Top 6 mistakes foreign buyers make when purchasing property in the Riviera Maya — and how to avoid them Buying in paradise? Here’s what to avoid.
Investing in real estate in the Riviera Maya can be a dream move — for personal use, retirement, or rental income. But buying property in Mexico as a foreigner comes with unique legal and logistical challenges. While the market is solid, the buying process works differently than in many countries.
That’s why it’s important to avoid common — and often costly — mistakes that we see buyers make again and again.
Here are the top seven, and how to make sure they don’t happen to you.
1. Not working with a certified, local real estate agent
Many buyers go directly to developers or rely on online listings without verifying the experience and credentials behind the property. In Mexico, real estate is not as strictly regulated as in other countries — which means you may not be protected unless you have an experienced local advisor on your side.
Risk: No buyer representation, biased information, unclear contracts.
Solution: Work with a certified real estate agent who understands local law, market trends, and negotiation standards — like the team at BuyPlaya.
2. Not understanding the fideicomiso (bank trust)
If you’re a non-Mexican buying property within 50 km of the coast (which includes all major Riviera Maya destinations), you cannot hold title directly in your name. Instead, you must use a fideicomiso, a bank trust that holds the property on your behalf with full rights of use, enjoyment, rental, and sale.
Mistake: Believing there are no restrictions on foreign ownership.
Solution: Understand how the fideicomiso works, its typical setup and annual fees (usually between $500 and $700 USD), and how it legally secures your rights as a foreign owner.
3. Skipping a legal review of the title or developer
Whether you're purchasing a resale home or buying in pre-construction, legal clarity is essential. Some properties may have unresolved debts, irregular ownership, or lack the necessary permits.
Risk: Losing your investment due to legal disputes, canceled developments, or fraudulent ownership.
Solution: Hire a trusted real estate lawyer to conduct thorough due diligence on the title, legal status of the property, and the developer’s credentials.
4. Underestimating closing costs and long-term expenses
The advertised price of a property is only part of the cost. Buyers often overlook a variety of required expenses that arise during the closing process and throughout ownership. These may include:
Acquisition tax (typically around 4–5%)
Legal and administrative fees
Bank trust setup and first-year fees
Title registration and transaction processing
Homeowners association fees and annual property tax
Additionally, buyers should be aware of a common adjustment that may increase the final tax amount: a certified valuation (avalúo) by a government-authorized appraiser in Quintana Roo will determine the official tax base of the transaction. This appraisal is independent and cannot be influenced by the seller, buyer, real estate agents, lawyers, or notaries. If the appraisal value is higher than the agreed sale price, the taxes will be calculated based on the higher amount — and the buyer must be prepared for that adjustment.
Solution: Ask your agent or lawyer for a detailed closing cost estimate that includes potential tax adjustments and all ownership-related expenses.
5. Assuming all developers offer the same level of security
There are many reliable developers in the Riviera Maya — and others who lack transparency, permits, or financial solvency. Buyers sometimes commit to a project based on renderings or social media ads, without reviewing legal documents or construction progress.
Warning signs include:
No official construction permit
Vague or missing delivery timelines
No escrow or secure payment system
Previous history of delays or legal disputes
Solution: Work with a real estate agent who can vet the project and connect you with legal professionals who will protect your interests.
6. Not considering future rental or resale potential
Some buyers focus too heavily on their personal taste and overlook what makes a property marketable long term. As a result, they may face difficulty generating rental income or selling the property in the future.
Mistake: Buying a unit that doesn’t appeal to broader demand.
Solution: Choose a property that fits both your lifestyle and investment goals — location, amenities, and market trends all matter. A good agent will help you balance these factors strategically.
Final thoughts
Buying real estate in the Riviera Maya can be straightforward and rewarding — but only if you make informed decisions and work with people who understand the market. These seven mistakes are common but avoidable with the right guidance.
At BuyPlaya, Real Estate Advisors, we’ve spent nearly 20 years helping international clients buy confidently in Playa del Carmen, Puerto Aventuras, Tulum, Akumal, and beyond. If you’re thinking about making a purchase, let’s talk — we’re here to help you get it right from the start.
Aarón is a born and raised "chilango". After finishing his university studies, what started as a social service trip became his new home and where he started a family in Playa del Carmen. He enjoys the delicious food and culture of the Yucatan peninsula with his wife, daughter, and son. As a professional, he has made a career as a specialist in social networks and electronic media, helping the companies he has worked for to efficiently achieve all their objectives in the medium.