What payment schemes exist in pre-construction?

There is no single scheme: they vary by developer and are almost always negotiable. Two of the most common, for reference, are the 30/50/20 (30% at signing, 50% during construction in monthly installments, 20% at delivery), which distributes payments throughout construction, and the 30/70 (30% at signing, 70% at delivery with no payments during construction), preferred by investors in 2026 because it frees cash flow during 18-36 months of construction. Other schedules can be structured. The ideal scheme depends on your cash flow and what we negotiate with the developer; Nautilus advises you based on your case.

How long does the buying process take?

Depends on property type and nationality. Resale or immediate delivery for Mexican: 6-10 weeks from offer to key handover. Resale for foreigner (with fideicomiso): 8-12 weeks (fideicomiso adds 3-4 weeks in parallel to due diligence). Pre-construction for Mexican: construction time (18-36 months) + 4-6 weeks closing at delivery. Pre-construction for foreigner: construction time + 8-12 weeks closing with fideicomiso. Construction in pre-sale is the factor that extends total horizon most, but allows deferred payments and access to pre-construction prices typically 20-35% below value at delivery.

What documents do I need as a foreigner to buy property in Mexico?

For bank trust (fideicomiso) in Riviera Maya: (1) Valid passport with at least 6 months validity; (2) Proof of address in country of origin (utility bill, recent bank statement); (3) Mexican RFC tax ID (handled by notary at closing, no previous visit required); (4) Proof of available funds in verifiable account (bank statement or bank letter); (5) Visa or immigration document if applicable (not mandatory for tourists in standard purchase). Banks also require specific KYC forms. Nautilus provides complete checklist per nationality and selected fiduciary bank.

Nautilus Guide · Buying Process

How to buy a property in Riviera Maya, step by step

Q: How do the offer letter and the reservation work?

Before any reservation, buyer and seller sign an offer letter that sets the price, the contract-signing and down-payment dates, and any special requests. In pre-construction, once the offer letter is signed the reservation is always paid; in resale the reservation is optional and a signed offer letter is sometimes enough. The reservation amount is set in the offer letter (it is not a fixed figure) and is refundable for 15 days, or the period agreed in the offer letter. Nautilus drafts and reviews every clause with you before you sign.

Q: As a Mexican, do I need a bank trust (fideicomiso)?

No. Mexicans by birth or naturalization can acquire property directly anywhere in the country via traditional deed before notary public. The process is more direct and economical than for foreigners: only standard closing costs apply (ISAI 4-5% of value, notary fees 1-2%, public registry 0.5-1%) totaling approximately 6-8% of the property value. The deed is in your name directly. Nautilus coordinates with notary of your choice or recommends bilingual notaries with experience in international transactions.

Q: How does the bank trust (fideicomiso) work for foreigners and how much does it cost?

The bank trust (fideicomiso) is the standard legal vehicle for foreigners buying in Mexico's restricted zone (50 km from coast, which includes all of Riviera Maya). The process has 5 steps: (1) Selection of authorized fiduciary bank (Banamex, Santander, BBVA, Scotiabank); (2) KYC application (1-2 weeks); (3) Permit from Mexico's Ministry of Foreign Affairs handled by the bank (2-3 weeks); (4) Bank appraisal (1 week); (5) Trust signing before notary. Initial setup cost: $2,500-$4,000 USD per bank. Annual maintenance: approximately $600 USD. Term: 50 years, renewable indefinitely. Confers all ownership rights (use, sell, inherit, rent, modify). No additional taxes vs Mexican buyer.

Q: Can I buy from another country without traveling to Mexico?

Largely, yes. The promissory purchase agreement can be signed via DocuSign and almost the entire documentary process is handled remotely with Nautilus bilingual assistance. The one point that requires physical presence in Mexico is signing the deed before a notary, at the end of the process. In pre-construction you can run practically everything from abroad, since the deed happens at delivery of the build. In a resale you do need to come to Mexico to sign the deed. For pre-construction we also recommend 1-2 optional trips during construction and one for the pre-delivery walk-through.

Q: What are the total closing costs including all expenses?

For Mexican buying a $500,000 USD property ($9.5M MXN approx): ISAI 4-5% ($23,000 USD), notary 1-2% ($7,500 USD), public registry 0.5-1% ($3,800 USD), appraisal $1,000-$2,000 USD. Total ~$35,000-$40,000 USD (7-8% of value). For foreigner: same + fideicomiso setup $2,500-$4,000 USD + first annual $600 USD = ~$38,000-$45,000 USD total (8-9% of value). In pre-construction, closing costs are paid at end along with the 20% (30/50/20 scheme) or 70% (30/70 scheme). Nautilus provides detailed cost breakdown for your specific property before signing the reservation.

