Property Ownership


Real Estate in Mexico: Rules of the game

All too often, citizens of the United States, Canada and other countries assume that property purchases in Mexico are carried out automatically in a manner similar to their native countries. The first rule of any property purchase in Mexico is, NEVER ASSUME ANYTHING! Purchasing property in Mexico is not the same as in other parts of the world.

Would you purchase property in your hometown, which is not registered in the local public registry, or land title office? Would you hand a complete stranger, without an office or established business, a check for perhaps hundreds of thousands of dollars to pay for a property? The obvious answer to these questions is, OF COURSE NOT.

Then why do so many foreigners do this very thing when they purchase property in Mexico? Many do not take the time to investigate how Mexico’s real estate transactions function and how the supporting legal system has responded to that industry’s needs. It is essential that you have an idea of how this system works and what to expect when considering an investment in Mexico.

Article 27 of the Mexican Constitution regulates the ownership of its territory by establishing that “….in a zone of 100 km. (62 miles) along any border or 50 km. (31 miles) along the coast, foreign entities cannot acquire direct ownership of the land and waters”. Until recently, foreign investors were allowed ownership of real-estate only outside of the “Restricted Zone”.

Recognizing the demand by foreign interests for ownership of real property, and the importance of making these desirable properties available to foreigners for the potential positive impact on the economy, the Mexican government implemented a series of Foreign Investment Laws begun in 1973, Modified in 1989 and modified again in December of 1993 to incorporate the provisions of the NAFTA treaty.

Creation of the Land Trust (FIDEICOMISO)
For those who wish to acquire property for residential usage, and who have a valid entry visa, current law requires that title to the property be transferred to a Mexican bank, as trustee, in the establishment of an individual land trust. The bank handles all of the paperwork including filing for all of the necessary permits with the Ministries of the Interior and Foreign Affairs. In general, the bank has the responsibility to the government to ensure precise fulfillment of the Trust agreement, assuming full technical, legal, and administrative supervision in protecting the interests of the beneficiary (purchaser).

The bank owns the real property rights, and the beneficiary owns the personal rights to use, rent, modify or transfer his rights to a third party. Ownership of these personal rights is evidenced through a deed prepared by a Mexican Notary, signed by the representative of the trustee bank and duly registered with local authorities.

The Foreign Investment Law of 1989 stipulates a term of 50 years for the Trust with opportunity for multiple renewals, upon filing an application with the bank. By requesting renewals every 50 years, a property may be held by a family or business entity for generations.Since by law Mexican banks enjoy government protection against bankruptcy, the Trust is indirectly guaranteed by the government. As a practical matter, even in unrestricted zones many foreigners prefer to hold their property in Trust.

A good understanding of the Trust issue can provide a second protection mechanism to the foreign buyer. In certain instances, the property to be purchased is located in a subdivision marketed to foreigners, for which the developer

has an umbrella or Master Trust with a Mexican bank for the combined properties of the development. Many foreign investors believe it is beneficial to remain in the Master Trust, hoping to derive protection through the developer’s influence in the industry and locally. We recommend the placement of the property in an Individual Trust for which the buyer is alone responsible. This “fresh” legal basis avoids any legal or financial complications in the event the developing company declares bankruptcy or is dissolved, and allows the buyer complete freedom to advance his property’s interest.
Remember, almost anybody can offer property for sale: abuses and misrepresentations are common. Mexico’s real estate industry is underdeveloped, with few licensing laws regulating real estate brokerage and sales. Again, it is always wise to remember, NEVER ASSUME ANYTHING!


All real estate transactions are processed through the office of a “Notario”, a qualified government appointed lawyer who acts on behalf of the government to ensure the proper transfer of all real estate transactions. Among this official’s many important duties is registry with the appropriate government agencies of the deed for transfer of rights of the beneficiary. This is the single most important step in protecting a foreigners investment in Mexico, since it remains the ultimate proof if ownership if a property ever becomes a question.

The purchase/sale document, which includes either deed of rights, or transfer of rights of beneficiary in a property, is generally valid between the parties to a transaction. It most likely contains a description of the property, price to be paid to the seller and any special terms or conditions of the sale. IT WILL NOT, however, provide valid notice to third parties unless it is recorded in the Public Registry office of the municipality in which the property is located.

