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Everything you need to know before buying real estate is included in our Mexico Property Pack
Buying property in Riviera Maya as a foreigner comes with specific costs, taxes, and fees that you should understand before signing anything.
Because the Riviera Maya coastline falls within Mexico's restricted zone, foreign buyers typically need a bank trust called a fideicomiso, which adds unique costs that don't exist in other parts of the country.
We constantly update this blog post to reflect the latest regulations, tax rates, and fee structures in the Riviera Maya real estate market.
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.
Overall, how much extra should I budget on top of the purchase price in Riviera Maya in 2026?
How much are total buyer closing costs in Riviera Maya in 2026?
As of early 2026, total buyer closing costs in Riviera Maya typically range from 7% to 9% of the purchase price, which means on a $300,000 USD property (approximately 5.4 million MXN or 280,000 EUR), you should budget an extra $21,000 to $27,000 USD (378,000 to 486,000 MXN or 19,600 to 25,200 EUR).
The minimum extra budget possible in Riviera Maya, when keeping expenses to the bare legal minimum on a straightforward resale with clean title and no fideicomiso complications, is around 5% of the purchase price, or about $15,000 USD (270,000 MXN or 14,000 EUR) on a $300,000 property.
The maximum extra budget buyers should realistically plan for in Riviera Maya, when accounting for all potential fees including complex due diligence, developer admin fees, and full fideicomiso setup, can reach 10% to 12% of the purchase price, or up to $36,000 USD (648,000 MXN or 33,600 EUR) on a $300,000 property.
The main factors that determine whether your closing costs in Riviera Maya fall at the low end or high end include whether you're buying resale versus new construction from a developer, the complexity of the title history, whether you need a new fideicomiso or can transfer an existing one, and how much independent legal review and due diligence you require.
What's the usual total % of fees and taxes over the purchase price in Riviera Maya?
The usual total percentage of fees and taxes over the purchase price in Riviera Maya is approximately 7% to 9% for most foreign buyers completing a standard residential transaction.
The realistic low-to-high percentage range that covers most standard property transactions in Riviera Maya spans from 5% for the simplest deals to 12% for more complex purchases involving new trusts, extensive due diligence, or developer-specific fees.
Of that total percentage in Riviera Maya, roughly 3% goes to government taxes (primarily the ISABI acquisition tax), while the remaining 4% to 6% covers professional service fees including notary services, registry costs, legal checks, and fideicomiso-related expenses for foreign buyers.
By the way, you will find much more detailed data in our property pack covering the real estate market in Riviera Maya.
What costs are always mandatory when buying in Riviera Maya in 2026?
As of early 2026, the mandatory costs when buying property in Riviera Maya include the ISABI property acquisition tax (3% in both Solidaridad and Tulum municipalities), notary fees for formalizing the deed, public registry recording fees, lien certificate searches, and for foreigners buying in the coastal restricted zone, the fideicomiso bank trust setup with SRE permit.
Beyond the mandatory costs, optional but highly recommended expenses in Riviera Maya include hiring an independent real estate lawyer separate from the notary for contract review, professional translation or interpreter services at signing if you don't read Spanish fluently, a property survey, and a thorough inspection given the humid coastal climate where water intrusion and construction quality can vary significantly.
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What taxes do I pay when buying a property in Riviera Maya in 2026?
What is the property transfer tax rate in Riviera Maya in 2026?
As of early 2026, the property transfer tax rate in Riviera Maya, known locally as ISABI (Impuesto Sobre Adquisición de Inmuebles), is 3% of the taxable property value in both the Solidaridad municipality (which includes Playa del Carmen) and the Tulum municipality.
There are no extra transfer taxes specifically for foreigners buying property in Riviera Maya, but foreigners do face additional structure costs because the coastal area falls within Mexico's restricted zone, which requires a bank trust (fideicomiso) with its own setup fees and ongoing annual costs.
Buyers in Riviera Maya generally do not pay VAT (IVA) on the residential property itself because Mexico's VAT law exempts sales of "casa habitación" (residential housing), though you will pay 16% VAT on services like legal fees, some notary service components, and real estate agent commissions.
Mexico does not have a stamp duty system like the UK or other countries, so the main transfer-related charge you'll pay in Riviera Maya is the ISABI tax plus notary rights and registry fees, all typically settled at closing through the notary public.
