How to invest in real estate
in the Riviera Maya
as a foreigner

Chapter 1

Why the Riviera Maya?

Quintana Roo has been one of Latin America's strongest sustained-growth real estate markets for the last decade. It combines three rare dynamics in one place: consistent appreciation, international tourism demand and a solid legal framework for foreign ownership through a bank trust.

Compared with Florida, California or the English-speaking Caribbean, yields can remain dollarized, operating costs are lower, and demand is not dependent on a single country.

Chapter 2

The bank trust explained

The Mexican constitution restricts direct foreign ownership within 50 km of the coast. The solution is a fideicomiso, or bank trust: a Mexican bank acts as legal trustee and you are the beneficiary with the rights to sell, rent, modify and inherit the property.

• Term: 50 years, renewable indefinitely
• Setup cost: approximately USD $2,500-$4,000
• Annual maintenance: approximately USD $500-$800
• Your name appears in the public registry
• Legal rights comparable to a Mexican property owner

Chapter 3

The 4 zones that matter

Chapter 4

Real costs and taxation

Foreign buyers often underestimate closing costs. Budget between 6% and 8% of the purchase price for one-time expenses:

• Acquisition tax (ISAI)2-4%
• Notary fees0.5-1%
• SRE permit + bank trustUSD $3,000
• Appraisal + registration0.5%

For vacation rentals, income tax can be 25% on gross income if you are not registered in Mexico, or 1.92% to 35% on a progressive scale if you register. The tax scenario should be reviewed before buying.

Chapter 5

The 5 most expensive mistakes

1. 01

   Buying without an independent Mexican attorney

   Do not rely only on the notary recommended by the seller. Hire your own advisor. Approximate cost: USD $1,500.

2. 02

   Skipping the bank trust review

   Some developers offer shared trust structures. Review the legal setup and request your own trust when appropriate.

3. 03

   Underestimating monthly maintenance costs

   HOA fees, cleaning, gardening and maintenance can range from USD $400 to $1,200 per month depending on zone and operation.

4. 04

   Assuming 80% occupancy from day one

   A realistic scenario is 50-70% for a well-managed property. Without an operator it can drop to 30-40%.

5. 05

   Not diversifying across zones when capital allows

   Concentrating USD $1M in one zone carries a different risk profile than spreading exposure across Cancún, Puerto Morelos and Tulum.