Playa Del Carmen and Tulum Mexico Real Estate | What happens on closing day in Mexico | Real estate guide

What to expect from a real estate closing day in Mexico

Signing day in paradise — what really happens when you close on a property?

After months of searching, reviewing listings, signing a promissory agreement, and completing due diligence, the big day has finally arrived: closing day.

For many foreign buyers, especially from the U.S., Canada, or Europe, real estate closings in Mexico can feel unfamiliar — often less rushed, more formal in protocol, and significantly more Notary-centered than in other countries.

In this article, we’ll walk you through exactly what happens when you finalize the purchase of a property in Playa del Carmen, Tulum, Akumal, or anywhere in the Riviera Maya — so you know what to expect, and how to be prepared.

Where does the closing happen?

Unlike in some countries where closings happen at a title office or via escrow agents, property closings in Mexico are conducted at the office of a Notary Public (Notario Público).

This Notary is a government-appointed legal official responsible for:

• Drafting and registering the final deed (escritura pública)

• Validating the identity and capacity of all parties

• Confirming that taxes and fees are paid

• Filing the property in the Public Registry

The Notary has legal authority — far beyond that of a notary in the U.S. or Canada.

What you’ll sign

On closing day, you’ll sign the escritura pública, which is the final official deed transferring ownership to your name (or to your fideicomiso bank if you are a foreigner purchasing in the restricted zone).

You’ll also:

• Sign the fideicomiso agreement (if applicable)

• Review final payment instructions

• Sign SAT (Mexican tax authority) compliance declarations

• Confirm property delivery and possession

A certified translator may be present if required by the Notary, and if the buyer does not speak Spanish.

What payments are made?

Before or during the closing, you’ll be expected to:

• Finalize purchase payment (via escrow or wire transfer)

• Pay closing costs, which may include:

  • Notary fees

  • Registration fees

  • Trust setup (for fideicomisos)

  • Acquisition tax (ISAI)

  • Legal fees

  • Bank commissions

In most cases, these payments are wired prior to the signing day, and verified at the time of deed execution.

What you receive

Once the deed is signed and notarized, the buyer will:

• Receive possession of the property (unless otherwise agreed)

• Obtain keys or access codes

• Receive a simple copy of the deed (the official version is later registered with the Public Registry and delivered in certified form)

Your closing attorney or advisor will continue to assist in monitoring the registration process, which may take 4 to 12 weeks depending on local registry timelines.

How to prepare for a smooth closing

• Review the final deed draft ahead of time with your attorney

• Ensure funds are sent securely and confirmed before the meeting

• Have valid original IDs and apostilled documents (if required)

• Arrange power of attorney in advance if you will not attend in person

• Bring patience — closings can take several hours

While different in formality and process, closing day in Mexico is a significant milestone — and when properly guided, can be a stress-free and celebratory experience.

At BuyPlaya, we work closely with local notaries, legal professionals, and bank institutions to ensure your closing is not only compliant, but also transparent and secure.