Buying Property in Tulum as a Foreigner

Why Tulum purchases use a fideicomiso

Mexico limits direct foreign ownership within 50 kilometres of the coast and 100 kilometres of an international border. Tulum falls inside that coastal restricted zone. For residential property, a Mexican bank can hold title as trustee while the foreign buyer is named as beneficiary and receives the permitted use and enjoyment of the property.

The Mexican Ministry of Foreign Affairs says the permit can cover a maximum period of 50 years and the trust contract must be recorded in a public deed. The bank applies for the permit. Your notary and independent adviser should explain the trust terms, successor beneficiaries and renewal route before you sign.

The buying process

1. Define the property and intended use. Confirm whether you want a home, rental asset, development lot or commercial project.
2. Make a conditional offer. Include a due-diligence period, document requirements and a clear deposit and refund mechanism.
3. Appoint independent professionals. The Mexican notary formalises the transfer. A separate lawyer can advise only you on the contract and risk.
4. Verify title and property status. Check the public record, liens, taxes, seller identity, cadastral data, boundaries, land use, permits and condominium debts where applicable.
5. Set up or transfer the fideicomiso. The selected bank and notary coordinate the Ministry permit and trust documents.
6. Review the final closing statement. Confirm the purchase price, taxes, notary charges, bank fees and any agent or legal fees in writing.
7. Sign and register. The notary completes the deed and registration. Keep certified copies and the trust details.

What does it cost?

There is no reliable one-size-fits-all closing percentage. Taxes and professional charges depend on the price, cadastral value, transaction structure and providers. Ask the notary for an itemised estimate before the offer becomes unconditional.

For 2026, the Ministry lists the government fee for issuing a restricted-zone trust permit at MXN 21,650. This is only the permit fee. Bank setup and annual administration, notary work, registration, taxes, legal advice and due diligence are separate. Check the current amount on the Ministry's official costs and timing page before budgeting.

Due-diligence checklist for a Tulum villa or lot

• Public-registry title and certificate showing whether liens or claims exist
• Seller identity and authority to sell
• Cadastral record, survey, boundaries and physical access
• Municipal land use, density, height, environmental and construction permissions
• Property tax, water, utility and condominium balances
• Building permits and completion documents for an existing villa
• Rental rules and operating permits if rental income is part of the plan
• Written closing statement and currency-conversion method

Questions to ask before paying a deposit

• Who holds the deposit, and when is it refundable?
• Which documents must the seller deliver during due diligence?
• What use and density does the municipality currently permit?
• Which amount is fixed in MXN, and how will any USD reference be converted?
• What are the bank's setup, annual and transfer fees?
• Who pays each tax, fee and commission?
• What happens if title, permits or boundaries do not match the listing?

This guide is general information, not legal, tax or investment advice. Rules and fees can change. Obtain advice for the specific property and transaction.