Fideicomiso Permit Fee 2027: What Riviera Maya Buyers Should Know
The fideicomiso permit fee 2027 is set to go up, but the bill has been sent to the Senate for discussion and possible approval. According to Bloomberg Línea, the bill passed by Mexico’s Cámara de Diputados raises the permit from MXN$21.648 to MXN$27.000. For now, the Secretaría de Relaciones Exteriores lists $21,650.00, in force until December 31, 2026.
A quick note on how the numbers are written: Bloomberg Línea writes in Spanish, where a period separates thousands, so MXN$27.000 means twenty-seven thousand pesos. If you are buying a beachfront or near-beach home in Cancun, Playa del Carmen, Tulum or Puerto Morelos, this is one line in your closing budget. It is worth understanding before you sign.
What happened this week with Mexico’s Ley Federal de Derechos 2027?
On the night of October 13, 2026, the Cámara de Diputados approved the Ley de Derechos 2027, with 329 votes in favor in general and 339 in particular. Bloomberg Línea reports that the bill went to the Senate, which reviews it as the second chamber.
According to Milenio, the Senate received the bill and sent it to the Comisiones Unidas de Hacienda y Crédito Público y de Estudios Legislativos Primera. Expansión reports that the Senate has until October 31 to vote, with or without changes. So as of this writing the new fee is approved by the Cámara de Diputados and pending in the Senate.
Why does the fideicomiso permit fee 2027 matter for a Riviera Maya purchase?
The Secretaría de Relaciones Exteriores explains that under Article 27, section I, of the Constitution, foreigners cannot hold direct title to land in a strip of one hundred kilometers along the borders and fifty along the beaches. Inside that restricted zone, foreigners can only use and benefit from property through a fideicomiso, a bank trust, under the Ley de Inversión Extranjera. That is why buyers in the coastal Riviera Maya generally purchase through a trust.
SRE permits for residential use allow use and benefit of the property for a maximum period of 50 years. The trust contract must be recorded in a public deed (escritura pública), which is why the notary is central to every closing. For the full step-by-step, see our legal guide to buying a condo in Playa del Carmen as a foreign buyer.
You do not file the permit yourself. The bank’s trust officers (delegados fiduciarios) request it through the SRE’s SIPAC27 electronic system using their SAT advanced electronic signature. The SRE must issue its decision within five business days of the filing.
How do current federal fees compare with the 2027 bill?
The table puts the SRE’s official 2026 payment schedule next to the figures reported for the bill the Cámara de Diputados approved. The 2027 column is still pending in the Senate.
| Concept | Current figure | Figure in the 2027 bill approved by the Cámara de Diputados |
|---|---|---|
| SRE permit to set up a fideicomiso in the restricted zone | $21,650.00 (SRE, in force until December 31, 2026) | MXN$27.000 (as reported by Bloomberg Línea) |
| Changing an existing fideicomiso permit | $595.00 for receipt and review, plus $9,740.00 for issuance | Not covered in the reporting reviewed |
| Derecho de No Residente (DNR), the fee for tourists and short-stay visitors | 983 pesos | 1,158 pesos |
| Ordinary visa issued at consulates and embassies | 990 pesos | 1,639.80 pesos |
Why do the two current fideicomiso figures differ?
The Bloomberg Línea report gives the current figure as MXN$21.648. The SRE payment table lists $21,650.00. Since the SRE is the official source, use its figure as the 2026 payment amount.
The SRE says its 2026 amounts come from Annex 19 of the Resolución Miscelánea Fiscal para 2026, published in the Diario Oficial de la Federación on December 28, 2025. It also notes the amounts are subject to changes in the Ley Federal de Derechos in force. Bottom line: the final 2027 amount depends on the Senate, which can vote on the bill with or without changes.
Does the bill affect buyers who fly in as tourists?
Yes, in a small way. Expansión reports that the DNR applies to tourists and short-stay foreign visitors, and the bill raises it from 983 pesos to 1,158 pesos. If you make several scouting trips before and after closing, that fee comes with every entry.
The same bill sets a single fee of 1,639.80 pesos for visas issued at consulates and embassies. That matters most if you plan to apply for residency, because the process starts with a visa at a Mexican consulate abroad.
Can owning property in Mexico help you get temporary residency?
