For decades, one of the biggest questions international buyers have asked is:
“Can foreigners really buy land in Mexico?”

The short answer is YES — foreigners can legally buy, own, sell, and inherit property in Mexico, including coastal destinations like Playa del Carmen, Tulum, and Cancun.
But how they purchase depends on where the property is located and what type of property it is.

Here’s the updated, easy-to-understand breakdown for 2025.

⭐ Understanding Mexico’s Property Zones

Mexico divides property purchases into two main areas:

1. The Free Zone (Interior of the country)

Foreigners can buy property directly in their own name.
No special structure needed.

2. The Restricted Zone

This is where Playa del Carmen falls.

The Restricted Zone includes:

50 km (31 miles) from any coastline
100 km (62 miles) from any international border

Foreigners can buy here — including beachfront, condos, and land — but they must use one of two legal mechanisms.

The Two Ways Foreigners Buy Land in Playa del Carmen

1. Fideicomiso (Bank Trust) — for residential property

This is the most common method for buying:

A Mexican bank holds the title in trust
You (the foreign buyer) are the sole beneficiary
You have full ownership rights
- You can sell
- Rent it out
- Renovate it
- Pass it to heirs

Think of it like a secure, renewable 50-year land trust—and you control everything.

Key points about fideicomisos:

Valid for 50 years, renewable indefinitely
Annual fee: typically $500–$700 USD
Applies to residential use only (not commercial)

2. Mexican Corporation — for commercial property or investment land

If you want to buy:

Raw land for development
Commercial buildings
Investment property not considered “residential”

Then you can open a Mexican corporation (foreigners can own 100% of it) and the corporation can buy property anywhere in Mexico.

Great for:

Developers
Investors buying multiple units
Buyers planning to run a business
Those purchasing land for Airbnb complexes, hotels, or rentals

Annual corporate maintenance is higher than a bank trust, but it’s the right structure for commercial activity.

⭐ Can Foreigners Buy Ejido Land?

Short answer: Not safely.

Ejido land is communal farmland, not privately owned.
It cannot be legally purchased by foreigners unless it has gone through a formal process called regularization, which can take years.

If someone offers “cheap land in Tulum” — be very cautious.
Most ejido scams involve foreigners who didn’t know the difference.

🔑 What Type of Land CAN You Buy in Playa del Carmen?

In Playa del Carmen and the Riviera Maya, foreigners routinely buy:

Residential lots
Ocean-view land
Commercial land for business
Pre-development lots (from reputable developers)
Condo land and villa lots

As long as the property has clear title, it can be purchased safely with a fideicomiso or a corporation.

📌 Is Buying Land Safe in Mexico?

YES — if done correctly.

Foreigners buy safely every day using:

A certified Notario Público
A licensed real estate broker
Due diligence (title search, land use, boundaries)
A bank trust or corporation

Mexico has a very strong legal framework for property ownership—especially in Quintana Roo.

🧭 Updated Rules for 2025 You Should Know

✔ Foreigners can own 100% of a property

You’re not required to have a Mexican partner or co-owner.

✔ Trusts are renewable forever

You can renew every 50 years, indefinitely.

✔ Heirs can inherit property directly

This avoids probate and keeps ownership in your family.

✔ Vacation rentals are allowed

Most properties can legally be used for Airbnb unless HOA rules prohibit it.

✔ You CAN finance through developers

Many land developments offer 1–10 year payment plans.

🏡 So, Can Foreigners Buy Land in Playa del Carmen?

Absolutely — and thousands of Americans, Canadians, and Europeans do it every year.

Whether you’re buying:

A residential lot to build a home
A commercial parcel for investment
A condo or villa
A pre-construction land opportunity

The process is legal, safe, and straightforward when handled by professionals.

About the Author

Hi, I’m Matt from Nasplaya, your go-to guide for living, investing, and thriving in Playa del Carmen and the Riviera Maya. In 2008 my husband and I quit our jobs in Boston, Massachusetts, sold everything we owned and drove to Playa del Carmen, Mexico to start North American Standards (Nasplaya), our property management, vacation rental and real estate company. Now 17+ years later, I am sharing our experience helping expats and property owners navigate the local market. I share honest insights, practical tips, and insider knowledge to make your move—or your investment—a success.

From finding the best schools and maximizing rental income to understanding local regulations and uncovering hidden gems, my goal is to give you clear, actionable advice you can trust. When I’m not exploring the beaches or scouting the newest rental opportunities, I’m sharing stories, guides, and strategies that help you make the most of life in paradise.

Follow along for expert tips, local updates, and everything you need to live, invest, and enjoy the Riviera Maya to the fullest.

North American Standards (NAS Playa)
Property Management • Rentals • Real Estate
📍 Playa del Carmen, Mexico
🌐 www.nasplaya.com 🔑 Rentals: rentals@nasplaya.com
📊 Sales: buy@nasplaya.com 🏘 Property Management: bookings@nasplaya.com

Can Foreigners Buy Land in Mexico? Updated Rules Explained (2025 Guide)