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
Buying land in Riviera Maya as a foreigner is absolutely possible in 2026, but you cannot hold direct title because the entire coast falls within Mexico's constitutionally protected "restricted zone."
Instead, foreigners use a bank trust called a fideicomiso, which gives you full ownership rights while a Mexican bank holds the legal title on your behalf.
We constantly update this blog post to reflect the latest rules, costs, and scam patterns affecting foreign buyers in Riviera Maya.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Riviera Maya.
Insights
- In Quintana Roo state, which includes Cancun, Playa del Carmen, and Tulum, fraud affects roughly 15 to 20 percent of foreign property transactions, meaning one in five to six buyers encounters some form of deception.
- The fideicomiso setup costs between $2,000 and $3,000 USD initially, plus annual bank fees of $500 to $1,000 USD, so budget for these recurring costs when calculating your Riviera Maya investment.
- Quintana Roo charges a 2% ISAI acquisition tax, which is among the lowest in Mexico compared to states that charge up to 5%, making the Riviera Maya relatively tax-friendly at closing.
- Ejido (communal) land is the number one trap for foreign buyers in Riviera Maya, and if a 2.5-acre plot is priced at $35,000 when similar land costs $80,000 or more, that is usually a red flag.
- The fideicomiso trust runs for 50 years and is renewable indefinitely, so you can pass the property to your heirs without losing ownership rights in the Riviera Maya.
- Total closing costs for foreign buyers in Riviera Maya typically range from 6% to 10% of the purchase price, including trust setup, ISAI tax, notary fees, and registry costs.
- Seven out of ten people who consult lawyers in Tulum after purchasing property have been victims of fraud, according to regional real estate association data from late 2024.
- You do not need Mexican residency to buy property in Riviera Maya, and many foreigners complete purchases while on tourist status through the standard fideicomiso process.
Can a foreigner legally own land in Riviera Maya right now?
Can foreigners own land in Riviera Maya in 2026?
As of early 2026, foreigners cannot hold direct title to land in Riviera Maya because the entire coastal area falls within Mexico's constitutionally protected "restricted zone," which covers all land within 50 kilometers of the coastline.
The specific ban is straightforward: Article 27 of the Mexican Constitution prohibits foreigners from holding direct ownership of land within 50 km of any coast or 100 km of any international border, and since Riviera Maya towns like Cancun, Playa del Carmen, Akumal, and Tulum are all coastal, this rule applies everywhere you would likely want to buy.
The closest legal alternative to freehold ownership is a bank trust called a fideicomiso, where a Mexican bank holds the legal title while you, as the beneficiary, control the property completely and can use it, rent it, sell it, or pass it to your heirs.
There are no nationality-based restrictions that treat certain foreign nationalities differently: whether you are American, Canadian, European, or from anywhere else, the same fideicomiso requirement applies equally to all non-Mexican buyers in Riviera Maya.
Can I own a house but not the land in Riviera Maya in 2026?
As of early 2026, the standard framework in Riviera Maya does not allow you to own a building separately from the land in a typical purchase, because Mexican property law generally conveys rights in both the land and improvements together through a single deed.
For condominiums, foreigners receive ownership of their unit plus an undivided share of common areas through a fideicomiso, which means you still use the bank trust structure even though you are buying a condo rather than a standalone house with land.
If you encounter a lease arrangement instead of ownership, your rights are contract-based and depend entirely on the landlord maintaining clear title, which makes lease arrangements weaker than fideicomiso beneficiary rights when it comes to enforcement and resale.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Riviera Maya right now?
The constitutional restricted-zone constraint is identical across Cancun, Puerto Morelos, Playa del Carmen, Akumal, and Tulum because they are all coastal, so you will need a fideicomiso regardless of which Riviera Maya town you choose.
What does differ locally is how registry and cadastral records are maintained, the specific scam patterns that target buyers in each area (ejido land fraud is particularly common around Tulum's inland corridors like La Veleta and Region 15), and whether beachfront purchases require additional ZOFEMAT compliance documentation.
These regional differences exist because Quintana Roo municipalities handle local land-use verification, cadastral records, and environmental compliance separately, while federal rules like the fideicomiso requirement remain constant throughout the state.
We cover a lot of different regions and cities in our pack about the property market in Riviera Maya.
Can I buy land in Riviera Maya through marriage to a local in 2026?
As of early 2026, marrying a Mexican citizen does not automatically grant you the right to hold direct title to restricted-zone land in Riviera Maya, because the constitutional prohibition applies to foreigners regardless of marital status.