Are there tax exemptions or reduced rates for first-time buyers in Riviera Maya?
First-time buyer tax relief is not a universal guaranteed benefit in Riviera Maya the way it exists in some countries, so most foreign buyers should budget assuming the full 3% ISABI rate applies and treat any discount as a bonus that must be confirmed by your notary for your specific transaction.
Buying property through a Mexican company instead of as an individual in Riviera Maya changes your ongoing compliance costs (accounting, annual filings) and can affect how you're taxed on rental income or future sale, but the day-one transfer costs like ISABI and notary fees generally still apply regardless of ownership structure.
The main tax difference between buying a new-build versus resale property in Riviera Maya relates to VAT treatment, where developers may charge VAT on non-housing elements or services bundled into the transaction, plus new builds often come with developer administrative fees that don't exist in resale purchases.
To qualify for any available exemptions or reduced rates in Riviera Maya, you would typically need to provide documentation proving specific criteria set by the municipality at the time of purchase, which your notary public will verify and apply during the closing process.
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.
Which professional fees will I pay as a buyer in Riviera Maya in 2026?
How much does a notary or conveyancing lawyer cost in Riviera Maya in 2026?
As of early 2026, notary fees in Riviera Maya for the service component of deed preparation and closing administration typically range from 0.5% to 1.5% of the property price, which on a $300,000 USD property (5.4 million MXN or 280,000 EUR) means approximately $1,500 to $4,500 USD (27,000 to 81,000 MXN or 1,400 to 4,200 EUR).
Notary fees in Riviera Maya are typically charged as a combination of percentage-based calculations and fixed administrative costs, with the total also including registry rights and certificate fees that add another 0.5% to 1.5% of the property value.
Translation or interpreter services for foreign buyers in Riviera Maya typically cost between 3,000 and 15,000 MXN (approximately $170 to $830 USD or 160 to 790 EUR), depending on whether you need live interpreting at signing or just document translation.
If you plan to rent out your Riviera Maya property or want to optimize your ownership structure, hiring a tax advisor is worthwhile and typically costs around 8,000 to 30,000 MXN ($450 to $1,700 USD or 420 to 1,580 EUR) for initial setup consultation, with ongoing monthly support running 1,500 to 6,000 MXN ($85 to $335 USD or 80 to 315 EUR).
For foreign buyers in Riviera Maya, you must also budget for fideicomiso costs including a one-time trust setup fee of $2,000 to $3,000 USD (36,000 to 54,000 MXN or 1,870 to 2,800 EUR) plus an annual bank maintenance fee of $500 to $1,000 USD (9,000 to 18,000 MXN or 470 to 930 EUR) per year.
We have a whole part dedicated to these topics in our our real estate pack about Riviera Maya.
What's the typical real estate agent fee in Riviera Maya in 2026?
As of early 2026, the typical real estate agent commission in Riviera Maya ranges from 5% to 8% of the sale price, with 16% VAT added on top, meaning on a $300,000 USD property the commission would be approximately $15,000 to $24,000 USD (270,000 to 432,000 MXN or 14,000 to 22,400 EUR) before VAT.
In Riviera Maya, the seller typically pays the real estate agent commission rather than the buyer, though the economics often show up indirectly in the property price, so buyers should still understand how commission structures work when negotiating.
The realistic low-to-high range for agent fees in Riviera Maya spans from around 5% for competitive listings to 8% or higher for lower-priced properties or those requiring extensive marketing, with the commission split between listing agent and buyer's agent when applicable.
How much do legal checks cost (title, liens, permits) in Riviera Maya?
Basic legal checks in Riviera Maya including title search, lien certificate (certificado de libertad de gravamen), and standard registry document searches typically cost between 2,000 and 10,000 MXN (approximately $110 to $555 USD or 105 to 530 EUR), while heavier due diligence covering developer permits, HOA arrears, and environmental or zoning verification can run 10,000 to 40,000 MXN ($555 to $2,220 USD or 530 to 2,100 EUR) or more.
Property valuation fees in Riviera Maya, if required for mortgage financing or appraisal purposes, typically cost between 3,000 and 12,000 MXN (approximately $170 to $665 USD or 160 to 630 EUR), with prices higher for complex or remote properties.
