If you are buying a house in Mexico as a foreigner, the good news is that the process looks a lot like it does for any buyer: you search, negotiate, close with a notary and register the deed. The difference is one extra step with Mexico’s Ministry of Foreign Affairs (SRE) and a special rule for beach and border areas. U.S. searches about living in Mexico keep climbing, according to Google Trends (“retire in mexico” +17% and “mexico residency” +112% over 12 months). Here are the general steps.
Important: Asesores ASAC does not give immigration or legal advice. To know which immigration status you have or need, contact the National Migration Institute (INM) or an immigration attorney. For the legal review of your purchase, rely on your notary or an attorney you trust.
What to know about buying a house in Mexico as a foreigner
The Constitution (article 27) reserves ownership of land and water to Mexicans, but lets a foreign person acquire real estate by signing a waiver agreement with the SRE: you agree to be treated as a Mexican regarding that property and not to ask your government for protection. The SRE and the Consulate of Mexico in Toronto explain it this way.
Restricted zone and fideicomiso
The rule depends on where the property is:
- Restricted zone: a strip 100 km wide along land borders and 50 km wide along coastlines. There, a foreigner cannot hold title directly and must use a fideicomiso (bank trust), where a bank acts as trustee and you are the beneficiary. The term is up to 50 years, renewable.
- Outside the restricted zone: you can acquire the property directly, but with the waiver agreement filed with the SRE.
Mexico City and the areas we cover in the north and west of the State of Mexico (Satélite, Naucalpan, Atizapán, Lomas Verdes, Interlomas, Huixquilucan and Nicolás Romero) are inland, far from coasts and borders, so they normally do not require a fideicomiso. If there is doubt about whether a property sits inside or outside the zone, the SRE consults INEGI and will ask for the property’s coordinates. A fideicomiso mainly matters if you someday buy at the beach.
General steps to buy
- Set your budget and area. Decide between a house or apartment, how many bedrooms you need and what commute you accept.
- Search and negotiate. Visit several options and negotiate price and terms with the seller. This is the same step a Mexican buyer takes.
- Review the property documents. Ask for the deed and confirm there are no debts or liens [VERIFICAR: exact documents a notary reviews, such as a lien-free certificate]. Escrituración procedures include no-debt certificates, land-use certificates and cadastral maps.
- Hire a notary. The notary formalizes the sale. Ask what documents they need from you and from the property.
- Appraisal. It is part of closing expenses [VERIFICAR: who prepares it, when it is mandatory and what it costs].
- File the waiver agreement with the SRE. This is the foreign buyer’s procedure. Among other things, the SRE asks for a signed application, proof of the immigration status that allows the purchase, an annex with the property’s surface area, measurements and boundaries, payment of fees, and the application with two copies. Which immigration status applies to you is a question for the INM, not for us.
- Sign the deed and register it. The deed is signed before the notary and recorded in the Public Registry of Property.
The SRE pages show inconsistent dates about which forms are current [VERIFICAR: confirm the current forms and requirements directly with the SRE before you start].
How much do closing costs run?
There are two kinds of expenses: deeding costs and SRE fees.
Deeding costs (a reference from a financial institution, not a quote):
- Together, they run between 4% and 7% of the property value, including the notary, taxes, fees and appraisal.
- The property acquisition tax can reach up to 6.5% of the value [VERIFICAR: current rate in Mexico City and the State of Mexico].
- In Mexico City, the Public Registry of Property charges roughly 1,700 to 17,500 pesos, depending on the property type.
SRE procedures (in force since January 1, 2026, per the SRE itself):
| Procedure | Fee |
|---|---|
| Waiver agreement to acquire outside the restricted zone | 5,250 pesos |
| Permit to set up a fideicomiso in the restricted zone | 21,650 pesos |
These amounts can change when fee laws are updated. Confirm them before paying.
What about a mortgage?
If you want to finance part of the purchase, conditions for foreign buyers vary by lender and can include ID, proof of income and credit history [VERIFICAR: requirements by lender]. At Asesores ASAC we do not grant the loan: we guide you and help you request mortgage options so you can compare them.
Frequently asked questions
Do I need a fideicomiso to buy in Mexico City?
Normally no, because it is outside the 100 km border and 50 km coastal restricted zone. You still need the waiver agreement with the SRE.
Can I buy without having residency?
That is an immigration question. The SRE asks you to prove your immigration status; which status allows you to buy must be confirmed with the INM or an immigration attorney.
How much should I set aside for closing costs?
As a general reference, between 4% and 7% of the property value, plus SRE fees. Ask the notary for a written estimate.
Can I get a mortgage as a foreigner?
It may be possible, but it depends on each lender. We help you request options and compare them.
Related reading
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