Some Mexican consulates list owning real estate as one way to qualify for a temporary resident visa. The Consulate of Mexico in Las Vegas asks for a public deed, signed before a Mexican notary, showing ownership of real estate worth more than $624,405 USD. The Consulate in Saint Paul asks for a deed showing property worth more than $10,000,000 Mexican pesos, or the equivalent of $588,235 USD.
The financial-solvency thresholds also vary by office:
- Las Vegas asks for a minimum monthly balance of $78,025 USD over the last 12 months, or monthly income of at least $4,630 USD over the last 6 months, plus a visa fee of $56 USD.
- Saint Paul asks for an average balance of $69,450 USD over the last year, or net monthly income of $4,410 USD, plus a fee of $54.00.
- In Saint Paul, the visa is valid for 6 months and one entry, after which you go to the Instituto Nacional de Migración (INM) to get your temporary resident card.
Because each consulate publishes its own figures, check the requirements at the specific office where you will apply.
Local perspective
The practical question is timing. If your closing could slip into the new year, ask your notary and your trust bank which fee schedule will apply on the day the permit is requested. Then make sure your closing statement shows that line clearly.
Pre-construction buyers should think one step further ahead. In many pre-construction deals the deed and trust are signed at delivery, not at reservation. So the schedule in force at delivery, not today’s, is the one that will apply. It is a modest cost, but a well-run closing avoids surprises.
Residency planning follows the same order. Consulates ask for the notarized deed as proof of ownership, so the property route to residency normally comes after closing. If residency is part of your plan, decide early which consulate you will use, and align your purchase timeline with its requirements. For the recurring side of ownership, our breakdown of the costs of owning a condo in Playa del Carmen is a useful companion.
Frank Ruiz, Broker/Owner of Coldwell Banker Riviera Maya and CEO of Frank Ruiz Realty Group, specializes in pre-construction investment and luxury second homes. He offers full accompaniment for foreign buyers through fideicomiso, notary and closing in Cancun, Playa del Carmen, Tulum, Holbox, Puerto Morelos, Cozumel and Mahahual.
Frequently Asked Questions
What is the current SRE fee for a fideicomiso permit?
The Secretaría de Relaciones Exteriores lists $21,650.00 for issuing a permit to set up a fideicomiso in the restricted zone, in force until December 31, 2026. According to the SRE, paying the fee is one of the requirements of the permit request. Ask your notary how it will appear in your closing statement.
Has the 2027 fideicomiso fee increase been approved?
Not yet. The Ley Federal de Derechos 2027 was approved by the Cámara de Diputados and sent to the Senate, which has until October 31 to vote, with or without changes.
How long does a fideicomiso last in Mexico?
The SRE grants residential-use permits for a maximum period of 50 years, and must issue its decision within five business days of the filing. The trust contract itself must be recorded in a public deed before a Mexican notary.
Can buying a home qualify me for temporary residency?
At some consulates, yes. The Las Vegas consulate accepts a notarized deed for real estate worth more than $624,405 USD. The Saint Paul consulate lists more than $10,000,000 Mexican pesos. Requirements vary by consulate, so check with the office where you will apply.
Who files the fideicomiso permit request?
The trust bank’s officers (delegados fiduciarios) file it, not the buyer. According to the SRE, they submit it electronically through SIPAC27 using their SAT advanced electronic signature. Your job is to provide accurate details for yourself, your beneficiaries and the property, and to review the trust terms with your notary before signing.
Sources
- Bloomberg Línea: Diputados aprueban Ley de Derechos 2027 con aumento en cuotas, trámites y permisos
- Expansión: Ley de Derechos 2027 pasa al Senado
- Milenio: Senado recibe minuta de la Ley Federal de Derechos y la turna a comisiones
- Secretaría de Relaciones Exteriores: Art. 27, Tabla de Derechos y Costos y Tiempos
- Secretaría de Relaciones Exteriores: Permiso para constitución de fideicomiso en zona restringida
- Consulate of Mexico in Las Vegas: Temporary Residence Visa
- Consulado de Carrera de México en Saint Paul: Residente temporal
If you would like to go over how the fideicomiso, the notary and closing will work for your own purchase, or how a year-end closing date could affect your fees, you can talk with Frank Ruiz on WhatsApp at +52 984 801 0177, email contact@frankruizrealtygroup.com, or use the Frank Ruiz Realty Group contact page.
Frank Ruiz, Broker/Owner of Coldwell Banker Riviera Maya, SEDETUS License 1922206GC0GA0FS008000278.