If you buy property with a Mexican spouse, the safest approach is to put the property in a fideicomiso with both spouses named as beneficiaries, or to ensure you have a clear prenuptial or postnuptial agreement specifying your rights to the property.
If the marriage ends in divorce, your interest in the property depends on Mexican family law, your marital property regime (separate property vs. community property), and any written agreements you made, which is why documenting everything in advance is essential.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Riviera Maya.
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Riviera Maya?
Do I need residency to buy land in Riviera Maya in 2026?
As of early 2026, you do not need Mexican residency to purchase property in Riviera Maya, and most foreigners buy while on tourist status as long as they follow the correct fideicomiso structure for restricted-zone purchases.
No specific visa or permit is required to complete the transaction itself, although you will need to apply for an SRE (Ministry of Foreign Affairs) permit as part of setting up your fideicomiso, which your notary and bank typically handle as a standard part of closing.
It is legally possible to buy property in Riviera Maya remotely without being physically present, usually through a power of attorney handled by your notary or lawyer, though remote purchases increase fraud exposure and require stricter due diligence on your part.
Do I need a local tax number to buy lands in Riviera Maya?
In most Riviera Maya transactions, you will need to obtain an RFC (Federal Taxpayer Registry number) during the buying process, which your notary typically helps you apply for as part of the closing paperwork.
The RFC application process is straightforward and can often be completed in a few days, though some notaries handle it simultaneously with other closing steps so you may not notice it as a separate task.
Opening a local Mexican bank account is not strictly required to complete your purchase, but it makes ongoing payments like property taxes, utility bills, and fideicomiso fees much easier to manage, especially if you plan to rent the property or live there part-time.
Is there a minimum investment to buy land in Riviera Maya as of 2026?
As of early 2026, there is no minimum investment amount required by Mexican law for foreigners to purchase land in Riviera Maya, so you can legally buy property at any price point as long as you follow the fideicomiso structure.
The investment threshold does not vary by location or land type within Riviera Maya, though as a practical matter, closing costs represent a higher percentage of the purchase price for very low-value properties because some fees (like notary minimums and trust setup costs) are relatively fixed.
Are there restricted zones foreigners can't buy in Riviera Maya?
The entire Riviera Maya coastline falls within the constitutional "restricted zone" for foreign direct ownership, but you can still purchase property through a fideicomiso, so the restriction is on the ownership structure rather than an outright ban.
Beyond the constitutional restricted zone, specific areas in Riviera Maya have additional restrictions: the ZOFEMAT federal maritime-terrestrial zone (the beachfront strip) requires separate SEMARNAT concessions, protected areas like Sian Ka'an biosphere have development limitations, and ejido (communal) land cannot be sold to foreigners until properly converted to private title.
To verify whether a specific plot falls within a restricted category, you can request a Certificado de Libertad de Gravamen from the Quintana Roo RPPC, have your notary check the cadastral records at IGECE, and confirm with the RAN (National Agrarian Registry) that the land is not ejido.
Can foreigners buy agricultural, coastal or border land in Riviera Maya right now?
Foreigners can control residential coastal property in Riviera Maya through the fideicomiso structure, but they cannot hold direct title because the entire area is within the 50 km coastal restriction under Article 27 of Mexico's Constitution.
Agricultural land in Riviera Maya is often ejido (communal) land, which foreigners absolutely cannot purchase unless it has been fully converted to private title through a formal regularization process that can take years and requires approval from the ejido assembly.
Coastal land purchases require particular care because the beachfront strip (ZOFEMAT zone) is federal property that requires a separate SEMARNAT concession for use, so even if you buy a lot near the beach, you may not have rights to the actual beach strip.
Riviera Maya is not near any international border, so the 100 km border restriction does not apply here, though it is worth knowing this rule exists if you ever consider property elsewhere in Mexico.
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What are the safest legal structures to control land in Riviera Maya?
Is a long-term lease equivalent to ownership in Riviera Maya right now?
A long-term lease in Riviera Maya provides much weaker rights than ownership through a fideicomiso because your rights depend entirely on the landlord maintaining clear title, and you cannot enforce your lease against third parties the same way you can enforce registered ownership.
Lease terms in Mexico are contract-driven and can theoretically be long, but there is no standardized "maximum lease length" that functions as an ownership substitute, and renewals depend on what you negotiate rather than any legal guarantee.
You may be able to transfer or bequeath lease rights depending on your contract terms, but this is far more complicated than transferring fideicomiso beneficiary rights, which function essentially like transferring ownership of real property.
