Can I buy as an individual or do I need to form a company?

You can buy as a foreign individual. You do not need to form a Mexican company. The fideicomiso was designed precisely so that individuals can purchase property in the restricted coastal zone without corporate complications.

How much does a fideicomiso cost?

The main costs are: trust setup fee ($1,000–$1,500 USD one-time), annual bank fee ($500–$800 USD per year), notary fees (2–3% of property value), and registration fees (0.5–1% of value). The fideicomiso has an initial term of 50 years, renewable.

Do I need to live in Mexico to keep the property?

No. You can own property in Mexico without being a resident. The only recurring obligations are the annual bank trustee fee and the local property tax (predial), which in La Ventana is very low.

Buyer's guide · Baja Best Life

Can foreigners
buy land in Mexico?

Q: Can foreigners buy land in Mexico?

Yes. Foreign citizens can purchase land in Mexico's coastal zone through a bank trust called a fideicomiso, a legal instrument guaranteed by Mexican law since 1993. It grants the foreign buyer full ownership rights over the property.

Q: What is a fideicomiso and how does it work?

A fideicomiso is a real estate bank trust recognized under Mexico's Foreign Investment Law. An authorized Mexican bank holds the title as trustee while the foreign buyer is the beneficiary with full control: the right to build, sell, rent, inherit, or modify the property at any time.

Q: Can I pay in US dollars?

Yes. While prices are listed in Mexican pesos (MXN), many real estate transactions in Baja California Sur are conducted in US dollars in practice. International wire transfers are also accepted.

Complete guide 2025 5 min read Yes — it's legal and safe

Short answer

Yes. Foreign citizens can buy land in Mexico, including oceanfront property. The legal instrument that makes this possible is called a fideicomiso (bank trust), guaranteed by Mexican law since 1993. Thousands of Americans, Canadians, and Europeans have purchased property in Baja California Sur through this mechanism with full legal security.

What is the restricted zone?

The Mexican Constitution states that foreigners cannot directly own property within the first 50 km of coastlines or within 100 km of land borders. This area is called the zona restringida (restricted zone).

La Ventana, Baja California Sur, falls within this zone because it sits on the Sea of Cortez. However, this does not prevent a foreigner from buying here. Mexican law created a specific legal instrument for this purpose: the bank trust, or fideicomiso.

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La Ventana, BCS is within the restricted zone — but the fideicomiso grants the foreign buyer all ownership rights in a fully legal and secure way.

What is a fideicomiso and how does it work?

A fideicomiso is a real estate trust recognized under Mexico's Foreign Investment Law. Here's how it works: an authorized Mexican bank acts as the trustee (legal title holder of the property), while the foreign buyer is the beneficiary — meaning you have full control over the property.

In practice, the bank only appears in the deed as the nominal title holder. You make every decision: build, sell, rent, inherit. The bank cannot act on your property without your instruction.

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Simple analogy: the fideicomiso is like having a legal representative who signs the title on your behalf — but you hold all the keys and can do whatever you want with the property. The bank is not a co-owner and cannot sell it to anyone else.

What rights do I have as a foreign buyer?

With an active fideicomiso, you have exactly the same rights as a Mexican citizen over their property:

Build on the lot according to applicable municipal permits
Sell the property to anyone you choose, including another foreigner
Rent the property and collect rental income
Inherit the property to your beneficiaries (national or foreign)
Use the property as collateral if desired
Change the fideicomiso beneficiaries at any time

The buying process: step by step

The process is very similar to any real estate purchase, with the addition of setting up the fideicomiso. At Baja Best Life, we guide you through every step.

Select your lot and make an offer

You choose the lot you want, we agree on price and terms, and sign a letter of intent or purchase agreement. A reservation deposit is required to secure the lot.

1–3 days

Due diligence and legal review

The notary public verifies the property is free of liens, that the seller has full authority to sell, and that there are no disputes or unpaid property taxes. Land use permits are also reviewed.

2–4 weeks

Open the fideicomiso at a bank

An authorized Mexican bank (BBVA, Banamex, Banorte, or another) is selected to act as trustee. The bank requests a permit from Mexico's Ministry of Foreign Affairs (SRE) — in practice, this is a routine administrative step.

3–5 weeks

Sign the deed before a notary

Final payment is made. The notary public formalizes the sale and the creation of the fideicomiso in a public deed. You can sign in person or through a representative with power of attorney.

1 day

Registration and recording

The notary records the deed with the Public Registry of Property. From this point you are the legal beneficiary of the fideicomiso and your rights over the property are formally protected.

2–4 weeks

What does a fideicomiso cost?

In addition to the lot price, the fideicomiso involves some extra costs that are important to know from the start:

Item	Description	Estimated cost
Trust setup fee	One-time payment to open the fideicomiso	$1,000–$1,500 USD
Annual bank fee	Annual commission to the trustee bank	$500–$800 USD/yr
Notary fees	Public deed and notary services	2–3% of property value
Registration fees	Recording at the Public Registry of Property	0.5–1% of value
SRE permit	Ministry of Foreign Affairs (processed by the bank)	~$55 USD

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The fideicomiso has an initial term of 50 years, renewable for another equivalent period. At Baja Best Life we work with trusted notaries and banks in La Paz to keep the process fully transparent — no surprises.

Frequently asked questions

You can buy as a foreign individual. You do not need to form a Mexican company. The fideicomiso was designed precisely so that individual foreigners can purchase property in the restricted zone without any corporate complications.

Yes. While prices in Mexico are listed in Mexican pesos (MXN), many real estate transactions in Baja California Sur are conducted in US dollars (USD) in practice. The exchange rate is agreed between the parties at the time of the transaction. International wire transfers are also accepted.

The fideicomiso allows you to designate substitute beneficiaries from the start. In the event of your death, the property passes directly to the designated beneficiaries without requiring a probate process in Mexico. This is a significant advantage over other ownership structures.

No. You can own property in Mexico without being a resident or living here. The only recurring obligations are paying the annual bank trustee fee and the local property tax (predial), which in La Ventana is very low compared to major cities.

Purchasing through a notary public and registering at the Public Registry of Property are the two main legal protections. At Baja Best Life, all our lots have a public deed, are free of liens, and the process is handled by a certified notary in La Paz, BCS. We always recommend hiring an independent attorney to review the documentation before signing.

Ready to take the next step?

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Can foreignersbuy land in Mexico?