Understanding the real numbers before you buy in Playa del Carmen
Buying property in Playa del Carmen is exciting — but if you’re coming from the U.S. or Canada, the closing-cost structure in Mexico can feel confusing. Between bank trusts, notaries, taxes, and registration fees, buyers often underestimate what they’ll actually pay at the closing table.
This guide breaks down every closing cost, who pays what, and what’s considered “normal” in Playa del Carmen for 2025.
⭐ Average Closing Costs in Playa del Carmen
For most foreign buyers purchasing property inside the restricted zone (50 km from the coast), closing costs typically range from 5%–8% of the purchase price.
Here’s the breakdown:
1. Notario Publico Fees (Notary Fees)
In Mexico, a Notario isn’t just a notary — they are government-appointed legal officers responsible for property transfers. They handle title verification, contract review, and official registration.
Cost:
1%–2% of the purchase price
Why it matters:
The notary is legally responsible for the transaction. Without them, the sale can’t happen.
2. Property Acquisition Tax (ISAI)
This is a one-time tax collected by the municipality (Solidaridad for Playa del Carmen).
Cost:
Typically 2% of the assessed value (sometimes slightly higher depending on zoning and updates).
Important:
The tax is based on the municipal value, which may be slightly lower or higher than your purchase price.
3. Fideicomiso (Bank Trust) Setup Fees
Foreign buyers purchasing near the coastline must hold title in a fideicomiso (bank trust) unless buying through a Mexican corporation.
Cost:
- Setup fee: USD $1,000–$1,500
- First year annual fee: USD $500–$700
Note:
You pay the setup fee at closing and the annual fee every year afterward.
4. Title Search & Due Diligence
Depending on the property type (resale, developer, presale), legal review may include title checks, property liens, zoning verification, HOA conditions, and environmental compliance.
Cost:
USD $1,000–$2,000
Why it matters:
This protects you from:
✔ hidden liens
✔ ejido land issues
✔ unregistered ownership claims
5. Registration Fees (Public Registry)
Paid to officially record the property under your name (or your trust) in the Public Property Registry.
Cost:
0.5%–1% of property value.
6. Appraisal (Avaluo) & Certificates
Required by law for every transaction.
Includes:
- Official appraisal
- Non-lien certificate
- No-debt certificate for utilities / HOA
- Catastral map updates
Cost:
USD $300–$500
7. Escrow Fees
Escrow is not legally required in Mexico but strongly recommended to protect your funds.
Cost:
USD $500–$1,000 (shared or buyer-paid depending on contract)
You get:
✔ Secure holding of funds
✔ Neutral third-party control
✔ Traceability documentation
8. Closing Coordinator / Legal Fees (Optional but Common)
Many foreign buyers hire a lawyer or closing coordinator to manage the process.
Cost:
USD $1,000–$2,500 depending on services.
They handle:
- Title review
- Trust setup
- Developer contracts
- Coordination with notary
- Document translations
Total Estimate: What You Really Pay
| Purchase Price | Typical Closing Costs (5–8%) | Approximate Total |
|---|---|---|
| $200,000 USD | $10,000–$16,000 | ~$13k average |
| $300,000 USD | $15,000–$24,000 | ~$19k average |
| $500,000 USD | $25,000–$40,000 | ~$32k average |
Larger deals often see lower percentage costs.
Who Usually Pays What?
In Playa del Carmen:
Buyer pays:
✔ Fideicomiso setup
✔ Notary fees
✔ Registration fees
✔ Appraisal
✔ ISAI tax
✔ Escrow
✔ Legal fees
Seller pays:
✔ Real estate commissions (6–8%)
✔ Capital gains tax
✔ HOA clearance letters
Ways to Reduce Closing Costs
Smart buyers often save money by:
✔ Asking the seller to share escrow fees
✔ Using a bank that offers lower trust fees
✔ Negotiating developer admin fees (for presales)
✔ Having the closing coordinator challenge inflated notary estimates
Final Tips for Foreign Buyers
- Always request a detailed closing-cost breakdown BEFORE signing a contract.
- Compare three different banks for fideicomiso pricing.
- Never wire funds directly to a seller—always use escrow.
- Confirm the municipal value early to avoid surprises on the acquisition tax.
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
📊 Ventas: buy@nasplaya.com 🏘 Property Management: bookings@nasplaya.com
✏️ Read the Latest from our Blog
- How to Pay Your Predial in Playa del Carmen (2026 Homeowner Guide)
- How Non-Mexican Residents Get an RFC to Pay Rental Taxes in Playa del Carmen & the Riviera Maya
- Mayan vs. Aztec — Differences, Regions, and Cultural Legacies
- The Meaning Behind Cenotes and Their Sacred Role in Mayan Culture
- Top Cenotes Near Playa del Carmen & Riviera Maya: Sacred Pools of the Maya