If you live in Mexico or spend a lot of time here, you've probably noticed one thing: in many areas, private homes look like they're still being built. Somewhere the walls are not plastered, somewhere reinforcement is sticking out of the roof, somewhere you can see the second floor without finishing, exposed beams… At the same time, people live in houses. This is not an exception or a sign of disaster. This is a normal picture for most of the country. Self-construction in Mexico — not an aberration, but a basic model for creating private housing.
According to OECD research, more than 60% of the private housing stock in the country was built by the owners themselves, rather than purchased ready-made from a developer. These houses were built even without professional technical support or the involvement of construction crews. Official data from INEGI (National Institute of Statistics of Mexico) shows similar figures: about 57% of houses were built by the owners themselves or with their direct participation. Earlier estimates used in housing policy programs reached 65-68%. We are talking about tens of millions of homes. There are over 35 million housing units in the country, and approximately 20 million families have, to one degree or another, participated in the construction of their own homes, with their own hands, as much as possible.
At the same time, professional support for private construction is rare. Studies on the quality of self-construction indicate that only a small proportion of such houses were built under the constant supervision of an architect or engineer. In other cases, people relied on their own experience, advice from familiar craftsmen, builders, or involved private builders or teams in the construction.
The main reason for mass squatter housing in Mexico — economy. About 51% of Mexicans do not have access to housing loans, neither mortgage nor construction. Especially those who work informally or have an unstable income. Formally, there are government support mechanisms through institutions such as INFONAVIT, but they only cover workers in the formal sector. A significant part of the population remains outside this system. According to data for 2020, 65.4% of private houses were built using only the family’s own funds, relying on daily wages, help from relatives, and small loans from friends. This means that people build when they have more money, and not when there is a prospect of taking out a loan.
But home construction in Mexico— not only a way to save money, but also part of a cultural tradition. A house is rarely perceived as a completed product, purchased on a turnkey basis. It is rather understood as a process. No one strives to finish everything at once and “like everyone else in the USA.” Construction in parts — a more accessible way to your home. The family has the opportunity to first build one floor, then after a few years add a second one, later add another room, and then close the terrace. Relatives and neighbors often participate in construction. Skills are passed on from generation to generation. For many men, the ability to pour a floor slab or lay out a wall from blocks — not exotic, but part of life experience.
It is this gradualism that explains the feeling of an “unfinished house.” The fittings sticking out of the roof are often not a mistake or negligence, but a preparation for the future second floor. Unplastered walls on the outside mean that priority has been given to interior work or communications. No one is in a hurry; the notorious Mexican “mañana” also works here. A house is built for oneself, and not for anyone to appreciate its beauty. This is the main explanation for the untidy appearance of most of these houses. It has the right to look rough from the facade, but inside be quite livable. Exterior decoration in this logic — the last step, which can be postponed for years. An old house in the historical center of a city has the right to look exactly the same: from the outside — half-painted walls, and inside — castle.
If you are considering buying a home in Mexico, especially outside major cities or villages, outside of a residence or development project, you need to understand that it may well have been built without detailed engineering design and without complying with all the regulations on paper. Load-bearing walls could be erected without engineering calculations, the foundation and structure could be non-standard in technical terms, communications (plumbing, electricity) had the right to be made “as it turns out”, and not according to the standards. This does not automatically mean poor quality, but requires verification. In rural areas, it is also important to check the documentation for the land and the compliance of the actual development with the permitted use of the site.
The price of such houses is usually lower than that of properties from large developers, although this largely depends on the location. You are not buying a turnkey project. The house was built for oneself, and not for sale. The buyer pays for the walls and ground, but assumes the potential costs of strengthening the structure, upgrading utilities, or bringing the façade to a decent appearance. We know several expats who have chosen to buy existing similar homes built in this informal style because they were attracted by the price and location.
The state and private foundations have long understood the scale of the phenomenon of self-construction. For this reason, Mexico has programs to teach basic construction skills. One of the most famous examples — educational initiatives of the Fundación Carlos Slim, which has developed free online courses on self-building. The courses cover dozens of video lectures and educational materials explaining the basics of foundation, masonry, waterproofing and safety. The goal of such programs is simple: since people are building themselves anyway, it is better to help them do it safer and better.
Self-construction in Mexico — This is not a sign of chaos, but a reflection of the country's social structure. Limited access to credit, a high share of informal employment, strong family ties and the habit of building «to the best of your ability» formed a special housing model. It looks unusual for those who are accustomed to standard cottage villages, but for Mexico this is a normal and widespread practice. And if you are planning a purchase, this will not be treated with surprise, but with cold calculation and careful inspection.
Several comparisons.
In , average construction rates in Mexico ranged from approximately 15,000 to 30,000 pesos per square meter based on the level of finishing and region. This means that a house of about 100 m² will cost approximately MXN 1.5-3 million excluding the cost of land. If the site already exists and communications are in place, the result may be closer to the lower limit. But if you add land, design, permits, water and electricity connections, the actual amount often comes out comparable to buying a new home from a developer.
The national average price for purchasing a finished house, professionally built, is about MXN 1.8-2.5 million for a typical middle-class house, but in large cities it is much more expensive. In development projects or in gated communities, prices are usually higher because they include the services of an architect, engineering calculations, infrastructure and profit for the developer. Such a house is most often immediately suitable for habitation, with completed documents and clear quality of construction, which reduces technical risks.
The cost of purchasing a self-built house on the secondary market, in small towns and areas — often in the range of MXN 1-1.6 million for properties of comparable size. The price is lower because construction was often carried out without professional supervision, in stages and without complete finishing. But buying an old house only makes sense after a technical check: if the structure is solid and there are no serious problems with the foundation and floors, it can be a good deal. But if serious strengthening or alteration is required, there may not be any savings.