Can I buy land in Riviera Maya via a local company?
A Mexican corporation can own real estate in Riviera Maya's restricted zone, but for residential properties this structure is more complex and expensive than a fideicomiso, and it only makes sense if you have genuine commercial or investment business reasons.
If you use a Mexican company, you can own 100% of the shares as a foreigner, but the company must include a "clausula de admision de extranjeros" in its bylaws, notify the SRE within 60 business days of acquisition, and maintain annual corporate filings and tax compliance.
What "grey-area" ownership setups get foreigners in trouble in Riviera Maya?
Grey-area ownership schemes are alarmingly common in Riviera Maya, with regional data showing that roughly 15 to 20 percent of foreign property transactions in Quintana Roo involve some form of fraud or problematic structure.
The most dangerous grey-area setups include prestanombres (using a Mexican nominee to hold title in their name), buying ejido land with only a "cesion de derechos" (transfer of rights) document instead of proper title, and purchasing properties marketed as "beachfront" when the beach access actually depends on a separate federal ZOFEMAT concession.
If authorities discover you are using an illegal or grey-area structure, you risk losing your entire investment with no compensation, as ejido land can legally be reclaimed by the community, and prestanombre arrangements provide no enforceable ownership rights if your nominee decides not to cooperate.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Riviera Maya.
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.
How does the land purchase process work in Riviera Maya, step-by-step?
What are the exact steps to buy land in Riviera Maya right now?
The standard process starts with selecting your property and engaging a notario publico, then running title due diligence through the RPPC (requesting a Certificado de Libertad de Gravamen), verifying cadastral records through IGECE, applying for the SRE fideicomiso permit, signing the deed (escritura publica) before the notary, and finally registering the transfer at the Public Registry.
A straightforward purchase with no title complications typically takes several weeks to two months from offer to registered ownership, with the main variables being how quickly the SRE permit processes (usually 2 to 3 weeks) and whether any title issues need resolution.
The key documents you will sign include the purchase agreement or promissory contract, the fideicomiso trust documentation with your chosen bank, and the escritura publica (the official deed) before the notary, who then handles registration at the RPPC.
What scams are common when it comes to buying land in Riviera Maya right now?
What scams target foreign land buyers in Riviera Maya right now?
Fraud targeting foreign buyers in Riviera Maya is disturbingly common, with regional real estate association data showing that seven out of ten people who consult lawyers in Tulum after purchasing property have been victims of fraud.
The most common scams include selling ejido (communal) land as if it were private property, double-selling the same property to multiple buyers, selling "shares" in buildings instead of actual unit ownership, and marketing beachfront access that depends on federal concessions the seller does not actually control.
The top warning signs that a deal may be fraudulent are prices dramatically below market (a 2.5-acre plot for $35,000 when similar land costs $80,000 or more), any mention of "ejido" or "cesion de derechos" instead of proper title, gaps in the ownership chain, and reluctance to provide documentation for independent verification.
If you fall victim to a land scam, your legal recourse is limited: you can file complaints with PROFECO (consumer protection) and pursue civil claims, but recovering money from fraudulent sellers is difficult and can take years of litigation with no guarantee of success.
We cover all these things in length in our pack about the property market in Riviera Maya.
How do I verify the seller is legit in Riviera Maya right now?
The most reliable way to verify a seller in Riviera Maya is to request the property's folio or registration number and have your notario independently confirm ownership through the Quintana Roo RPPC, rather than relying on documents the seller provides.
To confirm the title is clean and free of disputes, request a Certificado de Libertad de Gravamen from the RPPC, which shows any recorded liens, mortgages, or limitations on the property.
Checking for existing debts requires both the CLG (for registry liens) and verification of local obligations like predial (property tax) payments and, for beachfront-adjacent properties, ZOFEMAT compliance certificates that your notary should request.
The most essential professional for verifying seller legitimacy is the notario publico, who in Mexico functions as a highly trained legal authority (not just a signature witness) with a legal duty to verify title, confirm the seller's authority, and ensure the transaction is compliant.
How do I confirm land boundaries in Riviera Maya right now?
The standard procedure for confirming land boundaries in Riviera Maya is to verify the cadastral record through IGECE (the state geographic and cadastral institute) and then commission an on-the-ground survey that matches the official records to physical markers.
The official documents you should review include the cadastral certificate, the property's registration at the RPPC showing the legal description, and any existing survey plans (planos) that were filed with previous transactions.
