Since 1986 First Coldwell Banker franchise in Mexico
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Cross-border Fideicomiso and closing in house
Buying a Home in Mexico as a Foreign Buyer
Buying property in Mexico is more straightforward than most people expect, provided the process is handled correctly from the start. Our agents work daily with buyers from the United States, Canada, and Europe, from the first showing through the fideicomiso, the bank trust that lets a foreign national hold coastal title, and on to closing with a notario público.
- Bilingual representation, with every step explained before you commit to it
- Fideicomiso setup, escrow, notario público, and RFC and SAT registration coordinated in house
- Introductions to vetted legal, tax, renovation, staging, and property management partners
- Rental yield and occupancy analysis for any home you are considering as an income property
Start with our full guide: how to buy real estate in Mexico · new construction and pre-construction · meet the team
Gated Community Living in Puerto Vallarta and Banderas Bay
Gated communities across the bay offer controlled entry, 24/7 security staff, resort-style amenities, and quick access to beaches, golf, and the marinas. They work equally well as a full-time residence, a seasonal home, or a rental property, which is why they hold value through the softer parts of the cycle.
Villas here range from golf-course homes at El Tigre in Nuevo Vallarta, to cliffside residences at Sierra del Mar on the South Shore, to beachfront estates inside Punta Sayulita, Kupuri, and the Punta Mita Resort. Las Gaviotas and Marina Vallarta remain the walkable options closest to the city.
- Marina Vallarta Golf, marina, walkable, close to the airport
- Sierra del Mar Gated South Shore, ocean views, Los Arcos
- Punta Mita Resort Four Seasons and St. Regis, private golf
- Punta de Mita Kupuri, beachfront enclaves, surf breaks
- Nuevo Vallarta El Tigre golf, canals, wide flat beaches
- Sayulita Punta Sayulita, jungle and beach villas
- Conchas Chinas Hillside villas minutes from Old Town
- Amapas Above the Romantic Zone and Los Muertos
- La Cruz de Huanacaxtle Marina Riviera Nayarit, village pace
What a Villa Costs Across Banderas Bay
Puerto Vallarta
Inventory runs from in-town homes in Versalles and Fluvial through hillside villas in Conchas Chinas and Amapas, where ocean views and walkability to Old Town carry the premium. Marina Vallarta sits between the two, with golf and boat access.
Riviera Nayarit
Nuevo Vallarta and Flamingos offer flat beachfront and golf-course living. North through La Cruz, Bucerías, Sayulita, and San Pancho the character shifts toward village pace, and Punta Mita anchors the top of the market.
Not sure what your own property is worth? Request a free home valuation.
Frequently Asked Questions
Can a foreigner buy a house in Puerto Vallarta or Riviera Nayarit?
Yes. Both markets sit inside Mexico's restricted zone, within 50 kilometers of the coast, so a foreign buyer holds title through a fideicomiso, a bank trust granted for renewable 50-year terms. The trust carries full rights to use, rent, sell, improve, and pass on the property. Buyers purchasing through a Mexican corporation follow a different structure, which we review case by case.
What are the closing costs on a home purchase in Mexico?
Buyer closing costs generally run between 4 and 8 percent of the purchase price. The largest component is the acquisition tax, followed by notario público fees, registry fees, and the setup and first-year fee for the fideicomiso. Jalisco and Nayarit set their own rates, so a Puerto Vallarta closing and a Punta de Mita closing are not identical. We provide a written estimate for the specific property before you make an offer.
What is the difference between a villa and a house in this market?
In Banderas Bay, "villa" usually signals a detached single-family home with a private pool and outdoor living space, often within a gated development or on a hillside lot with views. "House," or casa, covers the broader category, including in-town homes on standard lots. Both appear in the search results on this page.
Which gated communities should I look at first?
It depends on how you plan to use the home. For golf and flat, walkable beach, look at El Tigre and the Nuevo Vallarta canals. For ocean views and privacy close to Old Town, look at Sierra del Mar and Conchas Chinas. For resort services and rental demand at the top of the market, look at Punta Mita Resort and Punta de Mita. Marina Vallarta is the practical choice if airport proximity matters.
Can I rent out my home when I am not using it?
In most cases yes, subject to the condominium regime or homeowners association rules, which should be reviewed before you buy. Owners who rent register with the SAT, obtain an RFC, and collect and remit the lodging tax (ISH) and IVA. We can model the projected occupancy and yield for a specific home and introduce established management companies.
How long does a purchase take from offer to closing?
A cash purchase with a straightforward title typically closes in 30 to 60 days. The fideicomiso permit from the Ministry of Foreign Affairs is usually the longest single step. Presale and pre-construction purchases run on the developer's delivery schedule instead, with payments tied to construction milestones.
Tell Us What You Are Looking For
Send us your criteria, budget, and timeline, and we will send back the properties that fit, including off-market and pre-construction inventory that is not on this page.
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