Buying & Residency · Guide 2026
How the legal purchase works, why you use a bank trust (fideicomiso), what it costs, and how long you can stay — answered for US and Canadian buyers of Country Club villas on the Mexican Caribbean coast.
The short answers
The Country Club is within 50 km of the beach, in the restricted zone. Foreigners own homes there through a Mexican bank trust: you keep every right to use, rent, sell and leave it to your heirs.
US and Canadian citizens enter as visitors without a visa. The immigration officer decides the number of days, up to 180; at major airports the entry form (FMM) is digital.
You can own as a tourist. Residency makes sense if you’ll spend more than six months a year here, want a Mexican driver’s license, local banking, IMSS health cover or the home-sale tax exemption.
Ownership
Article 27 of the Mexican Constitution and the Foreign Investment Law reserve direct ownership of land within 50 km of the coast (100 km of the borders) to Mexicans. Foreigners get the same use and benefit through a bank trust approved by the Ministry of Foreign Affairs (SRE).
The process
A finished villa typically closes in about 30–60 days after the offer; registration follows. Off-plan villas sign the promise agreement now and the deed at delivery.
Written offer; once accepted, a reservation deposit (often USD 5K–10K, or a % set by the developer) holds the villa. Ask that it be refundable if due diligence fails.
Price, payment schedule, delivery date, penalties and who pays which closing cost. Funds are usually paid by wire; ask whether an escrow account is used.
The notary verifies the seller’s deed and chain of title, land-use and construction permits, the condominium regime and HOA rules.
Certificado de libertad de gravamen from the Public Registry; no-debt letters for property tax (predial), water and HOA fees.
An authorized appraiser values the property; the acquisition tax is computed on the highest of price, cadastral value or appraisal.
The trustee bank files the Foreign Affairs (SRE) permit online; you sign the foreigner’s clause (you agree to be treated as a Mexican national for this property).
You choose a Mexican bank as trustee and name yourself beneficiary plus substitute beneficiaries (your heirs).
The notary — a government-appointed lawyer — reads the deed, collects the taxes and fees, and you (or your attorney-in-fact) sign. Interpreter if needed.
The notary registers the deed in the Public Registry of Property and the trust in the National Registry of Foreign Investment. You receive the registered deed.
Utility contracts, predial account, HOA, and the first annual trust fee.
The numbers
Ranges for 2026, USD at 18.35 MXN. Estimates, not a quote: the notary issues the exact closing statement.
| Item | Amount | Notes |
|---|---|---|
| At closing (one-time) | ||
| Acquisition tax (ISAI) | 4% of the highest of price, cadastral value or appraisal | Municipal rate on this stretch of coast in 2026 (was 3% in 2020–2025). Your notary confirms. |
| Notary fees + registry + certificates | ≈ 1.5%–3% of price, plus VAT on fees | Estimate; request an itemized written quote. |
| Appraisal | ≈ USD 300–1,500 | Estimate; depends on size and value. |
| SRE permit (federal fee) | MXN 22,245 ≈ USD 1,212 | MXN 21,648.83 permit + 596.29 review, Ley Federal de Derechos art. 25 (2026). |
| Trust setup (bank) | ≈ USD 500–1,000 | Bank fee only; bundled packages with permit and coordination run USD 2,500–4,000. |
| Typical total at closing | ≈ 6%–8% of price | Estimate including the 4% ISAI and the trust. |
| Every year | ||
| Property tax (predial) | Country Club villa: MXN 18,700/yr ≈ USD 1,019 | Aliada owner data, Villa Coatí, 2026. |
| Trust annual fee | ≈ USD 500–800 | Some banks quote up to USD 1,000. |
| Country Club HOA | MXN 2,700/mo ≈ USD 147 | Includes security, landscaping, lighting, CCTV and garbage. |
Down payment plus installments during construction, often with a better price than at delivery. The deed, trust and acquisition tax come at delivery, on the delivery value. Verify land title, construction permits and delay penalties in the contract.
On a sale, non-residents pay 25% of the gross price or 35% of the net gain (with a Mexican representative); tax residents can exempt their home up to 700,000 UDIS. Rental income for non-residents: generally 25% of gross. Keep every invoice: improvements reduce the taxable gain.
Immigration
| Route (2026) | UMA days | Equivalent | Consulate example |
|---|---|---|---|
| Temporary · monthly income (last 6 months) | 680 | MXN 79,771 ≈ USD 4,347 · CAD 6,461 | San Diego consulate: USD 4,510 |
| Temporary · average savings (last 12 months) | 11,460 | MXN 1,344,373 ≈ USD 73,263 · CAD 108,894 | San Diego consulate: USD 75,950 |
| Temporary · owning real estate in Mexico | 91,710 | MXN 10,758,500 ≈ USD 586,294 | Current consulate figure; INM’s older page still shows 40,000 UMA (≈ USD 256K). Confirm with your consulate. |
| Permanent · retiree pension income (last 6 months) | 1,140 | MXN 133,733 ≈ USD 7,288 · CAD 10,832 | Or savings of 45,850 UMA ≈ USD 293K (CAD 435,672) |
Day to day
Driving a US or Canadian car into this region needs a temporary import permit (Banjercito). It is valid while you are a visitor or temporary resident; permanent residents must take it out or nationalize it. Buying a car locally avoids the permit.
Residents can join IMSS voluntarily (Seguro de Salud para la Familia): 2026 annual fee from MXN 9,300 (under 20) to MXN 20,600 for ages 60–69 (≈ USD 1,123), with waiting periods and pre-existing exclusions. Many owners also keep private insurance.
Full Mexican bank accounts generally require a residency card and a tax ID (RFC). As a visitor you can pay by card and wire from home; your trust bank handles the trust fee in USD or MXN.
FAQ
Aliada Real Estate
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