Everything foreign buyers need to know — simplified, transparent, and practical.

Buying property in Playa del Carmen is one of the smartest investments you can make in the Mexican Caribbean. With strong tourism, high rental demand, stable appreciation, and a lifestyle that’s hard to beat, more Americans and Canadians are choosing to buy here each year.

But the process is different from buying in the U.S. or Canada — which is why understanding the steps before you start will save you time, stress, and money.

Here is your complete step-by-step guide to purchasing property in Playa del Carmen.

Step 1: Identify Your Goal (Investment, Rental Income, or Living Full-Time)

Before searching for condos online, get crystal clear about what you want:

👉 Short-term rental investment
👉 Long-term rental income
👉 Vacation home you use a few months per year
👉 Full-time residence / relocation
👉 Retirement planning

Each goal leads to different neighborhoods, budgets, amenities, and property types.

Pro Tip: Playa del Carmen has very different micro-markets — Centro, Zazil-Ha, Coco Beach, Playacar, Gonzalo Guerrero, and Luis Donaldo — and each serves a different buyer need.

Step 2: Choose a Trusted, Licensed Real Estate Agent

Mexico has no MLS and no unified pricing system.
That means you need an agent who:

✔ Understands the market
✔ Verifies property titles
✔ Has legal + closing experience
✔ Protects your interests (not just the seller’s)
✔ Is familiar with foreign-buyer requirements

In Playa del Carmen, a knowledgeable local agent can also give insight into HOA quality, rental potential, developer reputation, and red flags.

Step 3: Start Your Property Search (With Real Data, Not Just Ads)

Real estate platforms here often show outdated or duplicated listings. Work with your agent to:

✔ Create a shortlist of verified, available units
✔ Compare prices per square meter
✔ Understand rental performance data
✔ Evaluate HOA fees and projected ROI
✔ Tour properties virtually or in person

Your agent should prepare real comparables, not just marketing brochures.

Step 4: Make an Offer (Usually in USD)

Once you find the right condo or home, your agent drafts a formal written offer, which typically includes:

Purchase price
Deposit amount (commonly $5,000–$10,000 USD)
Closing timeline (45–60 days)
Included furniture or appliances
Contingencies
Payment structure

Most sellers expect negotiation — usually 3–7% off list price, depending on demand.

Step 5: Sign the Promissory Contract (Contrato de Promesa)

This is your first binding agreement.

At this stage you will:

Pay your initial deposit into an escrow account
Lock in the price
Set the closing date
Begin legal due diligence

Your attorney reviews all documents before you sign.

Step 6: Begin Legal Due Diligence (Most Important Step)

Your real estate attorney verifies:

✔ Clear title
✔ No debts or liens
✔ HOA is in good standing
✔ Correct property boundaries
✔ Seller’s legal ability to sell
✔ Proper permits for condos/houses
✔ Developer documentation (for presale)

Never skip this step — ever.

Step 7: Open a Fideicomiso (Bank Trust) or Set Up an LLC

Foreigners cannot hold title in their personal name within 50 km of the coast.
Instead, you buy through a:

Option A — Fideicomiso (Bank Trust)

This is the most common option.
A Mexican bank holds the title on your behalf, and you are the 100% beneficiary with all ownership rights.

Valid 50 years (renewable)
Costs ~$550–$650 USD/year
Fully secure and widely used

Option B — Mexican Corporation (S.A. de C.V.)

Used mostly for investors planning to own multiple properties or operate a business.
Discuss with your attorney before choosing this route.

Step 8: Final Closing with the Notary (Notario Público)

In Mexico, the Notary is a government-appointed attorney with legal authority to:

✔ Verify all documents
✔ Register the deed
✔ Handle taxes
✔ Finalize the transfer

Once everything is signed and funds are released from escrow:

🎉 You officially own your property in Playa del Carmen.

Step 9: Receive Title & Register with Local Authorities

After closing, the Notary files the new deed with the Public Registry of Property.
This can take 2–4 months depending on workload.

Your attorney or property manager will also help you:

Set up utilities
Transfer HOA membership
Register for tax ID if renting
Set up property management

Step 10: Optional — Begin Rental Setup for ROI

If you bought for investment, now is the time to:

✔ Furnish appropriately (hotel-style furniture = more bookings)
✔ List on Airbnb, VRBO, and direct booking sites
✔ Register for SAT short-term rental taxes
✔ Hire a professional management company
✔ Set dynamic pricing
✔ Start marketing

This stage determines 80% of your rental success.

Typical Costs When Buying Property in Playa del Carmen

Cost	Estimated Range
Closing Costs	4–7% of purchase price
Fideicomiso Setup	$500–$1,000 USD
Annual Fideicomiso Fee	~$550–$650 USD/year
Attorney Fees	$1,000–$1,500 USD
Notary Fees	Included in closing costs
Property Taxes	Very low (~0.1% yearly)

Playa del Carmen remains one of the most cost-efficient markets in North America for ownership.

Final Thoughts

Buying property in Playa del Carmen is very safe when you follow the correct legal process. Thousands of Americans and Canadians purchase here every year, many of them owning multiple properties.

The key is choosing the right agent, attorney, and property manager — and understanding how the process works.

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

Step-by-Step Guide to Purchasing Property in Playa del Carmen, Mexico (2025)