The fideicomiso, explained

The most repeated worry from foreign buyers is: "I heard foreigners can't own near the beach in Mexico." That's a half-truth. You can't hold direct title in the restricted zone — but you absolutely can own there through a fideicomiso, a bank trust used by tens of thousands of foreign owners. It's routine, safe, and we set it up for you.

First: what's the "restricted zone"?

Mexico's constitution restricts direct foreign ownership within 50 km (~31 mi) of the coastline and 100 km (~62 mi) of an international border. That covers most beach destinations — Riviera Maya, Los Cabos, Puerto Vallarta, Riviera Nayarit, Tulum, and more. Outside that zone (most inland cities), a foreigner can hold direct title like a national.

What a fideicomiso actually is

A fideicomiso is a trust set up with an authorized Mexican bank:

• The bank is the trustee and holds legal title.
• You are the beneficiary and keep every meaningful right: to live in, rent, remodel, sell, and pass on the property.
• It runs for 50 years and is renewable indefinitely.
• The bank can't use, mortgage for itself, or claim your property. It only acts on your instructions.

Think of it as a title-holding structure, not a lease. The economic ownership is fully yours.

What it costs

• One-time setup + the SRE permit (Ministry of Foreign Affairs authorization).
• Annual maintenance fee to the trustee bank, averaging about USD $450–$555 (varies by bank and property value).
• Plus standard notary and closing costs, as in any purchase.

We give you the full, itemized breakdown before you commit — no surprises.

Inheritance: a quiet advantage

You can name substitute beneficiaries in the trust. If something happens to you, the property passes directly to them — bypassing Mexican probate. For many families this alone makes the fideicomiso attractive.

Fideicomiso vs. Mexican corporation

For a residential or vacation home, the fideicomiso is the standard route. If you're buying multiple properties or for commercial use, a Mexican corporation can sometimes make more sense. We'll tell you honestly which structure fits — and we don't earn more from one over the other.

Pair this with financing: Can foreigners get a mortgage in Mexico? → · Doing it from abroad: Buy property remotely →

This guide is general and for reference only; it is not legal or tax advice. Fideicomiso terms, permits and fees depend on the bank, the property and current regulations. Hypothek coordinates the process with authorized institutions and partner notaries.

Own your place by the sea — the right way

A bilingual advisor handles the trust and the loan, so you don't have to.