Buying property in Mazatlán as a foreigner: the fideicomiso explained

Fell in love with Mazatlán and held back by a single question? Many foreigners ask it: “Can I really do this?” Well, buying property in Mexico as a foreigner is completely legal and safe. The key is a simple instrument called the fideicomiso (bank trust). Here it is, jargon-free, so you know exactly how it works and what to expect at each stage.

Why a foreigner needs a fideicomiso

First, the context. Mexico’s Constitution limits direct foreign ownership inside the “restricted zone”: a strip 50 km from the coast and 100 km from borders. Mazatlán falls in that strip. But this doesn’t stop you from buying — it just changes the legal instrument you use. In other words, the fideicomiso is the bridge the law created precisely for you.

What it is and what rights it gives you

In short, a fideicomiso is a contract. An authorized Mexican bank (the trustee) holds the property title, while you are the beneficiary. Even so, in daily life you’re in charge: you can live in the home, rent it, remodel it, sell it or pass it on. The bank acts only as legal custodian.

• Duration: 50 years, renewable for another 50.
• Inheritable: you can name substitute beneficiaries.
• Transferable: when you sell, you simply assign the trust rights.

This instrument is regulated by the Foreign Investment Law and supervised by the Ministry of Foreign Affairs. For the official source, see the Government of Mexico portal.

The step-by-step process to buy as a foreigner

Now the practical part. The path is orderly and predictable:

1. You choose the property and sign a purchase offer.
2. The permit is processed with the Ministry of Foreign Affairs.
3. The bank sets up the fideicomiso in your favor.
4. The notary formalizes the deed and registers it in the Public Registry.
5. You receive the keys as beneficiary, with full rights of use.

As you can see, each step has a clear owner. That’s why it pays to surround yourself with a good advisor from the start.

How much the fideicomiso costs

Beyond the property price, plan for some expenses. On one hand, the trust setup fee. On the other, an annual maintenance fee to the bank. Add notary fees and acquisition taxes. To avoid surprises, our guide on closing costs when buying a house breaks it all down.

Fideicomiso or a Mexican company?

Finally, a common question. If your purchase is a large-scale investment, a Mexican company is sometimes used. For a home or second residence, though, the fideicomiso is usually the simplest and cheapest path. A trusted advisor and notary will help you decide for your case.

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In short, buying as a foreigner is easier than you imagine with the right support. Meanwhile, check the best areas to live in Mazatlán, discover our Mazatlán real estate, explore the property catalog or message us on WhatsApp: we guide you through every step of the fideicomiso.