Closing Costs Calculator for the Riviera Maya (2026)
Closing costs in the Riviera Maya typically add up to between 4% and 8% of the price depending on the municipality, and they are paid by the buyer. They include the ISAI acquisition tax (3% in Cancun and Puerto Morelos · 4% in Playa del Carmen, Tulum and Isla Mujeres), 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.
In pre-construction, closing costs are paid at deed signing — when construction ends, together with your final payment.
Informative estimate based on the municipal rates in force as of June 2026 — it does not constitute tax or legal advice. The ISAI is calculated on the highest value among the agreed price, the cadastral appraisal and the certified appraisal (in pre-construction, the appraisal at delivery can exceed the agreed price). The exact breakdown varies by notary, trustee bank and assessed value. On lower-priced properties, the fixed USD costs (appraisal and trust) can push the high scenario above the typical range.
The breakdown, explained in 2 minutes
What is the ISAI tax and how much is it in each municipality?
The ISAI (Impuesto Sobre Adquisición de Inmuebles, also called ISABI) is the municipal acquisition tax paid by the buyer when purchasing a property, and it is the largest single closing cost. In the Riviera Maya the rate depends on the municipality — verified against the municipal revenue laws in force in 2026: Playa del Carmen (Solidaridad) 4% (raised from 3% to 4% on December 10, 2025), Tulum 4% (since December 2024), Isla Mujeres 4% (including Costa Mujeres and Punta Sam), Cancun (Benito Juarez) 3% and Puerto Morelos 3% — in the latter two, an additional 10% municipal surtax raises the effective burden to ~3.3%. It is calculated on the highest value among the agreed price, the cadastral appraisal and the certified appraisal — not necessarily your purchase price — and 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.
Closing costs and the bank trust
How much are closing costs when buying in the Riviera Maya?+
How much is the ISAI acquisition tax in each Riviera Maya municipality in 2026?+
How much does the bank trust (fideicomiso) cost and how often is it paid?+
Who pays closing costs in Mexico, the buyer or the seller?+
When are closing costs paid in a pre-construction purchase?+
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.