Updated: 2025-09-01 • Read time: 8–10 min

Can Americans Buy Oceanfront Property in Mexico (2025 Guide)

Can Americans buy oceanfront property in Mexico? Yes — in 2025, U.S. and Canadian buyers can own condos and homes even inside the restricted zone by using a bank trust (fideicomiso). Outside the zone, ownership can be direct with a deed. The trust lasts up to 50 years and can be renewed, giving you the same rights to remodel, rent, sell, or leave it to your heirs. This guide explains how the fideicomiso works, the steps, costs, risks, and ROI in Playa del Carmen, Tulum, and Cozumel.

Contents

1. What the “restricted zone” means
2. Ownership paths
3. How the fideicomiso works
4. Step-by-step: buying with a fideicomiso
5. Typical costs & timelines
6. Risk checklist
7. Mini-FAQ

1) What the “restricted zone” means

The Mexican Constitution defines a coastal/border band where foreigners cannot directly hold title. Practically, this includes most oceanfront in Quintana Roo (Playa del Carmen, Tulum, Cozumel). Foreigners buy there through a bank trust (fideicomiso). Outside this zone, you may buy with a regular deed in your name.

• Inside zone (coast/border): bank trust (residential)
• Outside zone: direct deed (residential)
• Non-residential inside zone: Mexican company route may apply with proper filings

Tip: The “restricted zone” doesn’t make purchases harder — it just changes the ownership vehicle.

2) Ownership paths

Can Americans buy oceanfront property in Mexico through different paths? Yes, depending on the location and intended use, there are three main routes:

A) Outside the restricted zone (direct deed)

• You can buy in your personal name.
• A notary still handles due diligence and closing.

B) Inside the restricted zone (fideicomiso for residential)

• A Mexican bank (trustee) appears on title; you are the beneficiary with full use and economic rights.
• Term: up to 50 years, renewable.
• Rights: use, remodel, rent, sell, and name substitute beneficiaries.

C) Company route (non-residential uses)

For certain non-residential projects inside the zone, a Mexican company with a foreign-investment clause may acquire property (separate filings apply). Always get legal counsel.

3) How the fideicomiso works

If you are asking “Can Americans buy oceanfront property in Mexico?” the fideicomiso is the standard solution. Here is how it works:

• Buyer/Beneficiary: chooses the property and trust bank, names beneficiaries.
• Trust Bank (Fiduciary): holds title and administers the trust per contract.
• Notary (Notario Público): verifies chain of title, liens, taxes, trust permit, prepares deed, and records.

Permit: The trustee bank applies for the federal permit authorizing the trust for your property.

Renewals: At term end, the trust can be renewed (new authorization, continuity of rights).

Fees: One-time setup at closing + recurring bank administration fee (varies by bank).

Estate planning: You may designate substitute beneficiaries to streamline succession.

4) How Americans Can Buy Oceanfront Property in Mexico: Step-by-Step

Time window: ~4–10 weeks in a straightforward case.

1. Hire your core team: Broker (buyer-rep), Notary, and Trust Bank. Request fee schedules and timelines.
2. Offer & escrow: Letter of Intent / Offer with contingencies (due diligence, clear title, trust approval). Escrow or earnest money per contract.
3. Due diligence: Notary checks title chain, lien certificates, property tax & utilities, condo bylaws/HOA, land use and zoning, and confirms the property is not ejido.
4. Trust permit: Trustee bank files the federal trust permit for this property. Provide ID, KYC, and beneficiary data.
5. Deed & closing: Notary drafts the trust deed; you sign (or via notarized POA), pay closing costs, trust setup, taxes, and bank fees. The notary records the deed.
6. After closing: Get recorded copies, set up HOA & utilities, property tax account, and property management if renting.

5) Typical costs & timelines (overview)

When asking can Americans buy oceanfront property in Mexico, buyers also want to know about costs and timing.

• Closing period: 4–10 weeks (depends on bank permit, docs, and lien certificates).
• One-time trust setup + notary/transfer taxes: varies by municipality and property price.
• Annual trust administration: varies by bank and services.

Tip: We provide exact closing cost estimates in your personalized Offer Summary.

6) Risk checklist (what to verify)

To safely answer the question can Americans buy oceanfront property in Mexico, you must verify title, HOA rules, and permits.

• Clear title and no-lien certificates
• Notary confirmation that the land is private property (not ejido)
• HOA bylaws (rentals, pets, assessments)
• Developer’s permits and corporate docs
• Trust bank’s permit approval for this property
• Unit delivery specs, warranties (if presale)
• Insurance (hurricane/wind), flood zone info

7) Mini-FAQ (quick answers)

Can Americans buy oceanfront property in Mexico?

Yes — but inside the coastal “restricted zone” you must use a bank trust (fideicomiso). Outside the zone, you can buy with a direct deed.

What happens when the trust term ends?

You renew the trust for a new term (successive renewals).

Can I sell a trust-held property to another foreigner or to a Mexican national?

Yes. The notary coordinates assignment/transfer or conversion to a direct deed if selling to a Mexican buyer.

Is title insurance available?

Yes — optional, depending on provider and terms.

What about taxes?

There are acquisition and closing taxes/fees at purchase, and income/capital gains considerations on sale or rentals. Consult a tax advisor in Mexico and your home country.

So, can Americans buy oceanfront property in Mexico? Yes — and we can guide you step by step

Next step: Thinking about buying in Playa del Carmen, Tulum, or Cozumel? Explore our property listings or check official guidance at the Secretaría de Relaciones Exteriores (SRE).