Own your place in the Riviera Maya — with total legal certainty
Foreigners can and do own beachfront and resort property in Cancún, Playa del Carmen and Tulum. We guide buyers from the U.S., Canada and Europe through the bank trust (fideicomiso), due diligence and closing — start to finish, in English.
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Yes, foreigners can own property in Mexico
Outside the so-called restricted zone, foreign nationals can hold property directly in their own name. Inside the restricted zone — land within 50 km of the coast or 100 km of a border, which includes all of the Riviera Maya — ownership is held through a fideicomiso (a bank trust) or, for some commercial purposes, a Mexican corporation.
With a fideicomiso, an authorized Mexican bank holds bare legal title as a neutral trustee, while you — the beneficiary — keep full rights to use, rent, renovate, sell and inherit the property. The bank cannot use, sell or borrow against it. This is real ownership of the beneficial interest — not a lease, and not "just renting."
The structure has been recognized under Mexico's Foreign Investment Law since 1973. A trust runs for 50 years and is renewable indefinitely, and can be transferred or inherited along the way.
- Full rights to use, rent, renovate and remodel
- Sell or transfer whenever you choose
- Name substitute beneficiaries to inherit — no probate
- Bank acts only as neutral trustee, never as owner
- Recognized under the Foreign Investment Law since 1973
- 50-year term, renewable indefinitely
The step-by-step buying process
We coordinate every stage and communicate with you in English from first offer to final title.
- 1
Offer & purchase agreement
You make an offer and we review the purchase agreement (contrato de promesa / compraventa) before you sign — terms, contingencies, deposit conditions and timelines, all explained in plain English.
- 2
Legal due diligence
We verify clean title, check for liens and encumbrances, confirm cadastral and property-tax status, and review permits and condo regime — so there are no surprises after closing.
- 3
SRE permit & fideicomiso setup
We obtain the permit from the Ministry of Foreign Affairs (SRE) and set up your bank trust (fideicomiso) with an authorized Mexican bank as trustee, with you named as beneficiary.
- 4
Closing before a Mexican notary
Your purchase is formalized in a public deed before a notario público — a senior, state-appointed attorney who authenticates the transaction. We coordinate the signing and represent your interests throughout.
- 5
Taxes & registration
We handle payment of the acquisition tax (ISAI) and other closing costs, then register the deed at the Public Registry of Property so your ownership is official and on the record.
- 6
Delivery of your registered title
You receive your registered title deed. We coordinate every step end-to-end and keep you informed in English from offer to keys in hand.
What we handle for you
One firm covers every legal piece of your purchase. Explore the services most relevant to foreign buyers.
Bank Trust (fideicomiso)
We structure and set up your fideicomiso with an authorized bank, securing your full rights as beneficiary in the restricted zone.
Learn moreDue Diligence
Title, liens, cadastral status and permits reviewed in depth — so you buy with full knowledge of what you're acquiring.
Learn moreTitle Deeds & Closing
End-to-end management of the deed process: notary coordination, ownership transfer and official certifications.
Learn moreBuying & Selling
Full legal support across the acquisition or sale of residential, commercial and tourism real estate.
Learn moreWhy work with us
Bilingual team
We work with you in clear English and Spanish — every clause, every document, every question answered without translation gaps.
Peninsula-wide coverage
We operate across Quintana Roo and Yucatán, coordinating directly with notaries, banks, land registries and local agencies.
One firm, end to end
Due diligence, fideicomiso, closing and registration under one team — no middlemen, no handoffs between firms.
Rooted in Cancún since 2018
Riviera Peninsula Group is a Mexican law firm founded in 2018 and based in Cancún, focused on the region's real estate market.
Frequently asked questions
Can I really own the property, and is the fideicomiso safe?
Yes. As the trust beneficiary you hold full rights to use, rent, renovate, sell and inherit the property — the bank holds bare legal title as a neutral trustee and cannot use or dispose of it. The structure is recognized under Mexico's Foreign Investment Law (in force since 1973) and is used by hundreds of thousands of foreign owners. It is not a lease and it is not 'just renting.'
What does it cost?
Typical costs include the SRE permit, bank trust setup and annual trustee fees, notary fees (charged on a regulated government scale), the acquisition tax (ISAI), registration fees, and professional fees. We do not quote one-size-fits-all numbers — every property is different. After we review your specific transaction we provide an itemized written quote upfront, with no hidden charges.
Can I get a mortgage or pay from abroad?
Many foreign buyers pay in cash or arrange financing through their home country or specialized cross-border lenders; some Mexican banks also offer mortgages to foreigners. Funds are typically moved through a secure escrow or the notary's office at closing rather than handed over directly. We coordinate with your bank, lender or escrow provider so payment is documented and protected.
What happens to the property when I die?
Your fideicomiso names substitute beneficiaries who inherit your rights directly upon your passing — without going through Mexican probate (succession) proceedings. This is one of the practical advantages of the bank trust: a faster, cleaner transfer to your chosen heirs. We make sure your beneficiaries are correctly designated in the trust.
Can I sell the property later?
Yes. You can sell to a Mexican buyer (who can take direct title), or assign the trust to another foreign buyer who steps into your place as the new beneficiary. We handle the legal side of the sale or trust assignment when the time comes.
Ready to buy with confidence?
Tell us about the property you have in mind. We'll review your situation and lay out a clear, secure path to ownership — in English, with no commitment.
Supermanzana 94, Mz. 68, Lt. 18 · Calle 111 · Cancún, Q. Roo