What is included in closing costs when buying in Mexico?

Closing costs include: ISABI property acquisition tax (2% of assessed value in Jalisco, variable in Nayarit), notary fees (1.5–2.5%), registry fees (0.5–1%), appraisal (approx. $300–600 USD), and for foreigners, Fideicomiso bank trust setup ($1,500–2,500 USD) plus annual maintenance ($500–700 USD).

What are the Fideicomiso costs for foreign buyers?

A Fideicomiso (bank trust) is the legal mechanism that allows foreigners to own property in Mexico's restricted zone (50 km from the coast). The initial setup cost is approx. $1,500–2,500 USD, plus an annual bank maintenance fee of $500–700 USD. HOMIA manages the entire process.

Is there a difference in closing costs between Jalisco and Nayarit?

Yes. Properties in Nayarit (Bucerías, La Cruz, Punta Mita, Sayulita) generally 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.

How much does a Fideicomiso bank trust cost in Mexico?

Fideicomiso setup costs approximately $1,500–2,500 USD depending on the bank. You also pay an annual maintenance fee of $500–700 USD. The most common banks for Fideicomisos in Puerto Vallarta are Scotiabank, BBVA, and Banorte. HOMIA coordinates the entire process.

Can I negotiate notary fees when buying property in Mexico?

Notary Public fees are government-regulated and not negotiable. However, some pre-construction developers offer to absorb part of the closing costs as a sales incentive. HOMIA always negotiates these conditions on your behalf.

Are closing costs tax-deductible in Mexico?

In Mexico, ISABI and certain notary fees can be added to your tax basis (costo fiscal) when you sell the property, reducing the taxable gain for ISR purposes. We recommend consulting a real estate tax specialist to optimize your fiscal situation.

Are closing costs different for pre-construction properties?

Closing costs are calculated similarly, but for pre-construction the title transfer happens at delivery (12–24 months later). Many developers offer to cover part of the closing costs as an incentive. The calculation base may differ since the property value may have appreciated by delivery time.

Closing Costs Calculator — Puerto Vallarta & Riviera Nayarit

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

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.

How Much Are Closing Costs in Puerto Vallarta?

Closing costs in Puerto Vallarta typically range from 5% to 8% of the purchase price. They include the Property Acquisition Tax (ISABI), Notary Public fees, Public Registry fees, and — for foreign buyers — the Fideicomiso setup fee (approximately $1,500–2,500 USD one-time, plus $500–700 USD per year).

Nayarit properties (Bucerías, La Cruz, Punta Mita, Sayulita) generally have lower ISABI rates than Jalisco (Puerto Vallarta), making the total closing cost slightly lower on the Riviera Nayarit side of the bay.

Use the calculator above to get an exact breakdown for your property. Have questions? Our bilingual team is happy to walk you through every cost.