The most critical legal check you should never skip in Riviera Maya is the lien and encumbrance search (certificado de libertad de gravamen) from the Public Property Registry, which confirms the property has no outstanding debts, mortgages, or legal claims that could transfer to you as the new owner.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Riviera Maya.
Get the full checklist for your due diligence in Riviera Maya
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What hidden or surprise costs should I watch for in Riviera Maya right now?
What are the most common unexpected fees buyers discover in Riviera Maya?
The most common unexpected fees buyers discover in Riviera Maya include annual fideicomiso renewal fees that many people forget to budget for, HOA arrears or special assessments for major building projects like elevators or facade repairs, utility connection or contract transfer costs, and developer "closing admin fees" on new builds that can add several thousand dollars.
Yes, there are unpaid property taxes or debts you could inherit when purchasing in Riviera Maya, which is why you should always require proof of paid predial (annual property tax) and obtain a lien-free certificate (certificado de libertad de gravamen) before closing.
Scams with fake listings or fake fees do occur in Riviera Maya, with the most common pattern being requests to "pay a deposit to reserve" without proper documentation or to unauthorized persons, which you can avoid by ensuring all money movements are tied to written contracts and routed through the notary or established legal structure.
Fees that are usually not disclosed upfront by sellers or agents in Riviera Maya include the annual fideicomiso maintenance cost for foreigners, HOA special assessments that have been approved but not yet billed, new-build administrative fees, and extra certificates needed when the property file isn't clean.
In our property pack covering the property buying process in Riviera Maya, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Riviera Maya?
Extra fees when buying a property with a tenant in Riviera Maya typically include legal costs of 5,000 to 15,000 MXN (approximately $280 to $830 USD or 260 to 790 EUR) for drafting or reviewing lease termination or assignment terms, confirming deposit handling, and verifying there are no outstanding lodging permits or license issues if the property was used as a short-term rental.
When you purchase a tenanted property in Riviera Maya, you inherit the existing lease agreement and must honor its terms, including the tenant's right to occupy until the lease expires and proper handling of their security deposit.
Terminating an existing lease immediately after purchase in Riviera Maya is generally not possible unless the lease agreement contains specific early termination clauses, as Mexican law protects tenants' rights under valid rental contracts.
A sitting tenant in Riviera Maya can affect the property's market value and your negotiating position in different ways: it may reduce the buyer pool (fewer owner-occupiers interested), but can also be attractive to investors seeking immediate rental income, so the impact depends on market conditions and the lease terms.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out 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.
Which fees are negotiable, and who really pays what in Riviera Maya?
Which closing costs are negotiable in Riviera Maya right now?
Negotiable closing costs in Riviera Maya include some notary service components (not the taxes or government rights, but the professional service fee portion), who pays for which certificates, and developer administrative fees on new builds which can sometimes be waived or credited.
Closing costs that are fixed by law and cannot be negotiated in Riviera Maya include the 3% ISABI transfer tax rate, government registry fees, and the SRE permit fee for fideicomiso establishment, all of which are set by legislation.
Buyers in Riviera Maya can typically achieve a 5% to 15% reduction on negotiable professional fees like notary services and legal review costs, though your leverage depends on the property's price point, the notary's workload, and whether you're bringing repeat business.
Can I ask the seller to cover some closing costs in Riviera Maya?
The likelihood of a seller agreeing to cover some closing costs in Riviera Maya depends heavily on market conditions, with better chances when you're buying in a slower micro-market, the property has been listed for a while, or the seller values speed and certainty.
Sellers in Riviera Maya are most commonly willing to cover costs like pending HOA dues, unpaid property taxes, or provide a credit toward notary fees, rather than literally paying the buyer's ISABI tax line item.
Market conditions that make sellers more likely to accept covering closing costs in Riviera Maya include high inventory periods, properties priced above comparable sales, motivated sellers who need to close quickly, and off-season months when buyer traffic decreases.
Is price bargaining common in Riviera Maya in 2026?
As of early 2026, price bargaining is common and expected in Riviera Maya real estate transactions, though the degree of negotiation varies significantly between micro-markets like Tulum versus Playa del Carmen and between new-build inventory versus resale properties.
Buyers in Riviera Maya typically negotiate 3% to 8% below the asking price on most deals, with discounts of 10% or more achievable when a listing is stale, overpriced compared to recent sales, or the seller needs a fast closing, translating to potential savings of $9,000 to $30,000 USD (162,000 to 540,000 MXN or 8,400 to 28,000 EUR) on a $300,000 property.
