Everything Americans and Canadians need to know to invest in the Riviera Maya — higher returns, lower taxes, bank trusts, and the full buying process, start to keys.
The Riviera Maya isn't just a vacation destination — it's one of the fastest-growing real estate markets in the Americas, with exceptional returns and tax advantages.
Tulum's property values have increased 40%+ in 5 years. The new Tulum International Airport and Tren Maya are driving unprecedented development and appreciation.
Vacation rentals in prime locations generate $15,000–$80,000+ USD annually. With 18+ million tourists per year and growing, occupancy rates remain strong year-round.
World-class beaches, affordable healthcare, vibrant expat communities, and year-round warm weather. Your cost of living can be 40–60% lower than the US or Canada.
Mexican property taxes are a fraction of what you'd pay in the US or Canada. These savings alone can offset any financing costs.
| $500,000 property | Annual tax | 10-year total |
|---|---|---|
| 🇺🇸 United States (avg) | $5,500 – $12,000 | $55,000 – $120,000 |
| 🇨🇦 Canada (avg) | $4,000 – $8,000 | $40,000 – $80,000 |
| 🇲🇽 Mexico (Riviera Maya) | $500 – $1,500 | $5,000 – $15,000 |
Choose 25% flat tax on gross income OR 35% on net income — keeping more of your rental profits. Proper structuring can significantly reduce your tax burden.
Primary residence exemptions, inflation adjustments, and improvement deductions can minimize or eliminate capital gains tax. US/Canada tax treaties may provide additional credits.
Unlike many countries that restrict foreign ownership, Mexico has clear, established laws protecting international investors since 1973.
Sell, rent, remodel, develop, or pass to heirs — you have complete control of your property just like any local owner.
Own property without living in Mexico. Perfect for vacation homes, rental investments, or future retirement planning.
Buy, sell, and collect rent in US dollars. Prices are quoted in USD and payments can be made from US/Canadian banks.
Property ownership can qualify you for Temporary or Permanent Resident visa, offering easier banking and unlimited stays.
Designate beneficiaries directly in your trust — property transfers without Mexican probate when properly structured.
Add international real estate to your portfolio. Mexican property provides a hedge against US/Canadian market fluctuations.
New airport opened 2024 — direct flights increasing property values in the region.
$20B rail project connecting the entire peninsula — boosting tourism and accessibility.
Major hotel brands investing billions — Ritz Carlton, Four Seasons, Montage.
Purchasing property in Mexico is straightforward when you work with experienced professionals. Here's what to expect.
Work with our team to identify properties that match your investment goals, lifestyle needs, and budget. We'll arrange viewings and provide detailed information on each option.
Once you find the right property, we'll help you draft a formal offer. Upon acceptance, both parties sign a Promise Contract (Contrato de Promesa) and you pay a deposit (typically 10–30%).
Our legal team verifies the property title, checks for liens or encumbrances, confirms zoning and permits, and ensures all documentation is in order. This typically takes 30–45 days.
For properties in the restricted zone (within 50km of coast), a Mexican bank trust is established. This gives you full ownership rights while complying with Mexican law.
Final payment is made, the deed is signed before a Notary Public, and the property is registered in your name (or trust). Congratulations — you're now a property owner in paradise!
Understanding how foreigners can legally own property in Mexico's coastal zones.
A Fideicomiso is a bank trust that allows foreigners to own property within the "restricted zone" — the area within 50 kilometers (31 miles) of the coast and 100 kilometers (62 miles) of international borders.
The Mexican bank holds the title as trustee, but you are the beneficiary with full ownership rights. You can:
For commercial properties or if you plan multiple investments, forming a Mexican corporation (SA de CV) may be advantageous. Corporations can own coastal property directly without a trust. Our legal team can advise which structure is best for your situation.
Understanding the financial obligations of property ownership in Mexico.
| Cost | Amount | Paid to |
|---|---|---|
| Acquisition Tax (ISAI) | 2–4% of assessed value | State Government |
| Notary Fees | 1–2% of sale price | Notary Public |
| Bank Trust Setup | $1,000–2,000 USD | Mexican Bank |
| Registration Fees | 0.5–1% of value | Public Registry |
| Legal Fees | $1,500–3,000 USD | Attorney |
Mexican property taxes are remarkably low compared to the US and Canada:
If you sell your property, capital gains tax applies:
Our team can connect you with international tax advisors to optimize your tax situation.
If you rent your property:
How to safely transfer funds for your property purchase.
The most common and recommended method for large transactions:
We recommend using a reputable escrow company for all transactions:
For pre-construction properties, developers often offer:
Discover the unique character of each destination in the Riviera Maya.
Bohemian luxury meets ancient Mayan heritage. The fastest-growing destination with exceptional ROI potential.
Cosmopolitan beach city with world-class dining, shopping, and nightlife. Established expat community.
World-renowned resort destination with the best airport connectivity and established infrastructure.
Gated marina community with private beach and exceptional security. Family-friendly with golf course.
Yes! Foreigners can own property anywhere in Mexico. In the coastal "restricted zone" (within 50km of the coast), ownership is through a bank trust (fideicomiso) which provides full ownership rights. Outside this zone, foreigners can own property directly in their name.
Property rights in Mexico are protected by law and respected. The bank trust system has been in place since 1973 with an excellent track record. Working with a reputable real estate company and attorney ensures your investment is properly documented and protected.
No. Many purchases are completed remotely using a power of attorney. However, we recommend at least one visit to see the property and meet the team. Final closing can be done remotely with proper documentation.
Your bank trust allows you to designate beneficiaries who will inherit the property. This can be done without Mexican probate if properly structured. We recommend having both a Mexican will and coordinating with your home country estate planning.
Yes! Several options exist including cross-border mortgages, Mexican bank loans, developer financing, and using home equity from your home country. Visit our Financing page for detailed information.
HOA fees vary widely depending on the development's amenities. Budget condos may have fees of $100–200/month while luxury developments with pools, gyms, and security can be $300–600/month. Always verify HOA fees before purchasing.
Tourist visas allow 180 days per visit. Property owners often qualify for Temporary or Permanent Resident visas, which allow unlimited stays and easier banking. Our team can connect you with immigration specialists.
Our team is here to guide you through every step of purchasing your dream property in the Riviera Maya.