within Mexico's "Restricted Zone," which prohibits direct foreign ownership of land within 50 kilometers of any coastline and 100 kilometers of international borders. Since Riviera Maya runs along the Caribbean coast, every property in the region requires special legal structures for foreign buyers.

However, foreigners can control property through a fideicomiso (bank trust) system, where a Mexican bank holds the legal title while the foreign buyer becomes the beneficiary with full rights to use, rent, renovate, sell, or transfer the property. This 50-year renewable trust provides essentially the same ownership benefits as direct ownership.

Alternatively, foreigners can establish a Mexican corporation to hold property directly, though this option involves more complex tax obligations and compliance requirements. Most individual buyers choose the fideicomiso route for its simplicity and lower maintenance requirements.

It's something we develop in our Mexico property pack.

Do foreigners need to set up a trust or corporation to buy property near the beach or restricted zones?

Yes, foreigners must use either a fideicomiso (bank trust) or Mexican corporation to buy any property in Riviera Maya's restricted coastal zones.

The fideicomiso remains the most popular choice for individual property buyers. Mexican banks like Banco Azteca, BBVA Mexico, or Santander Mexico establish these trusts, charging setup fees between $1,500-$2,500 and annual maintenance fees of $500-$1,000. The bank technically holds the title but you retain complete beneficial ownership rights.

Setting up a Mexican corporation offers direct ownership but requires ongoing tax filings, accounting obligations, and annual compliance costs that typically exceed fideicomiso fees. Corporations work better for commercial ventures or investors planning multiple property purchases across Mexico.

The fideicomiso process requires obtaining an SRE permit (Foreign Ministry approval) before closing, adding 2-4 weeks to the purchase timeline. Your notary or real estate attorney typically handles this permit application as part of the closing process.

Are there residency or visa requirements to buy or hold property, or can you purchase without them?

No residency or visa requirements exist for buying property in Riviera Maya as a foreigner.

You can purchase property as a tourist, temporary resident, permanent resident, or without any Mexican immigration status. The only mandatory requirement is obtaining a Mexican tax identification number (RFC), which your legal representative typically arranges during the purchase process.

Having temporary or permanent residency provides benefits if you plan to live in Mexico or generate rental income, as it affects your tax obligations and banking access. Temporary residents qualify for local bank accounts and may receive better mortgage terms, while permanent residents enjoy additional tax advantages.

Tourist status limits your stays to 180 days per year, but doesn't prevent property ownership or short-term rental operations. Many foreign property owners maintain tourist status while using property management companies to handle rental operations.

Do you need to be physically present in Mexico to complete the property purchase process?

Physical presence isn't required to complete property purchases in Riviera Maya, though being present offers advantages for due diligence and peace of mind.

Many buyers complete transactions remotely using power of attorney (POA) granted to trusted legal representatives or real estate professionals. The POA must be notarized in your home country and apostilled for recognition in Mexico, adding 1-2 weeks to the process.

Remote closings work well when working with established, reputable professionals who can conduct thorough due diligence on your behalf. Video calls during key stages help maintain oversight of the process and ensure all documents meet your expectations.

Being present allows personal property inspection, direct communication with all parties, and immediate resolution of any closing issues. As of September 2025, about 60% of foreign buyers choose to attend their closings in person, while 40% use power of attorney for remote transactions.

What is the full step-by-step process of buying property as a foreigner, and which documents are required?

The property purchase process follows a structured seven-step sequence that typically takes 45-90 days from offer to closing.

First, select a licensed real estate agent familiar with foreign buyer requirements and restricted zone regulations. Make an offer and negotiate terms, then sign a promissory contract (contrato de promesa) with a deposit typically ranging from 5-10% of purchase price.

Conduct thorough due diligence through a qualified notary who performs title searches, lien checks, and property permit verification. If buying in the restricted zone, your notary initiates the SRE permit application and fideicomiso setup with a Mexican bank simultaneously.

Review and approve all closing documents, including the property deed (escritura), fideicomiso documents, and tax calculations. Schedule the closing signing with the notary, where all parties execute final documents and funds transfer occurs.