Hiring a licensed surveyor is strongly recommended rather than merely optional, because boundary disputes are common in Riviera Maya's rapidly developing areas where informal development sometimes preceded proper surveying.
Common boundary problems foreign buyers encounter in Riviera Maya specifically include discovering the lot on the ground is smaller than the paperwork claims, encroachments by neighbors who built before proper surveys existed, and discrepancies between the RPPC description and actual cadastral records.
Buying real estate in Riviera Maya can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Riviera Maya?
What purchase taxes and fees apply in Riviera Maya as of 2026?
As of early 2026, the total closing costs for foreign buyers purchasing land in Riviera Maya typically range from 6% to 10% of the purchase price, depending on whether you need a fideicomiso and the complexity of the transaction.
The typical closing cost breakdown includes the ISAI acquisition tax at 2% (about MXN 40,000 or $2,000 USD on a MXN 2,000,000 property), RPPC registry fees of 0.5% to 1%, notary fees of 1.5% to 4%, and the SRE permit fee of approximately $1,000 USD for the fideicomiso structure.
The main individual costs are the ISAI (2% in Quintana Roo, among the lowest rates in Mexico), the fideicomiso setup fee ($2,000 to $3,000 USD), notary fees (value-dependent), and registry fees at the RPPC (the tramites guide lists specific amounts for title inscription).
These taxes and fees are generally identical for foreign and local buyers, except that foreigners in the restricted zone must pay the additional fideicomiso setup costs and ongoing annual bank fees of $500 to $1,000 USD that Mexican buyers do not incur.
What hidden fees surprise foreigners in Riviera Maya most often?
Hidden or unexpected fees that surprise foreign buyers in Riviera Maya typically add an extra 1% to 3% (roughly MXN 20,000 to MXN 60,000, or $1,000 to $3,000 USD, on a MXN 2,000,000 property) beyond the standard closing cost estimates.
The most commonly overlooked fees include annual fideicomiso maintenance charges ($500 to $1,000 USD per year, which adds up over time), ZOFEMAT concession costs or compliance fees for beachfront-adjacent properties, title clean-up expenses if the CLG reveals issues, and the cost of resolving cadastral discrepancies before closing.
These hidden fees typically appear at two stages: during due diligence when your notary discovers issues that need resolution before closing, and after closing when you realize you need additional permits or concessions (like ZOFEMAT) that were not clearly disclosed.
To protect yourself from unexpected fees, request a detailed cost breakdown from your notary before signing any binding agreement, ask specifically about ZOFEMAT compliance if your property is near the beach, and budget a 2% to 3% contingency above quoted closing costs.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Riviera Maya, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Mexican Constitution (Chamber of Deputies) | Official consolidated text of Mexico's Constitution from the federal legislature. | We used it to anchor the restricted zone rule and explain why foreigners cannot hold direct title in coastal areas like Riviera Maya. |
| SRE (Ministry of Foreign Affairs) | Federal authority that processes Article 27 permits for foreign property purchases. | We used it to confirm official government fees and timelines for the fideicomiso permit process as of January 2026. |
| Quintana Roo Congress ISAI Law | Primary legal text for acquisition tax in Quintana Roo state. | We used it to state the ISAI rate of 2% and explain what value basis applies to foreign property purchases. |
| Quintana Roo Public Registry (RPPC) | Official state authority for property registration and title records. | We used it to explain where ownership becomes legally enforceable and which documents buyers should request for due diligence. |
| IGECE (Quintana Roo Geographic and Cadastral Institute) | Official state entity for cadastral records and property mapping. | We used it to explain the cadastral verification process and why you need both registry and cadastral checks in Riviera Maya. |
| SEMARNAT ZOFEMAT Concession | Federal authority for coastal federal zone permits and concessions. | We used it to explain the separate legal layer for beachfront property and why owning a lot differs from having beach access rights. |
| RAN (National Agrarian Registry) | Official registry for ejido and agrarian land rights. | We used it to explain why ejido land is a different regime and how to verify that property is not communal land before purchasing. |
| PROFECO Consumer Protection | Federal consumer protection authority with specific real estate guidance. | We used it to list buyer protections and contract requirements, especially for presale purchases in Riviera Maya. |
| Quintana Roo Notary Law | State legislation governing notarial procedures and requirements. | We used it to explain why the notario publico is central to Mexican transactions and what duties they must fulfill. |
| INAH Archaeological Permits | Federal authority for archaeological and historic heritage protection. | We used it to flag that construction in many Riviera Maya areas can trigger INAH permit requirements, which affects land value and development plans. |
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