For buyers
Buying in Los Cabos, without the guesswork.
Mexican closings run through a notary, a bank trustee, federal permits and local registries. We tell you what each one needs from you, when, and what it costs — and you can follow every step from your own login.
How you will hold title
Los Cabos is in Mexico's restricted zone.
Foreign individuals cannot hold direct title to residential property within 50 km of the coast. The law provides two routes; we confirm the right one for you before anything is signed.
Bank trust (fideicomiso)
A Mexican bank holds title as trustee and you are the beneficiary, with full rights to use, lease, improve, sell and pass the property to the substitute beneficiaries you name. Requires a permit from the Secretaría de Relaciones Exteriores and an annual trustee fee. Granted for up to 50 years and renewable.
Mexican company
A Mexican corporation — including one owned by foreigners — may acquire property directly for non-residential purposes. Suited to rental or commercial use. Residential use through a company raises tax and regulatory questions that we review case by case.
Mexican nationals
Mexican citizens take direct title in their own name. Dual nationals should raise it early: it can remove the need for a trust.
What we will ask you for
Your document checklist.
Your personalized checklist is in your portal the day your file opens. Most buyers will need:
- Valid passport for every buyer, and for every substitute beneficiary you name in the trust.
- Tax identification — Mexican RFC if you have one, otherwise your home-country tax ID.
- Proof of address no older than three months.
- Marital status and, if married, your marriage certificate — it determines who must appear on the deed.
- Source of funds information. Real estate is a regulated activity under Mexico's anti-money-laundering law, so the notary must identify you and the origin of the funds.
- Substitute beneficiaries for the trust, with their percentages.
- Power of attorney if you will not sign in person, granted before a Mexican consulate or apostilled if signed abroad. We send you the approved wording.
- Signed purchase agreement and any addenda, via your agent.
Closing costs
Where the money goes.
Buyer closing costs in Mexico are set by law, by the notary and by the trustee, and depend on the price, the appraised value and the structure. You receive an itemized estimate when your file opens and a final closing statement to approve before any funds move.
Taxes
Municipal acquisition tax (ISAI) on the higher of the price and the appraised value, plus registry and certificate fees.
Notary
The Notario Público's fee for preparing and executing the deed, with VAT and a CFDI invoice.
Trust & permit
The trustee's acceptance fee and first annual fee, and the SRE permit, where a fideicomiso is used.
Appraisal
An official appraisal (avalúo) by an authorized appraiser, which sets the tax base.
Escrow
The fee of the licensed third-party escrow provider holding your funds until signing.
Cierra
Our closing coordination fee, quoted in writing when your file opens and shown as its own line on the closing statement.
Your portal
What you will see when you log in.
Live status
Every milestone from opened file to recorded deed, with the date it was completed and what comes next.
Your to-do list
Only the documents and signatures we need from you, with a secure upload for each.
Key dates
Target signing date, permit and certificate timing, and your funding deadline.
Closing statement
Your side of the numbers, line by line, for approval in the portal.
Your lawyer
A named lawyer on your file, and a message thread that stays with the file.
Your vault
The signed deed, trust agreement, receipts and registry evidence, kept after closing.
Cierra never sends or changes wiring instructions by email. Read our wire-fraud notice before you send any funds.
Next step
Under contract in Los Cabos?
Send us the parties, the property and the target closing date. We return a document checklist and timeline within one business day.
Open a closing fileClient login© 2026 Cierra Closing · Los Cabos, Baja California Sur, México
Cierra Closing provides closing coordination services. It is not a Notario Público, a bank trustee or an escrow agent, and does not receive or hold client funds; deeds are executed before a Notario Público and funds are held by licensed third-party providers. Information on this site is general and is not tax or legal advice for any particular transaction.