Required documents include: valid passport, proof of address from your home country, Mexican tax ID (RFC), signed sales contract, property appraisal, SRE permit approval, bank trust documentation, and proof of funds transfer. The notary registers the completed transaction with local property authorities and provides certified deed copies.

Is hiring a lawyer mandatory, and what role do notaries play in the process?

Hiring a lawyer isn't legally mandatory, but using one is strongly recommended for protecting your interests and ensuring proper due diligence.

Mexican notaries (notarios publicos) are mandatory for all real estate transactions and function differently from notaries in other countries. They're licensed attorneys with specialized training who verify legal compliance, conduct title searches, draft and register property deeds, calculate and collect taxes, and ensure all documentation meets government requirements.

Independent lawyers provide additional protection by reviewing contracts before signing, translating complex legal terms, identifying potential issues the notary might miss, and advocating specifically for your interests rather than facilitating the transaction neutrally.

Notary fees typically cost 1-2% of the property value, while independent legal representation adds $1,500-$5,000 depending on transaction complexity. Many experienced foreign buyers use both professionals for maximum protection, especially on higher-value purchases or properties with complex ownership histories.

What taxes, fees, and hidden costs should buyers expect when purchasing and later reselling a property?

Total closing costs typically range from 4-7% of the property purchase price, with several components that buyers must budget for upfront.

Cost Category	Amount/Percentage	Notes
Fideicomiso Setup	$1,500-$2,500	One-time bank trust establishment
Annual Trust Maintenance	$500-$1,000	Paid yearly to trust bank
Acquisition Tax	2-3% of property value	Varies by state (Quintana Roo)
Notary Fees	1-2% of property price	Mandatory for deed registration
Property Appraisal	$300-$800	Required for fideicomiso setup
Legal/Attorney Fees	$1,500-$5,000	If using independent counsel
Title Insurance (Optional)	0.5-1% of value	Recommended for high-value properties

When selling, expect capital gains tax of 25% on net profit for non-residents, real estate agent commissions of 5-8%, and fideicomiso cancellation or transfer fees. Property holding costs include annual property taxes (typically 0.1-0.3% of cadastral value), HOA fees for condominiums, and basic maintenance expenses.

It's something we develop in our Mexico property pack.

Are mortgages available to foreigners, and what are the typical rates, conditions, and tips to qualify?

Mortgages for foreigners are available but limited, with most lenders requiring substantial documentation and higher down payments than domestic buyers.

Mexican banks like BBVA, Santander, and Banco Azteca offer foreign buyer programs with interest rates ranging from 7-12% annually, requiring 30-50% down payments and limiting loan terms to 10-20 years. Qualification requires proof of foreign income, credit history, debt-to-income ratios below 35%, and often maintaining substantial Mexican bank account balances.

Some U.S. and Canadian banks provide cross-border lending for Mexican property purchases, typically offering better rates (5-8%) but requiring extensive financial documentation and often limiting loans to borrowers with substantial assets or existing banking relationships.

Cash purchases remain the norm for foreign buyers, representing approximately 70% of all international transactions in Riviera Maya as of September 2025. Cash buyers enjoy faster closing times, stronger negotiating positions, and avoid complex mortgage qualification processes that can delay purchases by 2-4 months.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the current property prices across different Riviera Maya cities and regions?

Property prices vary significantly across Riviera Maya locations, with Tulum commanding premium prices and Puerto Morelos offering more affordable entry points.

Playa del Carmen condos start from $150,000 for older units farther from the beach, while homes begin around $250,000 for modest properties. Beachfront condos in desirable areas reach $400,000-$600,000, with luxury homes exceeding $800,000.

Tulum represents the highest-priced market, with condos starting at $160,000 for basic units and luxury beachfront properties commanding $400,000-$1.2 million. The town's eco-luxury positioning and international recognition drive consistent price appreciation of 8-12% annually.

Puerto Aventuras offers mid-range pricing with gated community security, where condos begin at $220,000 and waterfront villas range from $500,000-$1.5 million. Akumal and Puerto Morelos provide entry-level opportunities with condos from $140,000 and homes from $200,000, though beachfront properties still reach $1 million or more.

Which areas are considered the best for living, renting out, or capital appreciation, based on liveability, rental yields, tourism numbers, and growth forecasts?

