Bank trust (fideicomiso) guide for foreigners
How to buy in Mexico restricted zone: bank trust costs, SRE permit, notary and 50-year renewal.
Annual admin fee
$500–800 USD
Trust term
50 years
Restricted zone
Coast & border
If you are a foreigner buying on Mexico’s coast, the bank trust (fideicomiso) is not a workaround — it is the standard legal path to own, rent, sell and inherit.
This guide breaks down what it costs, how long it takes, and what happens at closing — without legal jargon overload.
Key takeaways
- ✓Required within 50 km of the coast and 100 km of the border.
- ✓You keep use, rental income, sale rights and inheritance.
- ✓Budget $1,500–$3,000 USD setup + $500–$800 USD/year.
- ✓Renewable every 50 years with the authorized bank.
Legal context
Why foreigners need a bank trust
Mexico’s constitution limits direct foreign ownership in the restricted zone (coast and border). The bank trust lets you invest with full economic rights in Tulum, Los Cabos, Riviera Maya and other tourism markets.
You are the beneficiary
The bank holds legal title; you control use, improvements, rental and resale.
Not a lease
Unlike a leasehold, the trust is registered and transferable like fee-simple economic ownership.
Process
Five steps to buy with a bank trust
Choose the property
Negotiate price for pre-sale or ready delivery. Verify developer licenses first.
Open the bank trust
Authorized banks include Banorte, Scotiabank, HSBC and others approved by SRE.
Obtain SRE permit
Secretariat of Foreign Relations authorizes the trust for your nationality.
Close with a notary
The notary calculates taxes, drafts the deed and coordinates registration.
Operate and renew
Pay annual bank fees; renew the trust every 50 years without losing ownership rights.
Budget
Approximate costs
Trust setup
$1,500–$3,000 USD one-time, varies by bank and property value.
Annual admin
$500–$800 USD/year paid to the fiduciary bank.
Closing costs
4–6% of value for notary, appraisal and transfer taxes.
Pro tip
Structures
Alternatives to evaluate
Common structures
- Mexican corporation with foreign exclusion clause — often for commercial portfolios.
- Purchase through a Mexican spouse in specific cases — requires legal review.
- Direct ownership outside the restricted zone — no trust required inland.
A real estate attorney should validate the structure before you sign — one size does not fit every investor profile.
Next step
Model your investment
Before you buy, stress-test yield, mortgage payment and tax scenarios with our free tools.
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More investor guides
Curated resources for foreign buyers in Mexico.
Guía legalGuía de fideicomiso para extranjeros
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Pasos, zonas, fideicomiso, costos y desarrollos verificados para compradores internacionales en Tulum 2026.
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ResidenciaResidencia en México por inversión inmobiliaria
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Catalog with PDF brochures, project map and advisory in Tulum, Los Cabos and Riviera Maya.
Preguntas frecuentes
What is a bank trust (fideicomiso)?+
A trust where the bank holds legal title in the restricted zone and you (beneficiary) hold use, enjoyment, rental and sale rights over the property.
How much does a bank trust cost in Mexico?+
Typically $500–$800 USD per year in bank administration, plus notary costs and SRE permit on setup. Varies by bank and property value.
Can I inherit or sell property held in a bank trust?+
Yes. The trust is renewable every 50 years and transferable. The buyer assumes or reconstitutes the trust on resale.
Which areas require a bank trust?+
Restricted zone: 100 km from borders and 50 km from coast — including Tulum, Cancún, Los Cabos and Puerto Vallarta.
Más información en https://capitalturistico.com/recursos/bank-trust-guide-foreigners-mexico