Riviera Maya Real Estate Buyer Resources
Real Estate Glossary
Essential terms every real estate buyer in Mexico should know.
A
Apostille
An international certification that authenticates documents issued in one country for legal use in another. Foreign buyers often need apostilled birth certificates, marriage certificates, or powers of attorney.
Airbnb & Short-Term Rental Rules
Local regulations that govern short-term rentals. Some condos prohibit Airbnb, some municipalities require registration or taxes, and rules can change frequently.
C
Closing Costs
The total fees and taxes paid at closing, typically including notary fees, ISAI transfer tax, registration fees, fideicomiso setup, and legal due diligence. Buyers should budget roughly 4–8% of the purchase price.
Condominium Regime
A legal structure for multi-unit buildings in which individual units are privately owned and common areas are co-owned. Owners pay monthly maintenance fees (cuota de mantenimiento).
D
Due Diligence
The investigation process before buying a property, including title search, lien check, developer reputation, permits, and zoning compliance.
E
Ejido
Communally owned agricultural land granted to rural communities. Ejido land cannot be legally sold as private property unless it has been fully privatized through a long, formal process. Buying ejido land is one of the biggest risks for foreign buyers.
Escritura Pública
The public deed that formally transfers property ownership. It is signed before a Notario and then recorded in the Public Registry of Property.
F
Fideicomiso
A Mexican bank trust that allows foreigners to buy property within the restricted zone (roughly 50 km from the coast). The bank holds the legal title, but the buyer is the beneficiary with full use, sale, and inheritance rights.
I
ISAI (Impuesto Sobre Adquisición de Inmuebles)
A state-level transfer tax paid when a property changes hands. The rate varies by state, typically around 2–4% of the assessed value.
N
Notario / Notary Public
In Mexico, a Notario is a highly specialized attorney appointed by the government who handles real estate closings, title review, tax payments, and deed recording. They are essential for a legal transfer.
P
Predial
The annual property tax in Mexico. It is typically very low compared to the U.S. or Canada, but must be current before closing.
Pre-Construction
Buying a property before or during construction, often at a discounted price with a payment schedule tied to construction milestones. It offers appreciation potential but requires careful developer vetting.
R
ROI
Return on Investment. In Riviera Maya real estate, ROI usually refers to rental income yield minus expenses such as management, maintenance, HOA fees, and taxes.
S
SRE Permit
A permit from the Secretaría de Relaciones Exteriores confirming that a foreign buyer has agreed to be treated as a Mexican national regarding the property, required as part of the fideicomiso process.
Z
ZOFEMAT
The federal maritime-terrestrial zone — a 20-meter strip of land along the coast. Beachfront properties may require a federal concession to use or build in this zone.