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

Setting Up CFE Electricity and Water Service: A Step-by-Step Walkthrough

Getting the lights and water turned on sounds like the simplest part of owning property in Mexico — and for the most part, it is, once you know the process. Here's what to actually expect setting up CFE electricity and local water service for a Riviera Maya condo or home. Setting Up Electricity Through CFE CFE (Comisión Federal de Electricidad) is Mexico's national electric utility, and the process for a new residential connection or account transfer is fairly standardized nationwide. What...

Aug 29 · 4 min read

Investment & Rental

Solar Panels in the Riviera Maya: Installation Costs and Realistic Payback

Between near-constant sun and electricity rates that jump sharply once a household crosses into CFE's high-consumption tier, solar has become an increasingly practical addition for Riviera Maya property owners — not just an environmental statement, but a real financial decision with a calculable payback period. Why Solar Makes Particular Sense Here Playa del Carmen and the surrounding region see roughly 340 sunny days a year on average, among the more favorable solar conditions anywhere in...

Aug 29 · 4 min read

Investment & Rental

Exit Strategy: Planning How and When You'll Eventually Sell

Most investors spend far more time planning how to buy a Riviera Maya property than how they'll eventually sell it — yet the exit is where a lot of the actual return gets locked in or lost. Thinking through your exit strategy before you buy, not five years in, puts you in a stronger position when the time actually comes. Why Exit Planning Matters More Here Than at Home Selling property in Mexico as a foreign owner involves tax and procedural details that differ meaningfully from a typical US...

Aug 29 · 4 min read

Investment & Rental

How to Read Occupancy and ADR Data Like a Real Investor

Occupancy rate and average daily rate (ADR) are the two numbers that actually determine whether a Riviera Maya rental condo performs — yet most buyers either ignore them entirely or accept whatever figure a listing agent quotes without understanding what's really behind it. Learning to read this data properly turns guesswork into an actual investment decision. The Core Metrics, Defined Occupancy rate: the percentage of available nights a property was actually booked over a given period....

Aug 29 · 4 min read

Investment & Rental

The Case for Buying in an Established Building Over a Brand-New One

New developments get the marketing budget and the glossy sales center. Established buildings — those five, ten, or more years into their life — get less attention, but they offer something a brand-new project simply can't: a real track record you can verify before you buy. What "Established" Actually Buys You A Real HOA Financial History An established building has years of actual HOA (homeowners association) fee collections, reserve fund contributions, and expense records you can request and...

Aug 29 · 3 min read

Investment & Rental

Co-Investing or Buying With Family: Splitting an Investment Property in Mexico

Pooling money with a sibling, parent, or close friend to buy a Riviera Maya condo can make sense financially — it lowers the entry barrier and splits the risk. It can also strain relationships fast if the ownership structure, usage rights, and exit terms aren't nailed down in writing before you ever wire a deposit. How Co-Ownership Actually Works Structurally Foreign buyers purchasing in Mexico's restricted coastal zone hold property through a fideicomiso, a bank trust in which a Mexican bank...

Aug 29 · 4 min read

Investment & Rental

How to Vet a Developer Before Buying Pre-Construction: A Checklist

The single biggest risk in a pre-construction purchase isn't the market — it's the developer. A well-located project from a financially unstable or inexperienced developer can leave buyers waiting years past their delivery date, or worse. Before you sign a pre-construction contract in Tulum or Playa del Carmen, work through a real due diligence process, not just a gut feeling from the sales office. Start With Track Record How many projects has this developer actually delivered, not just...

Aug 29 · 3 min read

Investment & Rental

What a Rental Management Contract Should Actually Include

A property management agreement is the document that determines how well-protected your investment actually is once you're back home and someone else has the keys. Too many owners sign whatever standard template a manager hands over without checking whether it actually covers the situations that matter. Here's what a solid contract should spell out clearly. Scope of Services The contract should state explicitly, not vaguely, exactly what's included: guest communication, listing management...

Aug 29 · 3 min read

Investment & Rental

Check HOA Rental Restrictions Before You Buy an Investment Unit

It's one of the most avoidable mistakes an investor can make in this market: buying a condo specifically to run it as a short-term rental, only to discover afterward that the building's HOA bylaws prohibit exactly that. The reglamento condominal (condominium bylaws) governs what you can and can't do with your unit, and it should be one of the first documents you review, not the last. Why HOA Rules Matter More Than Many Buyers Expect A Mexican condominium's reglamento is a legally binding...

Aug 29 · 4 min read

Investment & Rental

How Hurricane Risk and Insurance Affect a Rental Investment

Buying on the Caribbean coast means buying into hurricane exposure — there's no way around that fact, and any investor evaluating a Riviera Maya property should factor storm risk and insurance costs into their return calculations from the start, not treat them as an afterthought. How Real Is the Risk? The Atlantic hurricane season runs officially from June 1 through November 30, with the most active stretch typically August through October. The Riviera Maya has experienced a direct major...

Aug 29 · 4 min read

Investment & Rental

Land Banking in the Riviera Maya: Buying Raw Land as a Long-Term Play

Not every investment in this region involves a finished condo. Some buyers take a longer, quieter approach: buying undeveloped land now, holding it for years, and either developing it later or selling to a developer once the surrounding area has grown into it. Land banking can work well in a region expanding as fast as the Riviera Maya — but it comes with a different, and in some ways higher, risk profile than buying a built unit. Why Investors Consider Raw Land Lower entry cost per square...

Aug 29 · 4 min read

Investment & Rental

Flipping Property in the Riviera Maya: Does It Actually Work?

The idea is tempting: buy pre-construction at a discount, wait for the building to finish, sell for a quick profit before ever renting it out. Flipping has worked for some investors in this market — but the mechanics, taxes, and timing risks are different enough from a US or Canadian flip that treating it the same way can quietly erode or eliminate your margin. How Flipping Actually Happens Here There are two common versions of a flip in the Riviera Maya: Assignment/cesión de derechos (rights...

Aug 29 · 5 min read