Nautilus Tool · Closing Costs 2026

Closing Costs Calculator for the Riviera Maya (2026)

Q: How much are closing costs when buying in the Riviera Maya?

Typically between 4% and 7% of the property price, paid by the buyer. They include the ISAI (real estate acquisition tax), notary fees with registration at the Public Registry of Property, and the bank appraisal ($1,000–$2,000 USD). A foreign buyer also adds the bank trust (fideicomiso) setup, which costs $2,500 to $4,000 USD depending on the bank.

Q: How much does the bank trust (fideicomiso) cost and how often is it paid?

The setup costs between $2,500 and $4,000 USD depending on the trustee bank, and includes processing the permit from Mexico's Ministry of Foreign Affairs (SRE). After that, you pay an annual fee of approximately $600 USD to the bank to keep it active. The trust runs for 50 years, renewable indefinitely, and grants full ownership rights: use, rent, sell, remodel and inherit.

Q: Who pays closing costs in Mexico, the buyer or the seller?

The buyer. In Mexico the standard practice is that the buyer covers the ISAI, the notary fees, the Public Registry registration, the appraisal and, if foreign, the bank trust. The seller is responsible for their own taxes on the sale, such as capital gains tax (ISR) when applicable.

Q: When are closing costs paid in a pre-construction purchase?

At deed signing (escrituración), that is, when construction is finished: they are settled together with the last payment of your plan (for example, the final 20% in a 30/50/20 plan or the 70% in a 30/70 plan). In a resale or move-in-ready purchase they are paid at closing before the notary, normally 6 to 10 weeks after the offer.

Closing costs in the Riviera Maya typically add up to between 4% and 7% of the property price, paid by the buyer. They include the ISAI acquisition tax, notary fees with Public Registry, the appraisal and — for foreign buyers — the bank trust or fideicomiso ($2,500–$4,000 USD setup plus ~$600 USD per year). Get your estimate instantly.

4–7%of price, typical range

$2,500–$4,000 USDbank trust setup

~$600 USD/yrtrust annual fee

50 yearstrust term, renewable

Property price

Exchange rate USD → MXN

Editable — used to convert the fixed USD costs

Are you a foreign buyer?

Type of purchase

Pre-constructionPaid at deed signing, when construction ends Move-in readyPaid at closing, within 6–10 weeks

Your estimate · low – high scenario

ISAI — real estate acquisition tax2% – 3% of price —

Notary + Public Registry + processing1.8% – 2.8% of price —

Bank appraisal and certificates$1,000 – $2,000 USD —

Bank trust (fideicomiso) — setup, foreigners$2,500 – $4,000 USD, one-time —

Estimated total —

Equivalent to — of the price

Recurring cost: trust annual fee~$600 USD per year, to the trustee bank —

In pre-construction, closing costs are paid at deed signing — when construction ends, together with your final payment.

Informative estimate based on typical ranges for Quintana Roo — it does not constitute tax or legal advice. The exact breakdown varies by municipality, notary, trustee bank and the property's assessed value. On lower-priced properties, the fixed USD costs (appraisal and trust) can push the high scenario above the typical 4–7% range.

What each line includes

The breakdown, explained in 2 minutes

What is the ISAI and how much is it?

The ISAI (Impuesto Sobre Adquisición de Inmuebles) is the real estate acquisition tax paid by the buyer, and it is the largest single closing cost. Nationally it ranges from 2% to 4% of the value depending on the state and the assessed (cadastral) value; in Quintana Roo it hovers around 3%, so the calculator uses a conservative 2%–3% band of the transaction value. The notary calculates and withholds it at deed signing.

How much are the notary, Public Registry and processing fees?

Notary fees run from 1% to 2% of the property value, and registration at the Public Registry of Property adds 0.5% to 1%, plus certificates and processing. In the calculator we group them in a conservative 1.8%–2.8% range. On top of that comes the bank appraisal ($1,000–$2,000 USD), performed by a certified appraiser to validate the value. The full step-by-step is in our buying process guide.

What does the bank trust (fideicomiso) cost include?

If you buy as a foreigner in the restricted zone (within 50 km of the coast — all of the Riviera Maya), you purchase through a bank trust (fideicomiso). The setup costs $2,500–$4,000 USD depending on the bank and includes processing the permit from Mexico's Ministry of Foreign Affairs (~$2,000 MXN). After that you pay an annual fee of ~$600 USD. The term is 50 years, renewable, and you keep full ownership rights: use, rent, sell and inherit. Full detail in our bank trust guide.

When are these costs paid?

Always at deed signing (escrituración). In pre-construction that happens when the building is finished, together with the last payment of your plan; in a resale or move-in-ready purchase, at closing — normally 6 to 10 weeks after the offer. If you plan to finance the purchase, budget closing costs separately from your down payment: our financing guide for foreign buyers explains how they fit into each option.

Frequently asked questions

Closing costs and the bank trust

How much are closing costs when buying in the Riviera Maya?+

Typically between 4% and 7% of the property price, paid by the buyer. They include the ISAI (real estate acquisition tax), notary fees with registration at the Public Registry of Property, and the bank appraisal ($1,000–$2,000 USD). A foreign buyer also adds the bank trust (fideicomiso) setup, which costs $2,500 to $4,000 USD depending on the bank.

How much does the bank trust (fideicomiso) cost and how often is it paid?+

The setup costs between $2,500 and $4,000 USD depending on the trustee bank, and includes processing the permit from Mexico's Ministry of Foreign Affairs (SRE). After that, you pay an annual fee of approximately $600 USD to the bank to keep it active. The trust runs for 50 years, renewable indefinitely, and grants full ownership rights: use, rent, sell, remodel and inherit.

Who pays closing costs in Mexico, the buyer or the seller?+

The buyer. In Mexico the standard practice is that the buyer covers the ISAI, the notary fees, the Public Registry registration, the appraisal and, if foreign, the bank trust. The seller is responsible for their own taxes on the sale, such as capital gains tax (ISR) when applicable.

When are closing costs paid in a pre-construction purchase?+

At deed signing (escrituración), that is, when construction is finished: they are settled together with the last payment of your plan (for example, the final 20% in a 30/50/20 plan or the 70% in a 30/70 plan). In a resale or move-in-ready purchase they are paid at closing before the notary, normally 6 to 10 weeks after the offer.

Want the exact number for a specific property?

We prepare a real breakdown with the notary — municipal ISAI, fees and the trust with your bank — before you sign the offer letter. Free and with no obligation.

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