Buying in the Riviera Maya? Let's find the right place, without the stress.
Work with Mike, Shane and a licensed local team who help you search, tour homes, write a clean offer and get through the paperwork, from the first showing to the notary closing. You stay informed. We do the heavy lifting.
Mike Burgoyne
"I moved my family here from Canada in 2015, so I've been through every step myself. I understand your concerns, and I look forward to answering all of your questions."
Message me directlyA licensed local team, on your side
Most of our buyers come from the US and Canada, so we have the answers to your questions, we understand what usually worries people, and we guide you from your first tour to a clean closing.
Local, licensed and bilingual
Mike and Shane are licensed in Quintana Roo, and the team works in English and Spanish. You get a local advisor who can explain the process in plain language.
Search and showings that fit you
We shortlist neighborhoods, homes, condos and lots that match your must-haves and budget, then tour with you in person or by live video. Living area and lot size are shown in m² and in sq ft.
Honest advice on price
We talk through comparable sales, condition and what a fair offer looks like, before you put anything in writing.
Offers written clearly
We help you write the offer letter, including price, deposits, what stays with the property, and the dates, then negotiate on your behalf.
Paperwork handled
We coordinate the promissory contract, escrow, due diligence, the notary, and the bank trust or company setup when it applies, and we tell you what is needed and when.
Ask us anything
There is no such thing as a stupid question, so ask as many as you like. Still a few years out? It is never too early to start learning, with no pressure to buy.
The Riviera Maya has something for everyone
Each town has its own feel. Before we show you a single property, we take the time to learn what you want from life here, then help you get to know the different areas, with the pros and cons of each, so you know exactly where you are buying.
Love snorkeling?
Puerto Aventuras and Akumal could be a great match, with the Caribbean right on your doorstep.
Want a small Mexican town vibe?
Puerto Morelos keeps a relaxed, small-town feel, with Cancun close by when you need it.
Want everything within walking distance?
Playa del Carmen puts restaurants, shopping and the beach close to home.
Drawn to Tulum?
We help you weigh the different parts of Tulum, so you know what each one is really like to live in.
Looking for quiet and space?
Mahahual, further south on the Costa Maya, offers a slower pace by the sea.
Not sure yet?
That is completely normal. Tell us how you want to spend your days, and we will suggest the places worth a look.
From first call to closing, step by step
Tell us what you want
Share your must-haves, budget, timing and preferred areas, such as Playa del Carmen, Puerto Aventuras, Akumal, Tulum and nearby communities.
Search and shortlist
We send a focused list from current listings and new developments, with honest pros and cons, and sizes in m² and sq ft.
Showings
We tour with you in person or by live video, so you can shop from here or from up north.
Offer letter
We write a clear offer with price, deposits, inclusions and dates, and we negotiate the details with you.
Promissory contract and deposit
Both sides sign the promissory purchase agreement. On a resale, your deposit goes into escrow, not directly to the seller. When you buy direct from a developer, payments are made to the developer on the contract's schedule, so we review those terms with you before you sign.
Due diligence and the notary
Title, liens, property tax, water and HOA no-debt certificates are checked before you close. The notary leads the legal review.
Fideicomiso or Mexican company
Foreign buyers in the coastal restricted zone typically hold title through a bank trust (fideicomiso). In some cases a Mexican corporation is used, depending on your plans. The bank and notary handle the trust and the required permit.
Notary closing
You sign the deed with the notary, in person or through a power of attorney, pay the balance and closing costs, and receive the keys.
What buyers in Mexico should know
The bank trust (fideicomiso)
Near the coast, foreign buyers usually own through a bank trust called a fideicomiso. A Mexican bank acts as trustee, and you are the beneficiary, with the rights to live in the property, rent it, renovate it, sell it or leave it to your heirs. There is a cost to set the trust up, and an annual trust fee after closing. We coordinate this with the bank and the notary. In some cases, a Mexican corporation is a better fit. Your attorney and the notary will confirm the right structure for you.
Closing costs and acquisition tax (ISAI)
Buyers typically pay the closing costs on top of the purchase price. Those can include the property acquisition tax (ISAI), notary fees, registration, bank trust setup and the annual trust fee, government permits, and certificates. ISAI varies by municipality. In Solidaridad (Playa del Carmen) it is 4% of the price. We will walk you through an estimate for the property you want to buy, so you can budget with a clear picture before you make an offer.