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What monthly, quarterly or annual costs will I pay as an owner in Riviera Maya?
What's the realistic monthly owner budget in Riviera Maya right now?
A realistic monthly owner budget in Riviera Maya for a typical non-luxury condo or home, excluding any mortgage, ranges from approximately $400 to $900 USD (7,200 to 16,200 MXN or 375 to 840 EUR) per month to cover all recurring expenses.
The main recurring expense categories that make up this monthly budget in Riviera Maya include HOA or maintenance fees for condos, utilities (electricity, water, internet), home insurance, and for foreigners, the prorated annual fideicomiso bank trust fee.
The realistic low-to-high range for monthly owner costs in Riviera Maya spans from around $250 USD (4,500 MXN or 235 EUR) for a modest condo with low HOA fees and careful utility management, up to $1,500 USD (27,000 MXN or 1,400 EUR) or more for larger properties in full-service luxury developments with high common area expenses.
The monthly cost that tends to vary the most in Riviera Maya is electricity, because air conditioning usage in the tropical climate can swing your CFE bill dramatically depending on whether you're in residence, how many hours you run A/C, and whether your unit has energy-efficient equipment.
You can see how this budget affect your gross and rental yields in Riviera Maya here.
What is the annual property tax amount in Riviera Maya in 2026?
As of early 2026, the annual property tax (predial) in Riviera Maya for a typical condo or home ranges from approximately 2,000 to 12,000 MXN ($110 to $665 USD or 105 to 630 EUR), with higher-value or larger properties paying 12,000 to 40,000 MXN ($665 to $2,220 USD or 630 to 2,100 EUR) or more annually.
The realistic low-to-high range for annual property taxes in Riviera Maya depends heavily on the property's cadastral value, with modest condos at the lower end and luxury beachfront villas or large homes at the upper end of the range.
Property tax in Riviera Maya is calculated based on the cadastral value assigned to your property by the municipal government, which is typically lower than market value, with rates generally falling between 0.1% and 0.2% of that assessed value.
Early payment discounts are commonly available for predial in Riviera Maya, with municipalities like Playa del Carmen (Solidaridad) offering discounts of up to 25% for paying in the first months of the year, as announced in the 2026 municipal tax program.
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.
If I rent it out, what extra taxes and fees apply in Riviera Maya in 2026?
What tax rate applies to rental income in Riviera Maya in 2026?
As of early 2026, rental income in Riviera Maya is subject to Mexico's progressive income tax (ISR) rates, which range from 1.92% to 35% depending on your total taxable income bracket, as published in SAT's Anexo 8 tax tariff tables.
Yes, landlords in Riviera Maya can deduct allowable expenses from rental income taxes, including maintenance costs, HOA fees, property management fees, repairs, insurance, and depreciation, provided you have proper invoices (facturas) to document each expense.
The realistic effective tax rate after deductions for typical landlords earning rental income in Riviera Maya generally falls between 10% and 25% of net profit for long-term rentals, though this can be higher if you're in top income brackets or don't properly document your deductions.
Foreign property owners who are non-residents of Mexico may face different rental income tax treatment, including potential automatic withholding by tenants or property managers, so working with a Mexican tax advisor is essential to ensure proper compliance and optimize your tax position.
Do I pay tax on short-term rentals in Riviera Maya in 2026?
As of early 2026, short-term rental income in Riviera Maya is subject to multiple tax layers including federal income tax (ISR), a state lodging tax (Impuesto al Hospedaje) of 5% to 6% of rental income, and potentially 16% federal VAT (IVA) on furnished short-term accommodation services.
Short-term rental income in Riviera Maya is taxed more heavily than long-term rental income because it faces the additional lodging tax that doesn't apply to leases over 30 days, plus VAT obligations that are generally exempt for unfurnished long-term residential rentals, and hosts must now register with the state tourism registry (RETUR-Q) and obtain proper operating licenses.
If you're considering Airbnb or short-term rentals in Riviera Maya, you may want to read our complete guide on how to buy and rent out in Riviera Maya.
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If I sell later, what taxes and fees will I pay in Riviera Maya in 2026?
What's the total cost of selling as a % of price in Riviera Maya in 2026?
