Clear & concise

Guides

How buying property in Mexico works, step by step, plus 196 articles on costs, tax, rentals and life in the Riviera Maya.

The buying process in 4 steps

Buying in Mexico is different from the US and Canada. Read these in order before you make an offer.

1Step 1IntroductionEach country has their own rules for buying Real Estate and when you first buy in Mexico it can seem confusing! If you…Read step 1 →
2Step 2Fideicomiso or CorporationA Fideicomiso gives a foreign buyer all the property rights and privileges of a citizen, with the additional advantage…Read step 2 →
3Step 3Buying ProcessWhen making your initial offer, this should be done using a written Offer to Purchase contract, ensuring no confusion…Read step 3 →
4Step 4Closing and Title TransferAt this point, both parties should be able to execute the purchase/sales agreement (compra-venta), start the closing…Read step 4 →

Articles

Investment & Rental

Rental income, ROI, property management and resale.

Investment & Rental

What a Reserve Fund Study Tells You About a Building's Financial Health

Most buyers evaluating a condo in Playa del Carmen or Tulum look hard at the unit itself — the view, the finishes, the square footage — and barely glance at the building's finances. That's backwards. The building's reserve fund (fondo de reserva) is one of the clearest signals available of whether you're buying into a well-run property or one headed toward a painful special assessment. What a reserve fund actually is A reserve fund is money set aside by the condominium association, funded...

Aug 29 · 4 min read

Investment & Rental

How to Budget for Furniture Replacement and Depreciation on a Rental Unit

Furnishing a short-term rental in the Riviera Maya is a bigger and more recurring expense than most first-time investors expect. The tropical climate is genuinely hard on furniture, guest turnover accelerates wear well beyond what a personal residence sees, and the upfront furnishing budget is only the first of several rounds of spending you'll do over the life of the property. What a furniture package actually costs upfront Fully furnishing a rental-ready condo — living area, bedroom(s),...

Aug 29 · 4 min read

Investment & Rental

The Real Cost of Absentee Ownership: What You're Actually Paying For Peace of Mind

Most Riviera Maya buyers don't live in the property full-time. They're in Chicago, Toronto, Denver, or Vancouver most of the year, and the condo or villa is either a rental investment, a seasonal home, or both. That distance is manageable — thousands of owners do it successfully — but it isn't free, and the costs of managing a property you can't personally check on are worth laying out honestly rather than discovering piece by piece. The direct costs of being absent Property management fees...

Aug 29 · 5 min read

Investment & Rental

Understanding Special Assessments for Major Building Repairs

Buying into a condo building in the Riviera Maya means buying into that building's finances, not just your individual unit. A special assessment — a one-time extra charge levied on all owners to fund a major repair or project the regular HOA budget can't cover — is one of the biggest financial surprises new condo owners run into, and it's almost entirely avoidable with the right due diligence before you buy. What triggers a special assessment Mexican condominium buildings are governed under...

Aug 29 · 5 min read

Investment & Rental

Comparing Title Insurance Options for a Mexican Property Purchase

Title insurance isn't legally required to buy property in Mexico, and plenty of transactions close without it. That doesn't mean it's unnecessary — it means the decision to skip it should be an informed one, not a default. Here's how title insurance actually works in this market and how to compare the options if you decide to buy a policy. Why title risk is real here, even with a notario involved Every Mexican property transaction goes through a Notario Público, a state-licensed attorney who...

Aug 29 · 5 min read

Investment & Rental

How Property Taxes Compare: Riviera Maya vs. a Typical US or Canadian Home

One of the most consistently underappreciated advantages of owning in the Riviera Maya is just how little you'll pay in annual property tax compared to a comparable home back home. It's not a rounding error — for many owners it's a difference of thousands of dollars a year, and it changes the real, all-in cost of ownership meaningfully. How predial actually works Predial is Mexico's municipal property tax, collected by the local municipality (Solidaridad for Playa del Carmen, Tulum's...

Aug 29 · 4 min read

Investment & Rental

What a Home Warranty or Extended Protection Plan Actually Covers Here

US and Canadian buyers often ask their agent whether they can get a "home warranty" on a Riviera Maya property the same way they would back home — a service contract covering appliance and system repairs for a flat annual fee. The honest answer is that the US-style home warranty industry, with its familiar national brands, largely doesn't exist in Mexico in the same form. What owners actually have access to is a patchwork of manufacturer warranties, developer guarantees, and service...

Aug 29 · 5 min read

Investment & Rental

Property Management Software and Tools Owners Actually Use

Owning a rental property in the Riviera Maya from abroad means running a small hospitality business remotely, and the software stack you choose has a real effect on both your workload and your bottom line. Here's what tools owners and the property managers who work with them are actually using in 2026, and how to think about which pieces you need. The core categories Most owners end up assembling a stack from three or four categories rather than relying on one all-in-one platform, though some...

Aug 29 · 5 min read

Investment & Rental

Cryptocurrency and Real Estate: Can You Actually Buy Property in Mexico With Crypto?

Bitcoin and other cryptocurrencies have made plenty of buyers wealthy enough to shop for a beachfront condo in Tulum, and a natural question follows: can you actually pay for the property in crypto? The short answer is not directly, at least not for the part of the transaction that matters legally. Here's what's really possible, and how buyers holding crypto typically get from wallet to closing table. Crypto's legal status in Mexico Cryptocurrency is legal to own and trade in Mexico, but it...

Aug 29 · 5 min read

Investment & Rental

Does the US 1031 Exchange Apply to Property in Mexico? (Spoiler: Usually Not)

If you've built wealth through US rental real estate, you've probably used — or at least heard of — a 1031 exchange to defer capital gains tax by rolling proceeds from one property into another. It's tempting to assume the same tool lets you shift US gains into a Tulum condo, or move Mexican property proceeds into a US rental tax-free. Unfortunately, that's not how the rule works, and getting this wrong can mean an unpleasant tax surprise. What a 1031 exchange actually requires A like-kind...

Aug 29 · 5 min read

Investment & Rental

Understanding Trustee Bank Fees: How to Compare One Bank's Fideicomiso Costs to Another's

Every foreign buyer purchasing residential property in the Riviera Maya's restricted zone — within 50 kilometers of the coastline, which covers essentially the entire corridor — needs a fideicomiso, a bank trust that holds legal title while the buyer retains full beneficial rights to use, rent, sell, or will the property. What surprises a lot of first-time buyers is that the bank acting as trustee isn't assigned to you; you can often choose, or at least negotiate, and the fees between banks...

Aug 29 · 5 min read

Investment & Rental

Generator and Backup Power Systems: What They Cost and When They're Worth It

Power cuts in Playa del Carmen, Tulum, and Cancún have gone from an occasional inconvenience to a genuine planning consideration. Rapid construction, brutal summer heat, and an aging CFE (Comisión Federal de Electricidad, Mexico's national power utility) grid have combined to produce longer and more frequent outages along the corridor in the last couple of years. For an owner renting out a unit on Airbnb or Vrbo, a blackout during a guest's stay isn't just an annoyance — it's a refund request...

Aug 29 · 5 min read