Fideicomiso Cost in Mexico: Complete Guide 2026

If you're a US or Canadian buyer looking to purchase property in Puerto Vallarta or Riviera Nayarit, you've almost certainly heard the word Fideicomiso — and you may be wondering exactly how much it's going to cost you.

The good news: a Fideicomiso is completely safe, well-established in Mexican law, and surprisingly affordable relative to the property value it protects. The confusing part is that fees vary by bank and aren't always transparently disclosed upfront. This guide breaks down every cost you'll encounter.

Quick answer: A Fideicomiso typically costs $500–$1,000 USD to set up and $500–$700 USD per year in annual trust fees — for a $300K USD property, that's under 0.2% annually. A small price for legal ownership.

What Is a Fideicomiso?

Under Mexican law, foreign nationals cannot directly own property within 50 km of the coastline or 100 km of an international border (known as the "Restricted Zone"). Since virtually all desirable beachfront property in Puerto Vallarta and Riviera Nayarit falls within this zone, foreigners must purchase through a Fideicomiso — a bank trust administered by a Mexican bank.

In a Fideicomiso, a Mexican bank (the trustee) holds legal title to the property on your behalf. You (the beneficiary) retain all rights of ownership: you can use the property, rent it, sell it, renovate it, and pass it to heirs. The bank simply holds the legal title. It's the equivalent of owning property — just with a bank as the title holder on paper.

Important: A Fideicomiso is not a lease. It is not a co-ownership with the bank. The bank has no claim on your property. They are a custodian only — you are the full beneficial owner with all rights protected under Mexican law.

Complete Fideicomiso Cost Breakdown

Setup / Establishment Fee

$500–$1,000 USD

One-time fee paid when the trust is created. Varies by bank. Paid at closing along with other notary fees.

Annual Trust Fee

$500–$700 USD/year

Charged by the bank each year to administer the trust. Invoiced annually. Some banks charge in MXN.

Permit Fee (SRE)

~$1,000 USD

One-time government permit from the Secretaría de Relaciones Exteriores. Required to establish the trust.

Notary Fees

Included in closing costs

Notary handles the trust document. Typically included in the broader closing cost structure (4–7% of purchase price).

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Based on standard bank fees in Puerto Vallarta / Riviera Nayarit market (2026)

Property Purchase Price (USD)

Annual Trust Fee (USD)

Years of Ownership

Fideicomiso Costs by Major Mexican Banks (2026)

Bank	Setup Fee	Annual Fee	Notes
BBVA Bancomer	~$650 USD	~$600 USD/yr	Most common in PV. English-speaking trust dept.
Scotiabank	~$700 USD	~$650 USD/yr	Popular with Canadian buyers. CAD billing available.
HSBC Mexico	~$800 USD	~$700 USD/yr	Global bank familiarity. Strong for intl. wires.
Banorte	~$550 USD	~$550 USD/yr	Lower fees, Mexican bank. Less English support.
Banamex (Citi)	~$600 USD	~$600 USD/yr	Well-established. Citi relationship banking available.

Note: Fees are approximate and subject to change. Your notary will provide exact quotes from multiple banks before closing.

Full Closing Cost Picture: Fideicomiso in Context

Fideicomiso fees are just one part of your total closing costs. Here's the complete picture for a $305,000 USD property (Nalua Bucerías entry price):

Cost Item	Amount (est.)	Type
Property purchase price	$305,000 USD	—
Acquisition tax (ISAI, 2–4%)	$6,100–$12,200 USD	One-time
Notary fees (1–1.5%)	$3,050–$4,575 USD	One-time
Fideicomiso setup fee	$650 USD	One-time
SRE government permit	$1,000 USD	One-time
Registry & misc. fees	~$500 USD	One-time
Total one-time closing	~$11,300–$18,925 USD	One-time
Annual Fideicomiso fee	~$600 USD/yr	Annual

Rule of thumb: Budget 4–6% of the purchase price for all closing costs combined in Puerto Vallarta. The Fideicomiso itself represents less than 1% of that total — it's not the big ticket item. ISAI (acquisition tax) and notary fees are the larger costs.

How the Fideicomiso Process Works

Bank Selection

Your notary or agent helps you select the trust bank. BBVA and Scotiabank are the most common in Puerto Vallarta for foreign buyers. The bank fees are negotiable — agents with volume relationships sometimes secure better rates.

SRE Permit Application

Your notary files for a permit from the Secretaría de Relaciones Exteriores (Foreign Affairs Ministry) on your behalf. This is a formality — it's rarely denied. Takes 2–4 weeks and costs approximately $1,000 USD.

Trust Agreement Drafting

The notary drafts the Fideicomiso agreement naming the bank as trustee and you (plus any named heirs) as beneficiaries. You review and sign. Can be done remotely with a power of attorney if you can't be present.

Closing & Registration

All parties sign. Funds transfer. The property title is registered in the Public Registry of Property in the name of the bank-as-trustee. You receive a certified copy of the Fideicomiso — this is your ownership document.

Annual Renewal

Each year the bank sends an invoice for the annual trust fee (~$600 USD). Pay it and you're done. The Fideicomiso is valid for 50 years, renewable indefinitely. Non-payment can result in trust termination, so set up automatic payment.

Frequently Asked Questions

Is a Fideicomiso the same as owning the property outright?

Yes, for all practical purposes. You have the right to use, rent, sell, remodel, and pass the property to your heirs. The only difference is that the legal title is held by a Mexican bank — you are the beneficial owner with full rights. Think of the bank as a title custodian, not a co-owner.

What happens to my Fideicomiso if the bank fails?

Your property is protected. The Fideicomiso assets are legally separate from the bank's own assets — they cannot be seized to cover the bank's debts. In the unlikely event of bank failure, the trust is transferred to another institution. This has never resulted in property loss.

Can I name heirs in my Fideicomiso to avoid probate?

Yes — and this is one of the biggest advantages of the Fideicomiso. You can name substitute beneficiaries (heirs) directly in the trust agreement. Upon your death, they take ownership without going through Mexican probate. This is far simpler than the alternative.

Do I need a Fideicomiso if I'm buying through a Mexican corporation?

No. Some buyers, particularly those purchasing for business/rental purposes, establish a Mexican S.A. de C.V. corporation to hold the property instead of a Fideicomiso. This can have tax and operational advantages but requires more setup and ongoing compliance. HOMIA's advisors can help you compare both structures.

Can I get a Mexican bank mortgage with a Fideicomiso?

Yes. Some Mexican banks (BBVA, HSBC, Scotiabank) offer mortgages to foreign buyers purchasing via Fideicomiso at rates of 9–12% USD or 10–14% MXN. Many foreign buyers choose to pay cash or use home equity from their US/Canadian property instead, as Mexican mortgage rates are higher than North American rates.

How long does it take to set up a Fideicomiso?

The SRE permit takes 2–4 weeks. Once received, the full closing (including Fideicomiso registration) typically happens in 1–2 days. Total timeline from offer to keys: 4–8 weeks on average for a cash purchase in Puerto Vallarta.

Ready to Buy Property in Puerto Vallarta?

Our bilingual AMPI + NAR certified team guides foreign buyers through the Fideicomiso process start to finish — with no surprises and no hidden fees. Use the calculator above or talk to us directly.

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Related: your fideicomiso must also be named as beneficiary on your property insurance policy, and the trustee bank has to authorize changes. Learn what else matters in our guide to home insurance in Mexico.

Fideicomiso Cost in Mexico: Complete Guide & Calculator 2026

Fideicomiso Cost in Mexico: What Foreign Buyers Actually Pay