As of early 2026, the total cost of selling a property in Riviera Maya typically ranges from 6% to 10% of the sale price, depending on your capital gains situation and the services you use.
The realistic low-to-high percentage range for total selling costs in Riviera Maya spans from around 5% for sellers with minimal capital gains who handle much of the process themselves, up to 12% or more for sellers facing significant capital gains tax liability and using full-service agents and legal representation.
The specific cost categories that make up Riviera Maya selling expenses include real estate agent commission (typically 5% to 8%), notary closing costs for the seller's side, any outstanding property taxes or HOA dues, fideicomiso cancellation fees for foreign sellers, and capital gains tax (ISR) if applicable.
The single largest contributor to selling expenses in Riviera Maya is usually the real estate agent commission, which at 5% to 8% plus 16% VAT can easily exceed $20,000 USD on a mid-range property, though for sellers with large capital gains the ISR tax can rival or exceed this amount.
What capital gains tax applies when selling in Riviera Maya in 2026?
As of early 2026, capital gains tax on property sales in Riviera Maya for non-residents is either 25% of the gross sale price with no deductions, or 35% on the net capital gain (sale price minus purchase costs and allowable deductions) when you have a legal representative in Mexico and the sale is formalized through a notary public.
Exemptions to capital gains tax in Riviera Maya are available for Mexican tax residents who can prove the property was their primary residence, had lived there for at least three years, possess a Mexican tax ID (RFC), and have not used this exemption in the past three years, with the exemption capped at approximately 700,000 UDIs (around 5 to 6 million pesos as of 2025/2026).
Foreigners who are non-residents of Mexico cannot claim the primary residence exemption, but they can reduce their taxable gain through proper documentation of purchase costs, capital improvements with official invoices, real estate commissions, notary fees, and inflation indexation based on Mexico's INPC consumer price index.
Capital gain in Riviera Maya is calculated by taking the sale price, subtracting the original purchase price (adjusted for inflation), documented improvements with facturas, transaction costs like notary fees and commissions, and any other allowable deductions, with all amounts calculated in Mexican pesos regardless of the currency used in the actual transaction.
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 |
|---|---|---|
| Congress of Quintana Roo - Solidaridad Municipal Finance Law | Official municipal law published by the state congress. | We used it to confirm the 3% ISABI transfer tax rate in Playa del Carmen. We built our buyer closing cost estimates based on this rate. |
| Congress of Quintana Roo - Tulum Municipal Finance Law | Official municipal law for Tulum published by the state congress. | We used it to verify the 3% ISABI rate applies in Tulum as well. We showed that Riviera Maya costs are consistent across main municipalities. |
| Mexico SRE - Fideicomiso Permit Portal | Federal authority administering foreign ownership permits under Article 27. | We used it to confirm foreigners need bank trusts in coastal areas. We explained the SRE permit requirement and associated fees for foreign buyers. |
| BBVA Mexico - Fideicomiso Product Page | Major Mexican bank describing official trust structures for foreigners. | We used it to verify fideicomiso is a mainstream banking product. We based our trust cost estimates on bank-published information. |
| Chamber of Deputies - Federal VAT Law (LIVA) | Official consolidated text from Mexico's federal legislature. | We used it to confirm VAT exemption for residential housing sales. We clarified where VAT does apply on professional services. |
| SAT - Anexo 8 Income Tax Tariffs 2026 | Official tax tariff tables published by Mexico's tax authority. | We used it to establish rental income tax rate ranges. We provided realistic effective tax estimates for landlords in Riviera Maya. |
| SAT - English Guide for Foreign Residents Selling Property | Official SAT page specifically written for non-residents. | We used it to confirm the 35% capital gains option for non-residents. We explained seller tax obligations for foreign owners. |
| Congress of Quintana Roo - State Lodging Tax Law | Official state law governing lodging tax on short-term rentals. | We used it to confirm the 5% to 6% lodging tax rate. We explained short-term rental tax obligations specific to Riviera Maya. |
| Quintana Roo Public Property Registry (RPPC) | Official state registry portal for property records and certificates. | We used it to justify registry-related closing costs. We explained which legal checks are standard in Riviera Maya transactions. |
| Playa del Carmen Municipality - 2026 Predial Program | Official municipal announcement about property tax collection. | We used it to confirm predial is actively collected with early payment discounts. We informed our annual owner cost estimates for the region. |
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