Buying Property in Mexico? How to Choose Your Realtor

After more than 20 years in Riviera Maya real estate, one thing stands out: smooth purchases come from clear steps, verified documents, and trusted partners. Here’s what matters—title, escrow, notaries, timelines, and costs—so buyers feel confident from offer to closing. Simple actions, done in order, protect budgets & reduce stress.

Credentials and compliance that protect your purchase
Local expertise and process: choose a pro who knows the terrain
Due diligence and money flow: non-negotiables that keep you safe
Fit, ethics, and transparency: the soft skills that matter
Shortlist and interview flow that works
Practical content the right realtor should deliver unprompted
Comparing who sells to you in the Riviera Maya
What a seasoned Riviera Maya real estate pro does differently
Step-by-step: from first call to keys in hand
Costs, taxes, and paperwork your realtor should outline plainly
Key resources to vet and learn more
Why broker selection is mission-critical in Playa del Carmen, Tulum, and the Riviera Maya
Conclusion
Related Posts
Frequently Asked Questions (FAQs)

Key Takeaways

Start with proof, then people, then process: check AMPI membership, the state permit, and a signed service agreement; closings are notary-led in Mexico and funds should be held in escrow or by the notary (never personal accounts)
Local know‑how matters: the right realtor explains ejido vs private land, fideicomiso in restricted zones, realistic comps, HOA rules and total closing costs, plus a clear timeline.
Due diligence is non‑negotiable: title search at the Registro Público, lien and HOA clearance, bilingual contracts, written contingencies, and documented offer/counteroffer steps.
Look for fit and ethics: quick replies, upfront commission and dual‑agency clarity, and references you can actually call. Walk away if there’s pressure to wire to an individual
Buyplaya is the premier real estate broker for foreign investors in Playa del Carmen, Tulum, and the Riviera Maya, successfully helping clients for 20+ years with homes, condos & investment, beachfront, and commercial properties in Mexico.

real estate in Mexico

Credentials and compliance that protect your purchase

Confirm state-level permits and basic identity

Mexico regulates real estate professionals at the state level. Requirements vary by state, but many—like Quintana Roo (Riviera Maya), Jalisco, and Baja California Sur—issue a real estate agent permit or registration. Ask for:

A photo of the agent’s current state permit or credential. If the card has a QR, scan it. If not, request the issuing office name and registration number so it can be verified by phone or email.
Official ID (INE or passport) that matches the license name and the person you are meeting. This matters when wire instructions & contracts arrive later.

If the agent says a permit is “not required,” ask which state office oversees real estate and how they stay compliant anyway. A serious agent will know the local framework even if a state has lighter rules.

Ask about AMPI membership and what it means

AMPI is Mexico’s national association of real estate professionals (Asociación Mexicana de Profesionales Inmobiliarios). Membership doesn’t replace a license, but it signals training standards, a code of ethics, and ongoing education. Ask for:

AMPI chapter name and membership number
Proof they are active members, not lapsed
Any roles they have held in the local chapter (helpful, though not required)

Experienced Riviera Maya brokers often encourage AMPI membership for team members, especially those working with foreign investors in Playa del Carmen, Tulum & the surrounding coast.

Expect a clear service agreement before touring

A short, bilingual buyer-representation agreement helps define roles. It should state:

Who the agent represents (you, the seller, or both). Dual agency can be allowed, but must be disclosed in writing.
How commission works. In many Mexican resort markets, sellers pay the listing commission which is shared with buyer’s agents; confirm this in writing & note any exceptions (FSBOs, off-market).
Term, termination rights, and what happens if you buy a property you first saw through the agent after the term ends.

You do not need an exclusive buyer’s agreement to view property, but in a market with limited inventory or off-market opportunities, exclusivity can be strategic when it comes with measurable deliverables: weekly comp updates, pre-market alerts, short-term rental projections where allowed, and scheduled check-ins.

Align to how Mexico closes: notary-led closings and bank trusts

Mexico closes through a Notario Público (a senior attorney appointed by the state). The notary—not the realtor—verifies title, taxes, liens, ejido issues, and prepares the deed. A strong realtor will have excellent working chemistry with reputable notaries and closing coordinators.

Foreigners buying within 50 km of the coast or 100 km of the border must use a bank trust (fideicomiso) or a Mexican corporation. For residential property in the Riviera Maya, a fideicomiso is standard. The notary obtains the foreign affairs permit and the bank issues the trust, usually for 50 years, renewable. Annual bank fees will apply, so budgets and timelines should reflect that from day one.

Local expertise and process: choose a pro who knows the terrain

Make sure they can explain ejido land versus private property

In Mexico, land can be:

Private property with fee-simple title (the typical target for foreign buyers)
Ejido land, which is communal/agricultural and not privately titled unless fully regularized and converted (dominio pleno)

A good realtor will quickly flag ejido risks and bring options that are either already regularized into private title or, if part of a development, backed by a notary’s documented path to clean title before you commit funds. In Playa del Carmen & Tulum, this knowledge is non-negotiable due to growth zones that once sat on ejido parcels.

