Frequently Asked Questions

Yes. In 2026, foreigners can legally own residential property in Cancun through a Fideicomiso (Bank Trust). This is a 50-year renewable trust held by a Mexican bank that grants you all ownership rights including the right to sell, lease, or inherit the property.

Because Cancun and the Riviera Maya is in the "Restricted Zone" (within 50km of the coast), the Mexican Constitution requires non-citizens to hold title via a bank trust. You are the sole beneficiary, and the bank acts on your behalf. It is a secure, standard legal structure used by thousands of US and Canadian investors.

You should budget between 5% and 8% of the purchase price for closing costs. This includes the Acquisition Tax (ISAI), Notary fees, trust setup fees, and registration. Unlike the US, the buyer in Mexico pays the majority of the closing costs, while the seller pays the real estate commission.

Most transactions in Cancun are cash-based or through developer financing (for pre-construction). While some specialized lenders offer cross-border financing for Mexico, interest rates are typically higher than domestic US/Canadian loans. Many buyers use a Home Equity Line of Credit (HELOC) from their home country.

One of the biggest advantages of owning in Cancun and the Riviera Maya is the low holding cost. The annual property tax, known as the Predial, is typically only 0.1% to 0.2% of the government-assessed value. This assessed value is often significantly lower than the actual market price. Most owners find their annual tax bill is just a few hundred dollars. Beyond that, your main costs will be your annual Bank Trust fee, which usually ranges from $550 to $800 USD, and your local HOA fees if you are in a gated community or a condo building.