One of the questions we hear most from buyers in the United States, Canada and Europe is simple: "besides the price, how much more do I need to pay to have the property in my name?" The short answer is that, as a general reference, closing costs in Mexico add up to roughly 5% to 8% of the purchase price. The useful answer is knowing where each percentage comes from, what is fixed, what varies, and what you pay every year after closing. Here is the breakdown for Cancún and Puerto Cancún.
Budget 5% to 8% of the price for closing. Quintana Roo's acquisition tax is 2%; the rest is split between the notary, registry, appraisal and, for foreigners, the SRE permit and the bank trust. After that, annual costs are low: property tax and the trust fee.
Yes, with no issue. Cancún and Puerto Cancún sit inside Mexico's so-called restricted zone (within 50 km of the coast), where a foreigner cannot hold title directly. Instead, you acquire through a bank trust (fideicomiso): a Mexican bank acts as trustee and you are the beneficiary, with the right to use the property, rent it, sell it, bequeath it or assign it. The term is 50 years and renewable. In practice it is a standard process handled by the notary and the bank, and most international buyers in Puerto Cancún use it.
| Item | Reference | What it is |
|---|---|---|
| Acquisition tax (ISAI) | 2% of value | Municipal tax. The base is the highest of agreed price, cadastral value and appraisal. |
| Notary fees | ~1% – 1.5% | Formalizes and registers the deed. Varies by amount and notary office. |
| Public registry, certificates and appraisal | ~0.5% – 1% | Registration, no-lien and tax certificates, and official appraisal. |
| SRE permit and trust setup | ~US$1,500 – 3,500+ | One-time, fixed-amount cost for foreign buyers only. |
| Annual trust fee | ~US$500 – 900 / year | A holding cost, not a closing cost. |
| Optional | Varies | Your own attorney, title insurance, translations, bank fees. |
| Item | Estimate (US$) |
|---|---|
| Acquisition tax (2%) | $20,000 |
| Notary (~1% – 1.5%) | $10,000 – $15,000 |
| Registry, certificates and appraisal (~0.5% – 1%) | $5,000 – $10,000 |
| SRE permit and trust setup | $2,000 – $3,500 |
| Legal and miscellaneous | $2,000 – $5,000 |
| Estimated total | $39,000 – $53,500 |
For a US$1,000,000 property, closing costs land around US$39,000 to US$53,500, roughly 4% to 5.5% of the price. The acquisition tax is the largest line and is fixed at 2%. At this price level the percentage falls toward the low end of the general 5% to 8% range, because the fixed trust costs weigh little; on lower-priced properties, those same fixed costs push the percentage up. If the deed is signed at a cadastral value or appraisal above the agreed price, the tax is calculated on that higher value.
In a pre-construction purchase you pay the price in installments to the developer (see our guides to buying pre-construction in Cancún and dollar pre-sales with a fixed exchange rate), but the tax, notary and trust are paid at deed signing, when the project is delivered. Set aside that 5% to 8% from the start so it is not a surprise at the end. Because the acquisition tax is calculated on value at deed signing, if the property appreciated during construction the base can rise too.
As a general reference, a Mexican tax non-resident can choose between 25% of the gross sale price or 35% of the documented net gain (purchase price, improvements and closing costs). Documenting your acquisition cost properly from day one makes a real difference. Your home country may also tax the gain, with possible credits for tax paid in Mexico.
This guide is informational and is not legal or tax advice. Rates and amounts change; always confirm with your notary and accountant before deciding.
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