Buying property in Mexico is a straightforward and secure process, but closing costs work differently here than in the U.S. or Canada. Understanding what to expect helps you avoid surprises and plan your investment more accurately.

In most Mexican real estate transactions, closing costs are paid by the buyer and typically range from 4% to 9% of the purchase price. These fees include taxes, notary services, bank trust setup (if applicable), and government registrations.

The Main Closing Costs in Mexico

1. Acquisition Tax (ISAI)
Usually between 2%–2.5% of the property value depending on the state.

2. Notary Fees
The Notario Público is a government-appointed attorney who finalizes the property transfer. Fees vary but often represent 1%–1.5%.

3. Government Registration Fees
All deeds must be formally registered with the Public Registry.

4. Appraisal & Certificates
Includes property appraisal (avalúo), no-lien certificate, cadastral certificate, and zoning confirmations.

5. Legal Fees
Optional but highly recommended, especially for foreign buyers.

Closing Costs in Puerto Vallarta’s Restricted Zone

Puerto Vallarta is located within Mexico’s federally designated Restricted Zone — a 50 km strip along the coastline where foreigners cannot hold direct title in their name. Instead, ownership is secured through a Bank Trust (Fideicomiso) or a Mexican corporation (for commercial property).

This adds two additional closing cost elements:

1. Fideicomiso Setup Fee
Typically USD $500–$1,200 depending on the bank.
This establishes your 50-year renewable trust.

2. Annual Trust Fee
Approximately USD $500–$700 per year depending on the bank.

Although it may sound complex, the fideicomiso is an extremely common and safe ownership structure used by thousands of international buyers across Puerto Vallarta, Riviera Nayarit, Los Cabos, and Cancun.

How Much Should Buyers Budget?

For most closings in Puerto Vallarta, buyers should estimate 4%–7% of the purchase price in total closing costs including the fideicomiso.

Edna & David walk clients through every step, including reviewing estimated closing statements, verifying tax implications, and coordinating with bilingual Notaries and trusted attorneys.