Can foreigners really own property in Mazatlán?
Yes — Americans, Canadians and any other nationality. Because all of Mazatlán lies within Mexico's restricted zone (within 50 km of the coast), foreign buyers acquire residential property through a fideicomiso: a trust in which a Mexican bank holds the bare title as trustee and you, as beneficiary, hold all the rights of an owner — to live in, remodel, rent, sell and pass the property to your heirs. It is a constitutionally established system used in every beach destination in Mexico.
Is a fideicomiso a lease? Does the bank own my house?
No. The fideicomiso is not a lease and the bank cannot use, sell or encumber your property. The bank acts only as trustee holding the title for your benefit; every ownership decision belongs to you as beneficiary. You can sell whenever you want and keep the proceeds, and you designate substitute beneficiaries who receive the property directly if you pass away.
How much does a fideicomiso cost?
Plan for three components: a one-time federal permit fee (SRE), the bank's one-time setup fee plus its annual trustee fee, and the regular closing costs of any purchase in Mazatlán — acquisition tax, registry fees, appraisal and notary fees. We give you a single itemized quote, in English, within a couple of business hours, free of charge. And remember: in Mexico the buyer chooses the notary — not the realtor or the closing coordinator. Our fees are among the most competitive in Mazatlán, so it costs you nothing to compare.
How long does closing take in Mazatlán?
A typical fideicomiso closing takes four to six weeks from the moment we receive the complete file, depending on the bank: the SRE permit, the bank's trust setup and our title review run mostly in parallel. We coordinate the seller, the bank and the authorities, and keep you posted at every stage — in English.
Can I rent out or sell my property held in a fideicomiso?
Yes to both. As beneficiary you may rent the property and keep the income (Mexican tax obligations apply — we can point you in the right direction), and you may sell at any time, to a Mexican or to another foreigner, transferring or creating a new trust. Your rights are equivalent to ownership in daily practice.
What happens after the 50 years of the trust?
The fideicomiso is established for 50 years and is renewable for additional 50-year periods. Renewal is a routine filing with the bank and the authorities — your family will be able to renew it as well. No property under a properly renewed fideicomiso is ever lost for expiration.
What happens to my property if I die? Do my heirs lose it?
No — and this is one of the great advantages of the fideicomiso: you designate substitute beneficiaries in the trust deed itself, so the property passes to them without a Mexican probate proceeding. We also recommend coordinating it with a Mexican will for any other assets you hold in Mexico; we prepare those too, in English.
Can I close from the US or Canada without traveling?
Mostly, yes. We prepare everything remotely — documents by email or WhatsApp, video calls in English — so you only need one visit to sign. If you cannot travel at all, the closing can be done through a power of attorney granted at a Mexican consulate, or one granted before a notary in your home country and apostilled — both work. We draft it for you either way, so it arrives ready to use. Ask us about it.
Is it safe to buy property in Mazatlán? What about ejido land?
It is safe when it's done right — and the real risks are not what most people fear. The traps that actually catch foreign buyers are ejido (communal) land sold as if it were private property, sellers who are not the real owners, and hidden liens or unpaid taxes. Every one of those is exactly what our title search is designed to catch before you pay: we verify the chain of title at the Public Registry, confirm the property is private (not ejido), and verify the seller's identity with biometrics. If a deal is too good to be true, we will tell you — before you wire a deposit.
What taxes will I pay when I sell someday? (capital gains)
Mexico taxes the gain when you sell, and for foreign owners the bill depends heavily on how the purchase was structured on day one: the value recorded in your deed, the invoices (facturas) you keep for improvements, and your residency status all matter. From the very first meeting we tell you which tax benefits you may qualify for when you sell — and exactly which requirements you must meet to reach them. And you can ask the hard questions directly: our notary holds a master's degree in Mexican tax law, and answers them himself, in English.
Should I buy through a fideicomiso or a Mexican corporation?
For a home or condo you will use and enjoy, the fideicomiso is almost always the right vehicle. A Mexican corporation can make sense for commercial property or a portfolio of rental investments, but it brings accounting, tax filings and ongoing obligations that rarely pay off for a single residence. We look at your plans and tell you straight which structure fits — before you commit to either.
Why do I need a notario? Is it the same as a notary public back home?
No — a Mexican notario público is a government-licensed legal specialist, much closer to a real-estate attorney plus public official than to a US notary public. Every property transfer in Mexico must be formalized by a notario, who is responsible for title review, tax calculation and registration. Notaría 261 is a fiduciary notary for nearly every bank in Mexico, and its notary speaks English and holds two master's degrees in tax and public law.
