Closing Costs in Puerto Vallarta: Free Calculator 2026
Tools and calculators to help you in your buying process
⚠️ IMPORTANT: The costs shown are approximate and may vary depending on the notary and municipality selected. These values are for reference only and must be confirmed with your chosen public notary.
Cost Calculator
Important note: Reference sources for concepts (do not set specific rates): deed closing costs and ISAI; appraisal and notarial fees; trust for foreigners (restricted zone). Rates may vary depending on municipality and notary.
What do closing costs include?
ISAI (Transfer Tax)
Property acquisition tax. A percentage of the property value that varies by state.
Notary Fees
Public notary fees for formalizing the purchase and preparing the deed.
Public Registry
Cost to register the property in your name at the Public Property Registry.
Property Appraisal
Official property valuation required for the closing process.
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How much are closing costs in Puerto Vallarta?
Closing costs in Puerto Vallarta and Riviera Nayarit typically range from 5% to 8% of the purchase price. They include the Property Acquisition Tax (ISABI), Notary Public fees, Public Registry registration fees, and — for foreign buyers — the Fideicomiso bank trust setup fee (approximately $1,500–2,500 USD one-time, plus $500–700 USD annually).
There is an important difference between Jalisco and Nayarit: properties in Nayarit (Bucerías, La Cruz de Huanacaxtle, Punta Mita, Sayulita) have lower ISABI rates than Jalisco (Puerto Vallarta), resulting in slightly lower total closing costs. Our calculator accounts for both states to give you an exact breakdown.
What is the Fideicomiso and how much does it cost?
A Fideicomiso (bank trust) is the legal mechanism that allows foreigners to own property within Mexico's restricted zone (50 km from the coast). Setup costs range from $1,500 to $2,500 USD depending on the trustee bank (Scotiabank, BBVA, Banorte), plus an annual maintenance fee of $500–700 USD. HOMIA coordinates the entire process with certified banking institutions.
Are notary fees negotiable in Mexico?
Notary Public fees are regulated by state tariffs and are not negotiable. However, many pre-construction developers offer to absorb part of the closing costs as a sales incentive. HOMIA negotiates these conditions on your behalf in every transaction. According to the Mexican Government, notaries must provide an itemized cost estimate before signing.
Have questions about your specific case? Our AMPI-certified bilingual advisors can guide you at no cost on the exact closing costs for your property. Explore all our real estate in Puerto Vallarta and Riviera Nayarit options.
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