From the first Discovery call to receiving your keys. Differentiated paths for pre-construction and resale. If you're a foreigner, we walk you through the complete bank trust (fideicomiso) process. No opacity, no surprises.

Offer letterFirst, in writing

6-10 weeksResale to closing

NegotiablePayment schemes

50 yearsFideicomiso term

📋 Personalize your guide

Select your case to see your personalized guide

We'll show only the steps that apply to your situation. Change it anytime — your guide updates instantly.

1What type of property?

2What's your nationality?

Common steps — for everyone

Everyone starts the same way

Common

Discovery call

Zoom or phone · 30 minutes no commitment · we understand your real profile before showing you a single property.

⏱ 30 minutes📍 Remote

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📋 What we cover in this call

Real budget (not what you think you have, but what you can actually invest in property without stressing your cash flow)
Horizon: personal use? rental? 3-5 year flip? generational wealth?
Nationality and tax residency: defines if you go direct deed or fideicomiso route
Pre-construction vs immediate delivery: your liquidity and time tolerance decide
Preferred zone: Cancun · Playa del Carmen · Tulum · Isla Mujeres · or "I don't know, help me"

⚠️ We don't sell in this call. Information flows both ways. If after the call none of our properties fit you, we honestly tell you not to proceed.

Schedule call via WhatsApp →

Common

Curation and selection

3-5 properties that DO fit your profile from a curated portfolio of 56. Virtual or physical visit in Riviera Maya.

⏱ 1-3 weeks📍 Remote + optional visit

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🎯 What you get

Shortlist of 3-5 pre-filtered properties (not all 56 in portfolio — only those matching your profile)
Side-by-side comparison: price, m², estimated yield, typical buyer profile, honest risks
Virtual Zoom tour with floor plans, professional photos and video walkthrough
Optional physical visit in Riviera Maya: 3-5 day schedule, we coordinate transport between zones and developer appointments
Frank Nautilus opinion: which best fits your goal and why — including if we recommend NOT buying any

💡 Living outside Mexico? Almost the entire process runs remotely: the promissory purchase agreement is signed via DocuSign and we coordinate the paperwork. Only signing the deed before a notary requires being in Mexico — in pre-construction, at delivery of the build; in resale, for closing.

Common

Offer letter

Before any reservation, we sign an offer letter with the price, the signing and down-payment dates, and your special requests. Signed by both parties, it kicks off the process.

📄 Signed by both parties⏱ 1-3 days

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📝 What the offer letter sets

Agreed price of the property (in resales there is usually a 5-15% negotiation margin below list)
Key dates: contract signing and down-payment
Special requests: inclusions (furniture, appliances), conditions and deadlines
Reservation terms: amount (if any) and refund period
Signed by buyer and seller. Once signed, the reservation follows (if the case requires it) and the contract review begins.

💡 Nautilus drafts and reviews the offer letter with you so your terms are in writing before you move a single dollar.

Your path bifurcates here

Pre-construction or resale: two different products

Path A · Pre-construction

Pre-construction

You buy a unit not yet built. Appropriate if you have 3-5 year horizon, tolerance for timing, and want to capture pre-construction appreciation typically of 20-35%.

18-36 monthsconstruction

Negotiablepayment scheme

+20-35%expected appreciation

Path B · Resale / Immediate delivery

Move-in ready

You buy a finished property (owner resale, finished developer unit). Appropriate if you want income from day 1 and certainty vs construction risk.

6-10 weeksoffer to closing

100% at closingsingle payment

Immediate yieldfrom deed

Pre-construction

Reservation

After signing the offer letter, the reservation is paid to hold the unit. The amount is set in the offer letter.

💰 Amount per offer letter↩️ Refundable 15 days

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📄 How it works

In pre-construction, the reservation is always paid after the offer letter is signed by both parties
The amount is set in the offer letter — it is not a fixed figure
Refundable for 15 days, or the period agreed in the offer letter
The reservation applies to the first contract payment (the down payment) when you sign

⚠️ The reservation terms are in writing in the offer letter. Nautilus reviews every clause with you before you sign or transfer.

Pre-construction

Contract review, signing + down payment

We review the promissory agreement clause by clause; once accepted and signed you pay the down payment. Can be signed via DocuSign. The payment scheme is agreed with the developer and is usually negotiable — 30/70 and 30/50/20 are among the most common.