Prices in USD and Mexican pesos
We show prices in US dollars so they are easy to compare, and we also list the price in Mexican pesos, as required. Many of our sellers set their price in US dollars, while others price in pesos, in which case the dollar figure can move with the exchange rate. We tell you which currency applies to each property, and the final price and payment terms are set in the offer, the contract and the closing documents.
Documents to have ready
- A valid passport or official ID
- Proof of funds for the deposit, when it is time to make an offer
- Your attorney or the notary will tell you what else is needed for the trust and the closing
A heads up: Mexico's anti-money-laundering rules now give real estate advisors more legal responsibility to know their clients. That means we may ask you for a few extra documents along the way, such as ID, proof of address or where your funds are coming from. It is the same for every buyer, and we keep your information confidential.
Pre-construction, resale or land
Resale homes and condos
You can usually tour the actual property, review the current title, and move on a typical closing timeline once the offer is accepted. Furnishings are only included if the contract says so, even if they appear in the photos. See our current listings in Playa del Carmen, Puerto Aventuras, Akumal and Tulum.
Pre-construction
You buy from the developer, often before the building is finished, and you usually pay in stages under the developer's contract. Marketing images may be renderings or model units, not the finished home. We help you review the contract, the inventory and the timeline before you commit. See our current new developments.
Land
Buying a lot in the Riviera Maya takes extra care on title, access and what you can legally build. We help you review that with the notary and an attorney before you commit. See our current land listings.
One call connects you to the whole team
Buying in Mexico is a team process, and you should not have to build that team on your own. We connect you with the attorneys, notaries, accountants and other professionals you need, and we coordinate with them from your first offer to closing day. You are always free to choose your own notary and advisors. Our introductions are in addition to, not a substitute for, independent legal, tax and financial advice for your own situation.
Attorney
An attorney can review contracts, help with the fideicomiso or company documents, and represent you through due diligence.
Notary
The notary is a public official who reviews title, calculates taxes, prepares the deed and records the transfer. You may choose your notary.
Accountant
If you will rent the property, hold it in a company, or have tax questions at home and in Mexico, an accountant can help you plan ahead.
Recently closed by MRES
Real people you can call
Mike Burgoyne
Shane Stone
Buyer questions, answered
Can foreigners own property near the coast?
Yes. In the coastal restricted zone, foreign buyers typically hold title through a bank trust (fideicomiso). You are the beneficiary of the trust and have the rights of ownership, including the right to use, rent, sell or inherit the property. In some cases a Mexican corporation is used instead. Your attorney and the notary will confirm the right structure for you.
How long does it take to close?
A Mexican national can often close in about 30 days. Foreign buyers average about 60 days, because the bank trust and permits take extra time. We tell our clients to plan on 60 to 75 days, and in some cases up to 90.
What does it cost to buy, on top of the price?
Buyers typically pay the closing costs, which can include the acquisition tax (ISAI), notary fees, registration, bank trust setup, permits and certificates. ISAI varies by municipality. In Solidaridad (Playa del Carmen) it is 4% of the price. We give you an estimate for the specific property before you make an offer.
Where does my deposit go?
On a resale, into escrow, held under the terms of the promissory purchase agreement until closing, not paid directly to the seller. When you buy direct from a developer, deposits and payments are made to the developer on the contract's payment schedule. We go through those terms with you before you sign.
Can I buy if I am not in Mexico?
Yes. Many buyers tour by live video and sign through a power of attorney. The notary confirms what works for your case.
Do I pay in pesos or in dollars?
It depends on the property. Many of our sellers set their price in US dollars, and others price in pesos. We show both on every listing, as required, and we tell you which currency applies. Your notary and the escrow instructions will explain how funds are handled for your transaction.
Should I buy pre-construction or a resale?
It depends on your timing, risk tolerance and what you want to live in or rent. A resale is a finished property you can usually tour now. Pre-construction is bought from the developer, often with staged payments, and may not be ready for some time. We will help you compare the contract, the timeline and the property itself.
Can I rent it out?
In many developments, yes, but you should check the HOA or condo rules for each property. We will help you do that before you offer.
Do I need my own attorney?
The notary handles the legal transfer, and you are free to choose that notary. Many buyers also hire their own attorney to review contracts and represent them through the process. We can introduce you to professionals we trust, and we recommend independent legal and tax advice for your situation.
Ready to find your place in the Riviera Maya?
Tell us a little about what you are looking for. Mike or Shane will get back to you within 24 hours. No pressure, no obligation.
- A short list of homes or lots that fit
- Plain-English advice on the process and costs
- A clear plan from the first showing to closing
Rather chat? WhatsApp +52 984 240 9221
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