Tulum leads for capital appreciation and luxury rental yields, while Playa del Carmen offers the best overall balance of lifestyle amenities and investment returns.

Tulum delivers the highest rental yields at 6-12% annually, driven by premium eco-luxury tourism and Instagram-famous appeal. The area attracts digital nomads, wellness tourists, and luxury travelers willing to pay $150-$400 per night for unique properties. Development restrictions help maintain exclusivity but limit property supply.

Playa del Carmen provides excellent urban lifestyle amenities with rental yields of 6-10% annually. The walkable downtown, diverse dining scene, and proximity to Cancun airport attract both tourists and long-term expat residents. Fifth Avenue's tourist traffic ensures consistent rental demand year-round.

Puerto Aventuras appeals to families seeking security and marina lifestyle, generating modest 5-8% rental yields but stable appreciation. The gated community structure limits rental turnover and attracts quality long-term tenants. Akumal and Puerto Morelos offer peaceful living with steady 4-7% yields, popular with retirees and nature lovers.

Growth forecasts favor Tulum and Playa del Carmen through 2027, with planned infrastructure improvements including the Maya Train and highway expansions expected to boost accessibility and property values across the region.

Where do most foreigners tend to settle in the Riviera Maya, and why are those spots popular?

Most foreign residents concentrate in Playa del Carmen, Tulum, and Puerto Aventuras, each attracting different demographics and lifestyle preferences.

Playa del Carmen hosts the largest expat community, particularly Americans and Canadians seeking urban conveniences with beach access. The city offers walkable streets, international restaurants, healthcare facilities, and established expat social networks. The proximity to Cancun airport (45 minutes) facilitates easy travel connections.

Tulum attracts younger demographics, digital nomads, and wellness-focused individuals drawn to its bohemian atmosphere, yoga culture, and eco-luxury resorts. The area's artistic community, organic food scene, and beach clubs create a unique lifestyle that appeals to creative professionals and entrepreneurs.

Puerto Aventuras provides security-conscious families and retirees with gated community living, marina access, golf course, and established homeowners' associations. The controlled environment appeals to those prioritizing safety and predictable community standards over vibrant nightlife or cultural diversity.

European expats increasingly choose Puerto Morelos and Akumal for authentic Mexican small-town experiences with lower living costs and less tourist congestion than major destinations.

What are the classic mistakes or pitfalls foreigners make when buying property in the Riviera Maya, and how can they be avoided?

The most costly mistake involves purchasing ejido (communal) land illegally sold to foreigners, which can result in total property loss.

1. **Ejido Land Purchases**: Only buy properties with clear, individual titles verified through proper due diligence. Ejido land belongs to farming communities and cannot be legally sold to foreigners.2. **Inadequate Legal Representation**: Always hire independent legal counsel beyond the notary. Avoid granting power of attorney to sales representatives or unverified individuals.3. **Underestimating Total Costs**: Budget 6-8% above purchase price for closing costs, plus annual maintenance fees. Many buyers focus only on property price without calculating ongoing expenses.4. **Skipping Due Diligence**: Insist on thorough title searches, lien checks, and property permit verification. Rushed transactions often hide serious legal issues.5. **Ignoring HOA Financial Health**: Review condominium association financial statements, maintenance reserves, and upcoming special assessments before buying.6. **Trusting Verbal Promises**: Ensure all agreements appear in writing within official contracts. Verbal modifications or promises lack legal enforceability.7. **Overestimating Rental Income**: Research actual rental rates and occupancy levels rather than relying on developer projections. Market rental yields often fall below promotional estimates.

It's something we develop in our Mexico property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Riviera Maya Cozy - Buy Property Mexico Foreigner
2. Veles Club - Property Investment Guide
3. MyCasa MX - How Americans Can Buy Land
4. Play Investments - Property Purchase Guide
5. NuHome Mexico - Coastal Property Guide
6. MexLaw - Fideicomiso vs Corporation
7. Taxes for Expats - Mexico Property Guide
8. MexLaw - Riviera Maya Purchase FAQ
9. Caribe Luxury Homes - Riviera Maya Taxes
10. Riviera Maya Cozy - Pros and Cons