📄 Bilingual · DocuSign💰 Down payment at signing

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📋 How it's signed

We review the promissory purchase agreement clause by clause with you
Once accepted and signed, the down payment is made
The contract can be signed via DocuSign, with no need to travel to Mexico

💸 Schemes vary and are negotiable

There is no single payment scheme: each developer runs its own and there is almost always room to negotiate the schedule to fit your profile and cash flow. Several can be structured. These two are among the most common, for reference:

💸 Example: 30/70 scheme (modern)

30% at contract signing — this payment is the down payment (the reservation paid is credited here)
70% at delivery of property (18-36 months later per construction)
NO payments during construction — your liquidity stays free to invest in other instruments
Advantages: operational simplicity (1 international transfer at closing), opportunity to invest the 70% during construction, reduces complexity of monthly international transfers
The scheme international investors with closing-time liquidity are choosing most

💸 Example: 30/50/20 scheme (classic)

30% at contract signing
50% during construction in equivalent monthly installments (24-36 months)
20% at delivery
Advantages: deferred payments vs single large disbursement, less pressure on point-in-time liquidity
Appropriate if you prefer constant distribution vs reserving 70% for the end

💡 Nautilus recommendation. For investors with liquidity at closing, 30/70 tends to be structurally better — the 70% liquidity during construction yields more invested in other instruments than parked in monthly developer payments. That said, the ideal scheme depends on your cash flow and what we negotiate with the developer.

Pre-construction

Construction (18-36 months)

Quarterly updates from developer · payments per schedule · optional site visits · Nautilus coordinates on your behalf.

⏱ 18-36 months📍 Riviera Maya

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📅 What happens during this period

Payments per agreed schedule (monthly in 30/50/20 · none in 30/70)
Quarterly email updates from developer: percentage progress, construction photos, milestones met
Optional site visits — we recommend 1-2 trips to Riviera Maya during construction
Nautilus monitors progress and identifies deviations vs original timeline
If significant delays (>6 months), Nautilus negotiates compensations with you and developer

Pre-construction

Pre-delivery walk-through

60-90 days before delivery: detailed inspection, punch list for developer to fix before closing.

⏱ 1-3 visits📋 Punch list

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🔍 What you inspect

Finishes: floors, walls, ceilings, ironwork, windows, doors, screens
Installations: plumbing (pressure, drainage), electrical (all outlets), AC (each split), gas, internet
Kitchen and bathrooms: cabinetry, appliances, hardware, joint sealing
Exteriors: terraces, oceanfront windows (salinity), drains
Common amenities: pool, gym, lobby, elevators, green areas — verify operational
Official punch list signed by developer and buyer. Developer has 30-60 days to fix before closing.

💡 We recommend hiring an independent technical inspector ($300-$600 USD) for this stage. Their professional judgment catches details a non-technical buyer might miss.

Resale

Reservation (optional)

Depending on the case, a refundable reservation holds the property — and sometimes it isn't needed: a signed offer letter is enough to move to due diligence.

💰 Amount per offer letter↩️ Refundable 15 days

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📄 How it works

It happens after the offer letter is signed by both parties
The amount and refund period (typically 15 days) are set in the offer letter
In many resales no reservation is required: the offer letter is signed, the company coordinates due diligence, and you close directly at the notary
When it applies, the reservation is credited to the final price at closing

Resale

Due diligence (2-3 weeks)

Legal (liens, property tax), technical (property condition) and financial (HOA, debts) verification. The critical stage.

⏱ 2-3 weeks👥 Lawyer + inspector + notary

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⚖️ Legal due diligence

Lien-free certificate: confirms property has no mortgage, lien, or pending lawsuit
Property tax current: seller has no debts with municipality
Clean deed: verifiable ownership chain, no disputes
Land use permits: validate property complies with local regulations
Previous fideicomiso: if seller bought via trust, verify it's current

🔧 Technical due diligence

Professional technical inspector ($300-$600 USD) reviews: structure, plumbing, electrical, AC, window sealing (salinity), humidity, pests
Written report with photos and repair recommendations
If material damage found, opportunity to re-negotiate price or request seller repairs before closing

💰 Financial due diligence

HOA current: request letter from condo administrator confirming no pending dues
Fees history: check for scheduled extraordinary assessments affecting new owner
Utility statements: CFE, water, internet — confirm no inheritable debts

Resale

Promissory agreement review and signing

Once due diligence is accepted, the promissory purchase agreement is reviewed and signed (DocuSign possible). Then a few days to get paperwork ready before the deed.

