Nautilus Guide · Buying Process

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

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
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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?
Your updated path appears below ↓
Common steps — for everyone

Everyone starts the same way

1
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 →
2
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.
3
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
4
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.
5
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.
6
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
7
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.
4
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
5
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
6
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

M
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
🏛️ 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
F
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

8
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)
9
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.
10
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).
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