Closing costs for foreign buyers in Mexico
Itemized closing costs: notary, appraisal, bank trust setup, SRE permit, acquisition taxes, and pre-sale vs ready-delivery differences.
Typical closing
4–7% of value
Bank trust
$1.5k–3k USD
Timeline
30–90 days
Foreign buyers often budget the purchase price — then get surprised by another 4–7% at the notary.
Closing in Mexico is notary-led, tax-heavy and trust-dependent in the restricted zone. This page itemizes what to expect in Tulum, Riviera Maya and Los Cabos.
Key takeaways
- ✓Plan 4–7% on top of purchase price for buyer-side closing.
- ✓Bank trust setup is a one-time $1,500–$3,000 USD plus annual fee.
- ✓Notary provides the only official closing statement — get it in writing.
- ✓Pre-sale deposits should use escrow, not informal transfers.
Line items
Typical buyer closing costs
Notary fees
1.5–2.5% of value — includes deed, tax calculation and registration coordination.
Appraisal
$300–$800 USD for bank trust or mortgage; required for tax basis.
Acquisition tax
State real estate transfer tax — often 2–4% in QR, varies in BCS.
Registration & certificates
Public registry, no-liens certificates, translation if needed.
Restricted zone
Bank trust and SRE permit
Coastal purchases by foreigners require a bank trust (fideicomiso). Setup includes bank legal fees, SRE authorization and notarized trust deed.
Choose fiduciary bank
Banorte, Scotiabank, HSBC and others approved by SRE.
SRE permit
Foreign Relations authorizes the trust for your nationality.
Trust deed at notary
Signed with seller deed — single closing appointment.
Annual renewal
$500–$800 USD/year; renewable every 50 years.
Timing
Pre-sale vs ready delivery
When money leaves your account
Closing costs hit at different times: trust and notary mainly at final deed. Compare timelines in our pre-sale vs delivery comparator.
Example
Sample budget on a $350,000 USD condo
Notary + taxes
~$14,000–$21,000 USD (4–6%)
Trust setup
~$1,800–$2,800 USD one-time
Appraisal & misc
~$500–$1,200 USD
Illustrative only — your notary provides the binding quote. Never rely on developer “all-in” promises without a notarized closing statement.
Next step
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Condo feesHOA fees in Mexico condominiums
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What predial is, typical rates in Quintana Roo and BCS, payment deadlines, and how property tax affects vacation-rental cash flow.
Tools & guides
Validate numbers with an advisor
Glossary content is educational — get a personalized scenario with verified inventory in Tulum, Los Cabos and Riviera Maya.
Preguntas frecuentes
How much are closing costs in Mexico for foreigners?+
Roughly 4–7% of purchase price in tourism markets: notary, appraisal, acquisition tax, registration fees and bank trust setup. Varies by state, value and fiduciary bank.
Does the seller pay part of closing?+
In pre-sale the developer may cover part of notary fees or promotions; in resale each party typically pays their own professionals. Put it in the purchase offer.
What taxes does a foreign buyer pay?+
Real estate acquisition tax (ISR or state equivalent), plus VAT only in certain commercial structures. The notary calculates and withholds at closing.
Can closing costs be financed?+
Some banks roll them into the mortgage; others require down payment plus closing in cash. Model both before reserving.
Más información en https://capitalturistico.com/recursos/glosario/closing-costs-foreign-buyer-mexico