Why Notaries Control Closings
Every conveyance of a fee-simple property interest in Mexico is formalised before a Notario Público. The notary is a federally licensed attorney who represents the Mexican state—not either party—and certifies that the deed complies with civil law.
Because the notary is responsible for tax collection and lien verification, investors should involve one early. A notary will typically review the draft purchase agreement, confirm seller title with the Public Registry, and prepare the escritura for signing.
Notary fee reference
MXN 15,000 – 30,000 for MXN 3M transactions
Understanding ISAI and Municipal Taxes
Most municipalities impose an Impuesto Sobre Adquisición de Inmuebles (ISAI) on the property value recorded in the deed. Rates vary from 2% to 4.5%, and the notary collects the tax on behalf of the municipality.
- Benchmark the ISAI brackets with the municipal treasury (tesorería).
- Confirm whether the municipality offers early-payment discounts or reduced rates for first-time buyers.
- Ensure the notary receipt (acuse) shows the amount remitted to the treasury.
Foreign Buyer Requirements
Properties within 50 kilometres of the coast or 100 kilometres of the border fall inside the restricted zone. Foreign buyers need either a fideicomiso (bank trust) or a Mexican entity to hold title.
The Ministry of Foreign Affairs (SRE) issues a permit for each fideicomiso. Banks charge an initial setup fee (MXN 15,000 – 25,000) and annual administration averages MXN 10,000 – 20,000.
Restricted zone distance
50 km coastline / 100 km international border
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