Until the buyer is formally named as a beneficiary in a public document before a Mexican Notary, title to the rights in the property remain with the last legally registered owner, which would be the seller. While the seller holds title to the property it is his asset; he may mortgage it or sell it again; it may be attached in satisfaction of a judgment; he may die without a will. In such a situation, there may

not be any remedy for the purchaser who neglected to correctly register his deed – his interest, his investment may be lost.

To ensure proper registry of the property, an official appraisal of the property, notarized bank instructions, a property tax certificate, and no-liens certificate must be obtained. Sellers Capital Gains Tax and Buyer’s Acquisition Tax must be paid and the deed transferring rights to the buyer must be registered and stamped by both the tax office (Treasury) and the Public Registry. If this process is not completed the buyer is not fully protected.


Q: I’ve always heard that foreigners can’t buy coastal property in Mexico, is that true?

No. While it was once true, times have changed. Prior to 1973, foreigners were not allowed to hold legal title or exercise direct rights to real property in an area within 64 miles of Mexico’s borders and 32 miles of its coasts. But laws passed in 1973 and1993 have made it possible for foreigners, foreign firms and Mexican firms with foreign participation to acquire interests in coastal real estate through a bank trust (Fideicomiso).

Q: Who is involved in this bank trust?

Three parties. The seller of the property is the Trustor. The bank is the Trustee. (Fiduciario), and the buyer, or Beneficiary (Fideicomisario).

Q: How does the trust function?

Title to the property is transferred to a trust with a Mexican bank acting as Trustee. The Trust Agreement is formalized by the issuance of a permit from the Mexican Ministry of Foreign Affairs. The lot or home buyer is designated as Beneficiary in the Trust and the beneficiary rights are recorded in the public record by a Notary Public.

Q: What are my rights as a buyer?

The trust is a legal substitute for fee simple ownership, but in this case, the Trustee is the legal holder of the property. As Beneficiary, you have the right to sell your property without restriction. You may also transfer your rights to a third party, or pass it on to named heirs.

Q: Is the trust renewable?

Yes. According to the Foreign Investment Law passed in 1993, trusts can be renewed for an indefinite number of successive 50 year periods. In effect they run in perpetuity.

Q: If at a later date, I decide to sell my property can anyone buy it?

Yes. If the buyer is also a foreigner, you simply assign beneficial rights. If the new buyer is a Mexican National, you can instruct the bank to endorse the title in favor of the buyer.

Q: If the buyers is a foreigner, is his interest limited to the balance of my 50 year trust?

No. Upon application, a foreigner automatically receives his own renewal 50 year permit. This, however, is not mandatory.<

Q: Do many foreigners currently own coastal property in Mexico?

Yes. Today thousands of foreign owners enjoy their ocean side resort property; many have benefited from the appreciation of their property.

(Special thanks to Marco Ehrenberg for writing much of this article)


We are experiencing a «buyer´s market».

Just a 1 hour easy drive from Phoenix or Tucson. (212 miles) a new highway from Arizona´s border tothe Mayan area and new International Airport is being constructed.

The new coastal highway that connects Puerto Peñasco to Southern California is OPEN!!

Fabolous weather! About 340 days a year of SUNSHINE AND BLUE SKIES!!

Average temperature in the summer is 95 degrees and in the winter 64 degrees.

Fresh seafood and shrimp!

The Arizona-Mexico Commission is focused on improvements to Mexico. Mexico is using Arizona as a guide to continued growth. The Arizona Mexico Commission (AMC) is connecting communities and changing business in the Arizona-Sonora region. It is the bridge between cross border entities of common interest in the governmental, business and academic communities. Visit the AMC online at

According to the State of Sonora’s Economic Forecasters, there are 77,000 Residents now and they are predicting 180,000 residents in the next 10 years. The government has set aside 400,000,000 (400 million dollars) for the city to improve its infrastructure. Arizona ‘s best-kept secret is becoming famous worldwide.

It is now a requirement to be a licensed real estate agent in the State of Sonora-the first State in Mexico to hold agents to this higher standard. This is GREAT news for buyers and their own protection. Make sure you use a licensed AMPI member when buying and selling.

All the above reasons show GROWTH

These are great reasons to buy now. People have been known to say “I wish I bought a few years ago”. NOW is another WINDOW OF OPPORTUNITY.
There are sellers offering low down payments and carrying the note. There are also sellers that are willing to let buyers into leases. Ask an AMPI real estate agent! When you’re ready, contact an AMPI member.

“Don’t wait to buy real estate, buy real estate and wait” Will Rogers

Ninety percent of all millionaires become so through owning real estate” Andrew Carnegie (1919)