📄 DocuSign possible⏱ Days for paperwork

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📋 What happens in this stage

The promissory purchase agreement is reviewed clause by clause
Once accepted and signed by both parties, the purchase commitment is formalized
It can be signed via DocuSign remotely
A few days are allowed to get all paperwork ready for the deed signing at the notary

Bifurcation by nationality

Mexican or foreigner: two closing routes

Mexican

Direct deed before notary

Mexicans buy property directly anywhere in the country. Notary public prepares deed · closing costs ~6-8% of value.

⏱ 2-4 weeks💰 6-8% of value

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📋 Typical closing costs (Mexican)

ISAI (Property Acquisition Tax): 4-5% of property value (varies by municipality)
Notary fees: 1-2% of value
Public Property Registry: 0.5-1% of value
Bank appraisal: $1,000-$2,000 USD
Total closing costs: approximately 6-8% of property value

Since ISAI varies by municipality, you can calculate your closing costs by municipality for your exact budget.

🏛️ The process

You choose notary public (you or Nautilus recommend one with experience in Riviera Maya residential transactions)
Notary requests all documents: ID, marital status, RFC tax ID, proof of address
Signing date is scheduled — both parties (seller and buyer) or representatives with power of attorney sign before notary
Same day, funds are transferred to seller
Notary registers deed in Public Registry (2-4 additional weeks for registration to appear)
Deed is directly in your name — no bank intermediaries

Foreigner

Bank trust (fideicomiso) — complete step-by-step process

Standard legal vehicle for foreigners in restricted zone (50 km from coast). 5 steps · 3-4 weeks · $2,500-$4,000 USD setup.

⏱ 3-4 weeks💰 $2,500-$4,000 USD setup🏦 Authorized bank

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❓ What is the bank trust (fideicomiso)

The fideicomiso is a legal vehicle regulated by Mexico's Foreign Investment Law. An authorized bank (fiduciary) acquires the property and holds it for the benefit of the foreigner (fideicomisario), who has all ownership rights: use, sell, inherit, rent, modify. It's the only legal way for foreigners to acquire property in restricted zone (50 km from coast), which includes all of Riviera Maya. No additional taxes vs Mexican buyer.

5️⃣ The 5 fideicomiso steps

1. Fiduciary bank selection — Banamex, Santander, BBVA, Scotiabank are most common. Nautilus recommends based on experience with your nationality and zone.
2. Application + KYC (1-2 weeks) — bank requests: passport, proof of address in country of origin, bank statements, bank's KYC forms.
3. Ministry of Foreign Affairs permit (2-3 weeks) — bank handles this federal permit on your behalf. Mandatory federal process that validates foreigner can acquire.
4. Bank appraisal (1 week) — bank requests authorized expert appraisal to validate property value and issue trust amount.
5. Fideicomiso signing before notary — signed simultaneously with purchase deed. Bank becomes "fiduciary" owner, you become "fideicomisario" with all rights.

💰 Fideicomiso costs

Initial setup: $2,500-$4,000 USD (varies by bank — includes opening commission, SRE permit, administrative expenses)
First year maintenance: ~$600 USD paid at signing (annual fee from second year)
Annual maintenance from year 2: ~$600 USD annually
Term: 50 years renewable indefinitely — no real ownership limit
These costs are additional to standard closing costs (ISAI, notary, registry) that you also pay as any buyer

✅ Rights the fideicomiso confers

Use and enjoyment of property without restrictions
Sale at any time — trust transfer to new buyer (or change to Mexican deed if selling to a Mexican)
Inheritance — you designate substitute beneficiaries in the trust · avoids Mexican probate process
Rental to third parties (vacation rental, long-term) without additional permits
Modifications, expansions, remodels subject to local regulations but not to bank permit

💡 Common myth debunked. The fideicomiso is NOT "renting your property from the bank." You are the real economic owner with all rights — the bank is just the "legal custodian" required by law for restricted zone. Structurally comparable to having your house in a legal trust in the US.

✈️ Buying from abroad? The documentary process and the promissory agreement (DocuSign) are handled remotely. Signing the fideicomiso deed does require your presence in Mexico — in pre-construction, at delivery of the build; in resale, for closing.

Final convergence · for everyone

After closing: delivery and setup

Final

Key handover and utilities setup

Delivery deed signing · physical keys · setup CFE, water, gas, internet · Nautilus can coordinate everything.

⏱ 1-2 weeks setup📍 At property

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📋 What delivery includes

Signing of official delivery deed between developer/seller and buyer
Physical handover of keys, amenity controls, access tags, manuals for appliances
Final walk-through confirming property is in agreed condition
Utilities setup in your name: CFE (electricity), CAPA (water), LP gas, internet/cable. Nautilus coordinates with your authorization if you're outside Mexico.
Onboarding with condo administrator if applicable (HOA dues, rules, amenity access)

Final · optional

Rental program activation (optional)

You decide: personal use · vacation rental · hybrid. Nautilus connects with trusted management partners.

