Can a Foreigner Buy a Beach House in Mexico?

The short answer is yes: a foreigner can own an oceanfront home in Mexico. The long answer has some nuances, because the Constitution sets special rules for buying near the coast. In this guide we explain how buying a beach property works as a foreigner, what the fideicomiso (bank trust) is, the steps to follow, the costs, and the mistakes to avoid.

Yes, you can, with rules

The Constitution defines a restricted zone: 50 kilometers along the beaches and 100 kilometers from the borders. In that zone, a foreigner cannot acquire property directly in their own name, but can do so through two legal routes: a bank trust (fideicomiso) (the most common for housing) or a Mexican company (more often used for investment or business).

Outside that strip—in the interior of the country—a foreigner can take title directly through escrituras (deeds), without a fideicomiso. But since almost all beach destinations fall within the restricted zone, the fideicomiso is the usual route.

The fideicomiso, explained simply

In a fideicomiso, an authorized Mexican bank holds the title to the property as a legal figure, while you keep all the rights: living in it, renting it out, remodeling it, selling it, or passing it on to your heirs. It's not that "the bank is the owner"; the bank only administers the title and cannot dispose of the property. It lasts 50 years and is renewable indefinitely. We go into more detail in our guide on the fideicomiso for foreigners in the restricted zone.

Steps to buy on the beach

1. Choose the property and sign a purchase offer.
2. Verify that it is free of liens and debts, and that it is not ejido land.
3. Select a trustee bank and apply for the permit with the Secretaría de Relaciones Exteriores (Mexico's Ministry of Foreign Affairs).
4. The notary public drafts the fideicomiso deed and formalizes the sale.
5. Taxes and fees are paid, and the deed is recorded in the Registro Público de la Propiedad.
6. You receive your title and can name beneficiaries for inheritance purposes.

Costs to consider

• SRE permit and fideicomiso setup (initial payment).
• Annual fee for administration by the trustee bank.
• Closing costs (escrituración): ISAI (the municipal property transfer tax), notary, and registration, approx. 4%–8% of the value.

Estimate your closing costs with our calculator. If your goal is to rent the property out, check the profitability of Airbnb on the coast. As added protection, many buyers also purchase title insurance.

Mistakes to avoid

If you also want to invest, rely on our legal guide to investing as a foreigner.

Frequently asked questions

Can a foreigner own an oceanfront home in Mexico?

Yes. In the restricted zone (within 50 km of the coast), it is done through a bank trust (fideicomiso) or a Mexican company, while keeping all rights to use, rent, sell, and bequeath the property.

Is it safe to buy through a fideicomiso?

Yes, it is a legal structure that has been used for decades. The bank only administers the title; it cannot take the property from you or dispose of it. The transaction is formalized before a notary public.

Can I rent out the beach house I buy?

Yes. The fideicomiso allows you to rent it out, including vacation rentals, subject to local regulations and the rules of the development.

What happens if I buy ejido land on the coast?

Ejido land cannot be deeded as private property or placed into a fideicomiso until it has been regularized. It is one of the costliest mistakes; verify the land tenure regime before paying. Learn more about the risks of buying in ejido areas near the beach before making an offer.