Selling Your Mexican Property: A Step-by-Step Cost and Process Guide
Selling in the Riviera Maya follows a fairly consistent sequence, but the costs are split between buyer and seller in ways that differ from what many US and Canadian sellers expect. Knowing the steps and who pays for what ahead of time prevents surprises at the closing table.
The Process, Step by Step
1. List and market the property, typically through a real estate agent who prices it based on comparable sales and current market conditions.
2. Negotiate and accept an offer, usually accompanied by a reservation deposit from the buyer.
3. Sign a promissory contract (contrato de promesa de compraventa), laying out the final price, closing timeline, and conditions for both parties.
4. Order the property appraisal (avaluó) if one isn't already current, which factors into the buyer's transfer tax calculation.
5. Notario due diligence, confirming the title is clean, predial and HOA dues are current, and — if applicable — the fideicomiso trust status is in order for transfer or assignment to the buyer.
6. Closing, where the notario oversees signing, collects and remits applicable taxes, and registers the new deed.
7. Fund disbursement, with proceeds released to the seller after the notario withholds and remits the seller's ISR (capital gains tax) obligation.
Who Pays What
Cost | Typically Paid By | Approximate Range |
Real estate commission | Seller (from proceeds) | Commonly 6-8% plus IVA |
ISR (capital gains tax) | Seller (withheld at closing) | 25% of gross price, or 35% of net gain with documentation |
ISAI (property transfer tax) | Buyer | ~2% (higher effective rate in some municipalities) |
Notario fees | Buyer (customary, though negotiable) | ~1-2% |
Appraisal (avaluó) | Buyer (customary) | Small flat fee or % of value |
Fideicomiso trust cancellation/assignment | Seller and/or buyer, per contract terms | Varies by trust bank |
Registration fees | Buyer | ~0.5-1% |
Commission structures and who covers which fee can be negotiated between the parties, so treat this table as the customary starting point rather than a fixed rule for every transaction.
Timeline Expectations
A straightforward resale closing with clean title and no fideicomiso complications commonly takes somewhere in the range of 30 to 60 days from accepted offer to funded closing. Complications — an outstanding lien, HOA dues in arrears, a fideicomiso trust that needs a new permit rather than a straightforward assignment, or a buyer relying on cross-border financing — can extend that meaningfully, sometimes past 90 days.
Getting Your Documentation Ready Early
Sellers who assemble their paperwork before listing move through closing faster and often end up with a lower ISR bill:
- Original purchase deed and avaluó from your own purchase
- Facturas (official invoices) for any documented improvements or renovations
- Proof of current predial and HOA payment status
- Your RFC, if you have one, or plans to obtain one before closing
Get an ISR estimate from a notario or accountant before you set your asking price, not after you've accepted an offer. Knowing your likely net proceeds up front shapes what price actually makes sense for you.
Frequently Asked Questions
Q: How long does the fideicomiso transfer take during a sale?
A: A straightforward assignment of the existing trust to the new buyer is often faster than establishing a brand-new trust, but timelines vary by trust bank and current permit backlogs.
Q: Can I negotiate who pays the notario fees?
A: Yes, though buyer-paid notario fees are the regional custom — any deviation should be written explicitly into the purchase contract.
Q: What's the biggest reason sales get delayed?
A: Incomplete documentation is the most common culprit — outstanding HOA or predial balances, missing original deeds, or an RFC that hasn't been obtained yet for tax purposes.
Selling well starts with understanding both the process and your real net proceeds before you list. Top Listings Riviera Maya guides sellers through every step of this process from pricing to closing — call +44 7513 075054 to get a clear picture before you put your property on the market.
This article is general information to help you understand buying property in Mexico — not legal, tax or financial advice. Rules change; always confirm the details for your situation with a Mexican notary, lawyer or accountant. Robin can introduce you to trusted professionals.
