Closing Costs in the Riviera Maya, by City (2026)

Why closing costs vary by city

The biggest reason buyers see different total percentages quoted is the ISAI (Impuesto Sobre Adquisición de Inmuebles), the local property-transfer tax. ISAI is set at the municipality level in Quintana Roo, so Cancún's rate differs from Tulum's, and Bacalar differs from Puerto Morelos.

Notario fees (federally regulated bands but discretionary within the band), registry fees, and appraisal costs also vary. The fideicomiso costs are roughly fixed (bank fees do not scale with property price), so on a smaller property the fideicomiso represents a larger percentage of total closing.

Cancún (Benito Juárez municipality)

ISAI: 3% of the highest of the price, the cadastral appraisal, or a certified appraisal (Ley de Hacienda del Municipio de Benito Juárez, art. 27). Notario fees: 1.0-1.3%. Registry: ~0.4%. Appraisal: ~0.2%. Plus fideicomiso setup if foreign (a USD 2,400-3,000 bank fee plus the MXN 21,650 SRE permit).

Total foreign-buyer closing on a USD 400,000 condo in Cancún: roughly USD 23,000-28,000 (5.9-7%). Cancún raised ISAI from 2% to 3% around 2021, but since the Tulum and Playa del Carmen increases it is no longer the priciest closing market in the state.

Playa del Carmen (Solidaridad municipality, formally renamed Playa del Carmen)

ISAI: 4% for deeds executed on or after December 10, 2025 (Ley de Hacienda del Municipio de Playa del Carmen, arts. 23 Bis to 23 Undecies; it was 3% from 2020 to 2025). Notario fees: 1.0-1.3%. Registry: ~0.4%. Appraisal: ~0.2%. Plus fideicomiso setup if foreign (a USD 2,400-3,000 bank fee plus the MXN 21,650 SRE permit).

Total foreign-buyer closing on a USD 400,000 condo in Playa: roughly USD 27,000-32,000 (6.8-8%). The December 2025 rate increase moved Playa from the state mid-band to the top, tied with Tulum. Playa has high transaction volume, which keeps notario pricing competitive within the regulated band.

Tulum (Tulum municipality)

ISAI: 4% (Ley de Hacienda del Municipio de Tulum, art. 50, as reformed December 2024). Notario fees: 1.0-1.5% (Tulum notarios price toward the upper band, fewer offices, more demand). Registry: ~0.4%. Appraisal: ~0.2%. Plus fideicomiso.

Total foreign-buyer closing on a USD 400,000 villa in Tulum: roughly USD 27,000-32,000 (6.8-8%). Tulum's quirk is that some smaller developers skimp on appraisal documentation, which can flag at SAT later, insist on a formal independent appraisal even if the seller offers an in-house one.

Puerto Morelos (Puerto Morelos municipality)

ISAI: 3% (Ley de Hacienda del Municipio de Puerto Morelos, art. 27). Notario fees: 1.0-1.2%. Registry: ~0.4%. Appraisal: ~0.2%. Plus fideicomiso.

Total foreign-buyer closing on a USD 400,000 condo in Puerto Morelos: roughly USD 23,000-28,000 (5.9-7%). Puerto Morelos became its own municipality in 2016 (split from Benito Juárez) and now charges the same 3% as Cancún, which ties it for the lowest closing costs among the four main coastal markets since Tulum and Playa moved to 4%.

Bacalar (Bacalar municipality)

ISAI: not yet statute-verified for 2026; budget within the 3-4% band that the verified municipalities charge and confirm the current rate with your notario. Notario fees: 1.0-1.3% (limited notario inventory in Bacalar town; expect to use Chetumal notarios for some transactions). Registry: ~0.4%. Appraisal: ~0.3% (boutique appraisers; smaller market).

Total foreign-buyer closing on a USD 250,000 lakefront lot in Bacalar: roughly USD 17,000-21,000 (6.8-8.5%), assuming ISAI at the low edge of that band. Note that for raw land you also need RAN dominio-pleno verification before any fideicomiso can be established (see our Common Scams guide).

Line items that don't appear on most rate sheets

These show up at closing as a surprise if you're not warned in advance:

Predial reset, annual property tax pro-rated from closing date forward; the seller's share is reconciled at closing.
HOA dues / fideicomiso de mantenimiento, for condo developments, expect 1 quarter pre-paid at closing.
First-year fideicomiso annual administration, typically pre-paid at closing as part of bank setup.
Bank wire fees, small but easy to miss on the closing statement.
Translation/apostille of foreign documents, if your passport-country documents need certification, this can run USD 200-500.

How we quote closing costs honestly

Every listing on our site has a 'Closing Costs Calculator' card on the detail page that takes the listed price and produces a foreign-buyer total estimate using city-specific rates and the live FX. The math is open, click 'Show formula' to see exactly which components are added.

We never quote closing costs verbally without a calculator pass. The numbers are too dependent on which city, whether a fideicomiso assumption is available, and the specific notario chosen. Bullet-point estimates from a salesperson are how most foreign buyers get the wrong number.

Frequently asked questions

Why are foreign-buyer closing costs higher than Mexican-buyer costs?

Two reasons. (1) The fideicomiso adds roughly USD 3,600-4,200 in one-time setup costs (a USD 2,400-3,000 bank fee plus the MXN 21,650 SRE permit) that Mexican buyers don't incur. (2) Some translation, apostille, and notario coordination work has a foreign-buyer surcharge. Mexican buyers pay less because those lines drop out; computed across our own listings, the foreign-buyer band is 4.1-9.3%, depending on price and municipality.

Are closing costs negotiable?

ISAI is fixed by municipality, not negotiable. Notario fees are regulated within bands but the upper-band notarios are typically the higher-quality, faster, more bilingual ones; trying to push a notario to the lower band can cost you weeks. Fideicomiso bank fees are set by each bank; assuming an existing trust can save roughly USD 3,600-4,200.

Can I roll closing costs into financing?

Most foreign buyers pay cash for Mexican real estate. Mexican mortgages for foreign buyers are rare, expensive, and usually only available through international banks (HSBC, Scotiabank). If you do finance, closing costs are typically NOT financed, they are due in cash at closing.

Who chooses the notario?

Convention is that the buyer chooses, but in practice most transactions use the notario the broker introduces. Notario quality varies a lot in this market. A licensed notario with a verifiable matrícula is coordinated for every closing, and you always retain the right to choose your own.

When do I pay closing costs?

At closing, with the deed signing. The notario coordinates the wire of net funds (purchase price minus Mexican capital gains withheld for the seller; closing costs paid separately by the buyer). Bring wire receipts and ID; the notario reads the deed aloud (Spanish; we provide English translation), all parties sign, the deed is filed at RPP/RPPC.

Do I have to be physically present at closing?

No. You can grant a power of attorney (poder notarial) to your broker or a Mexican lawyer to sign on your behalf. The poder must itself be notarized in your home country, apostilled, and translated to Spanish. Allow 2-3 weeks for the poder paperwork. Many of our international clients, Canadian, American, and European, close remotely this way.