Updated June 2026 • By Recrea Construction • 7 min read
What Is a Fideicomiso?
A fideicomiso is a bank trust that holds title to property within Mexico's restricted zone (within 50 km of the coast or 100 km of a border) on behalf of a foreign buyer. You are the beneficiary with complete control — the bank is just the legal titleholder.
The entire Riviera Maya (Cancún, Playa del Carmen, Tulum) is in the restricted zone, so every foreign buyer needs a fideicomiso.
Your Rights with a Fideicomiso
You CAN
- Build any structure on the land
- Sell the property at any time
- Rent it out (Airbnb, long-term)
- Pass it to heirs in your will
- Remodel, expand, or demolish
- Use it as collateral for loans
Good to Know
- Trust lasts 50 years, renewable indefinitely
- You can change banks
- Multiple properties on one trust
- Capital gains tax applies on sale
- No Mexican residency required
- Process takes 4–8 weeks
Get a Free Quote in 2 Min
Tell us about your project — we respond via WhatsApp in 2 min
Fideicomiso Costs
| Item | Cost |
|---|---|
| SRE permit (Ministry of Foreign Affairs) | $1,500–$2,000 MXN (~$85 USD) |
| Bank setup fee | $500–$1,000 USD |
| Annual bank fee | $500–$800 USD/year |
| Notary fees | $1,500–$3,000 USD |
| Acquisition tax (ISAI) | 2–4% of property value |
| Total upfront | $3,500–$6,000 USD + ISAI tax |
Step-by-Step Process
Apply for SRE Permit
Your notary files with the Ministry of Foreign Affairs. Takes 5–15 business days.
Choose a Bank
Major banks: Scotiabank, BBVA, Monex, Banorte. Compare annual fees and service.
Due Diligence
Notary verifies: title chain, no liens, no ejidal conflicts, tax status, zoning.
Sign at Notary
Both parties sign the escritura (deed). Funds transfer via escrow or notary trust account.
Registration
Notary registers with Public Registry. You receive the escritura — you own it.
Documents You Need
- Valid passport
- Mexican RFC (tax ID) — your notary can help you get one
- Proof of address (utility bill, bank statement)
- Marriage certificate (if applicable)
- Power of attorney (if you can't be present at signing)
Fideicomiso vs. Mexican Corporation
| Fideicomiso | Mexican Corp (SA de CV) | |
|---|---|---|
| Best for | Personal residence, vacation home, 1–3 rental properties | Developers, 4+ properties, commercial operations |
| Setup cost | $3,500–$6,000 USD | $2,000–$4,000 USD |
| Annual cost | $500–$800 USD | $3,000–$6,000 USD (accountant + filings) |
| Complexity | Low | High — monthly filings, bookkeeping |
Our recommendation: For 1–3 properties, use a fideicomiso. It's simpler and cheaper long-term.
Common Scams to Avoid
- Ejidal land sold as private — always verify the land title. Ejidal land cannot be legally sold to foreigners.
- "You don't need a fideicomiso" — you do. Anyone saying otherwise is setting you up for problems.
- Prestanombre (name borrowing) — putting property in a Mexican friend's name. You have zero legal protection.
- No notary involved — never buy property without a licensed notario público handling the transaction.
Related Services
Related Guides
Architectural Plans Included
Every project includes a complete set of professional blueprints:
Layout, elevations, sections, details
Foundation, columns, beams, slabs
Circuits, panels, lighting, grounding
Water supply, drainage, cistern, pumps
LP gas installation, ventilation
Photorealistic project visualization
Recrea Handles Everything
No need to find lawyers, notaries, or agents separately. We manage the entire process:
- Permits & licenses: land use, construction license, environmental impact
- Fideicomiso: bank coordination, notary, SRE approval
- Architectural plans: design, structural plans, MEP drawings
- Technical studies: soil mechanics, topography, structural assessment
- Insurance & bonds: all-risk, liability, warranties
- Turnkey construction: from foundation to final finishes
- Remote management: daily photo reports, weekly video calls
Free: Construction Cost Guide 2026
Real prices per m², land costs, permits, hidden fees. PDF from 196+ projects in the Riviera Maya.
We Build Across the Riviera Maya
Playa del Carmen
Our home base. Playacar, Ejidal, Centro, Colosio, Coralina — we know every colonia.
Tulum & Aldea Zamá
Eco-builds, boutique hotels, jungle villas. Full SEMA permit handling.
Puerto Aventuras
Marina-front villas, canal homes, gated community renovations since 2010.
Cancún & Hotel Zone
Commercial builds, restaurant fit-outs, condo renovations in Zona Hotelera.
Akumal & Puerto Morelos
Beachfront construction, eco-resorts, residential builds in protected zones.
Bacalar & Felipe Carrillo Puerto
Emerging market — boutique hotels, eco-lodges on the Lagoon of Seven Colors.
Related Services in Playa del Carmen & Riviera Maya
Ready to Buy Land & Build?
We guide foreign clients through the entire process — from finding land to handing you the keys. Free initial consultation.
Free Consultation