Exploring
You are looking, not committing. Nothing is signed and no money has moved. This is the cheapest moment to learn how ownership actually works here, because every later decision is shaped by it.
Last reviewed September 2026 · Sources
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Within the restricted zone (50 km from the coast), foreigners hold residential property through a fideicomiso: a Mexican bank holds title as trustee and you hold all rights of use, sale and inheritance as beneficiary. It is a standard, decades-old arrangement — but it has setup costs, an annual fee and paperwork of its own, so it is worth understanding before you fall in love with a listing.
Closing costs here include acquisition tax, notario fees, trust setup and registry fees. They are paid by the buyer and are not optional, so a budget that only covers the asking price is short from day one. Exact figures for your municipality are on the guide pages that carry sourced numbers.
Each type follows a different paperwork path. An existing home has a deed history to read; a condo adds HOA rules and fees; a lot adds land-use and utility questions; a presale adds the developer's track record and permit status. Deciding the type early tells you which questions matter.
Write them down as they occur to you — ownership structure, costs, timing, anything that surprised you. A written list turns a first consultation from a general chat into a working session, and it shows you quickly which answers you are getting are specific and which are vague.
Tick steps off as you go — your progress is kept on this device, nothing is sent anywhere. A finished checklist is a well-prepared file, not a verified transaction.
Advice from people paid on the sale. It may be correct, but it is not independent.
Prices quoted in dollars while the deal is written in pesos. Ask which one governs.
Assuming US or Canadian practice carries over. Escrow, title insurance and disclosure work differently here.
- Nobody official yet
- Baja Property Insider, if you want an orientation
- None at this stage
This guide was last reviewed in September 2026. Laws, rates, and municipal requirements change. Treat this page as a starting point and confirm anything you intend to rely on with your notario or an independent Mexican attorney.
Article 27, Constitución Política de los Estados Unidos Mexicanos
Foreign nationals cannot hold direct title inside the restricted zone; the bank trust exists because of this article.
Ley de Inversión Extranjera (1993), Title II, Chapter III
Establishes the fideicomiso route and the 50-year renewable trust term for foreign beneficiaries.
Ley del Notariado para el Estado de Baja California Sur
Defines what a notario must verify, certify, calculate, and file for a property transfer.
Fideicomiso reference, ML Realtor
Restricted-zone boundaries, trust term, and beneficiary rights.
Closing costs reference, ML Realtor
Acquisition tax (ISABI) rates and the deduction applied in BCS municipalities.
Cabo San Lucas property taxes and fees, The Latinvestor
Annual predial rates and the buyer-side share of closing costs.
Talk it through before the next step.
A session works through your actual situation: what matters at this stage, what is still unknown, and what should happen next.
Property Clarity Session · $295 · 60 minutes
If you move into a larger paid Baja Property Insider advisory engagement within 14 days, this session fee can be credited toward that engagement.
