What's included in closing costs in Mexico
Closing costs in Mexico typically run 4.1 to 9.3 percent of the purchase price for foreign buyers, computed across our own active listings with statute-verified 2026 rates. The largest components are the ISAI acquisition tax (a municipal tax set by each municipality's Ley de Hacienda, 3 to 4 percent as of 2026: 4 percent in Tulum and Playa del Carmen, 3 percent in Cancún and Puerto Morelos), notario fees (the federally-licensed legal officer who certifies title transfer, typically 0.5 to 1.5 percent on a tapering schedule), the one-time federal SRE permit for foreign buyers in the restricted zone (MXN 21,650, about USD 1,233), and the fideicomiso setup fee (about USD 2,400 to 3,000 one-time when a new bank trust is set up). IVA at 16 percent applies to notario fees, appraisal, fideicomiso fees, and title insurance, but not to ISAI, registry, or the SRE permit.
ISAI: the acquisition tax
ISAI (Impuesto Sobre Adquisición de Inmuebles) is a municipal acquisition tax set by each Quintana Roo municipality in its Ley de Hacienda. The rate varies by city: as of 2026, Tulum, Playa del Carmen, and Akumal charge 4 percent while Cancún and Puerto Morelos charge 3 percent (statute-verified July 2026). The calculator applies the current published rate per city. The tax is calculated on the highest of the purchase price, the cadastral appraisal, or a certified appraisal per the municipal statutes. ISAI does not attract IVA.
Fideicomiso: when it applies
Foreign buyers acquiring residential property within the restricted zone (50 km of any coast or 100 km of any border) hold title through a fideicomiso, a 50-year renewable bank trust. All eight cities MWH covers fall in the restricted zone. The setup fee for a new fideicomiso is approximately USD 2,400 to 3,000 one-time, with annual maintenance of USD 700 to 850 thereafter. The one-time federal SRE permit is MXN 21,650 (about USD 1,233). If you assume an existing fideicomiso from the seller, the setup fee is skipped, saving 30 to 45 days of closing time as well.
Why this is an estimate, not a quote
Closing costs vary by transaction. Notario fees follow a tapering schedule but the exact figure depends on the notario you select. ISAI rates can change through municipal Ley de Hacienda reforms, and recent Decembers have brought increases (Tulum 2024, Playa del Carmen 2025), so re-verify each January. Fideicomiso setup fees vary by trustee bank. Always verify final numbers with your notario before signing any binding offer. The figures here follow the statute-verified 2026 rates where available, to give you a working estimate, not a settlement quote.