📈 Yield 5-9% net🤝 Vetted partners

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🏠 Management models

Self-management with Airbnb/VRBO: you manage bookings and cleaning via partners. Higher gross yield but requires your time. Best for owners in Mexico.
Professional manager (typically 20-30% commission on gross rent): handles everything — bookings, check-in/out, cleaning, maintenance, reports. Lower net yield but zero operational management. Ideal for owners outside Mexico.
Developer's official program (in branded residences like Viceroy, SLS, Thompson): hotel manages your unit under their brand. Net yield 4-7% but with guaranteed 5★ standard.
Hybrid personal + rental: block weeks of personal use, rest is rented. Best of both worlds.

Final · ongoing

Continued Nautilus support

We don't disappear after closing. You're in our network for updates, future resale and operational support.

♾️ Ongoing

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🤝 What our post-closing support includes

Quarterly updates on the market of zone where you bought (Cancun, PDC, Tulum, IM): observed appreciation, relevant new developments, regulatory changes
Priority access to future Nautilus portfolio opportunities if you want to diversify
Resale support: when you decide to sell, Nautilus supports you free with valuation, pricing strategy and listing
Vetted provider network: administrators, tax accountants, lawyers, maintenance technicians, decorators
Operational support in Mexico if you're outside the country: service payments, maintenance supervision, package receiving

Frequently Asked Questions

What we get asked most about the process

How do the offer letter and the reservation work?+

Before any reservation, buyer and seller sign an offer letter that sets the price, the contract-signing and down-payment dates, and any special requests. In pre-construction, once the offer letter is signed the reservation is always paid; in resale the reservation is optional and a signed offer letter is sometimes enough. The reservation amount is set in the offer letter (not a fixed figure) and is refundable for 15 days, or the period agreed in the offer letter. Nautilus drafts and reviews every clause with you before you sign.

What's the best pre-construction payment scheme: 30/50/20 or 30/70?+

Both schemes have distinct advantages. The classic 30/50/20 distributes payments throughout construction. The modern 30/70 is being preferred by investors in 2026 because it frees cash flow during 18-36 months, allows investing that liquidity in other instruments, and reduces complexity of monthly international transfers. For buyers with closing-time liquidity, 30/70 is structurally better.

As a Mexican, do I need a bank trust (fideicomiso)?+

No. Mexicans by birth or naturalization can acquire property directly anywhere in the country via traditional deed before notary public. The process is more direct and economical than for foreigners: only standard closing costs apply (ISAI 4-5%, notary 1-2%, registry 0.5-1%) totaling approximately 6-8% of property value. The deed is in your name directly.

How does the bank trust (fideicomiso) work for foreigners and how much does it cost?+

The fideicomiso is the standard legal vehicle for foreigners buying in restricted zone (50 km from coast, which includes all of Riviera Maya). 5-step process: (1) Fiduciary bank selection; (2) KYC application (1-2 wks); (3) SRE permit (2-3 wks); (4) Bank appraisal (1 wk); (5) Trust signing before notary. Setup cost: $2,500-$4,000 USD. Annual maintenance: ~$600 USD. Term: 50 years renewable indefinitely. Confers all ownership rights (use, sell, inherit, rent, modify).

Can I buy from another country without traveling to Mexico?+

Largely, yes. The promissory purchase agreement can be signed via DocuSign and almost the entire documentary process is handled remotely with Nautilus bilingual assistance. The one point that requires physical presence in Mexico is signing the deed before a notary, at the end of the process. In pre-construction you can run practically everything from abroad (the deed happens at delivery of the build); in resale you do need to come to sign the deed. For pre-construction we also recommend 1-2 optional trips during construction and one for the pre-delivery walk-through.

What are the total closing costs?+

For Mexican buying $500,000 USD property: ISAI ~$23,000 USD, notary ~$7,500 USD, registry ~$3,800 USD, appraisal $1,000-$2,000 USD. Total ~$35,000-$40,000 USD (7-8% of value). For foreigner: same + fideicomiso setup $2,500-$4,000 USD + first annual $600 USD = ~$38,000-$45,000 USD total (8-9% of value). In pre-construction, closing costs are paid at end along with 20% (30/50/20) or 70% (30/70).

Ready to start with a Discovery call?

30 minutes no commitment. We understand your real profile before showing you a single property. If Nautilus doesn't fit what you're looking for, we tell you honestly.

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