Walk through restricted-zone purchases via fideicomiso

Ask the realtor to outline, in plain language:

When a trust is required, the bank options, typical annual fees, and what happens upon resale
Step-by-step timing: foreign affairs permit, trust issuance, and notary coordination
How title reads inside a trust (the bank is trustee, you are beneficiary), and how financing or inheritance planning interacts with the trust

Buyers comfortable with this mechanism move faster & avoid stress later when the notary requests data.

Expect realistic timelines, comps, HOA norms, taxes, and closing costs

Timeframes vary by state, notary workload, the source of title, and whether a bank trust or condo regime documentation is pending. A veteran Riviera Maya broker should map out:

Average closing timeline (often 45–90 days for resales; presales depend on delivery dates)
All-in closing cost ranges (5–10% is common; confirm municipal acquisition tax, trust set-up, notary fees, escrow, and due diligence)
HOA norms and bylaws, including short-term rental rules, pet policies, and special assessments
Running costs: HOA dues, annual property tax (predial), garbage, trust fees, insurance
Market comps from multiple sources because Mexico does not have one unified MLS. Good agents pull from notarized deeds, developer inventories, reliable broker networks, and vetted portals

For investment condos in Playa del Carmen or Tulum, they should discuss expected occupancy, nightly rate bands, and any property management limits set by the HOA or municipality.

Look for smooth teamwork with notaries and closing coordinators

A good realtor “paces” the deal—collecting seller documents early, lining up HOA clearance, tax IDs, and trust bank work while you’re finalizing terms. This reduces last-minute surprises. Ask who they typically work with for:

Notary offices (and why)
Closing coordination
Bank trust set-up
Property management (if needed)

Names, phone numbers, and emails should appear on a draft workflow, not in vague promises.

Due diligence and money flow: non-negotiables that keep you safe

Title checks at the Registro Público de la Propiedad

Your notary will obtain a no-lien certificate and review the chain of title from the Public Registry. A strong realtor makes sure the seller provides:

A recent title deed (escritura) and property ID
Proof of paid property taxes and utilities (predial and water) for municipal clearance
If the property is in a condo regime, the constitutive deed and HOA certificate of no debt

In some cases, the realtor or attorney can pull preliminary registry extracts for a faster read before you send a large deposit.

Lien, tax, and HOA clearance

Before signing a binding purchase agreement or sending significant funds, insist on:

Municipal “no debt” letters (constancias) for property tax & water
HOA letter confirming dues up to date and whether any special assessments are pending
If the seller is a corporation, corporate documents and legal reps’ powers
If it’s a presale or newly delivered unit, confirmation the condo regime is recorded and units have separate folios

Bilingual contracts and clear contingencies

Your offer and purchase agreement should be bilingual (Spanish controls legally). Include clear:

Due diligence periods & exactly what is being checked (title, HOA docs, permits, condo regime, bank trust eligibility, final inspection)
Deposit structure, escrow protocols, and release triggers
Walkthrough and punch-list terms for delivered-but-new units
If furnished, an inventory list attached to the contract

If financing is involved (cross-border loan or developer financing), include funding contingencies with dates.

Escrow or notary-held funds: never wire to personal accounts

Use a recognized escrow company or a notary escrow account. Funds should never go to a personal account—seller or agent. Expect:

Written escrow instructions that state release conditions aligned to your contract
An escrow compliance packet (company license or registration, trust account details)
AML/KYC documentation requests—these are normal under Mexico’s anti-money laundering rules

For small reservation amounts, a project might ask for a developer account. Even then, it’s reasonable to limit exposure until the formal purchase agreement is signed and escrow is opened.

Documented offer and counteroffer steps

Mexican transactions use a letter of intent or offer form, followed by a formal purchase agreement (promesa de compraventa or similar). An experienced realtor will manage the paper trail:

Offer with price, deposits, due diligence period, close date, inclusions
Seller counter in writing, not verbal
Agreed terms wrapped into a bilingual promissory contract drafted or reviewed by counsel
Escrow opened with the contract’s deposit schedule and triggers

A simple email template you can use after an accepted price:
“Please share the draft bilingual purchase agreement, escrow instructions, the seller’s deed, latest property tax receipt, HOA no-debt letter, and any utility clearance available. Confirm notary and trust bank selection. Include a timeline with responsibility by date.”

Align with AML rules and data privacy

Mexico’s AML framework requires identification of the parties and sometimes reporting to authorities for high-value transactions. A professional realtor will let you know what documents are needed (passport, proof of address, RFC if applicable) and why. This is standard—not a red flag.

If you prefer additional legal support beyond the notary, consider involving a vetted lawyer early. For area-specific tips, here is a practical read on finding a real estate attorney in Playa del Carmen.

Fit, ethics, and transparency: the soft skills that matter

Responsiveness and clarity beat hard sell

In resort markets with international buyers, WhatsApp and email are common. A top realtor replies quickly, sets expectations, and keeps a shared checklist. Light, consistent updates during the trust and notary process prevent stress. If the agent disappears between deposit and close, that’s not normal.

Upfront commission disclosure (who pays, when)

Ask for a written explanation of:

Who pays the commissions (typically the seller via the listing, then shared)
Any finder’s fees or referral fees tied to the transaction
If the property is FSBO or off-market, what buyer-paid fee, if any, could apply

Savvy investors appreciate transparency here, particularly across new development sales where the “house” might pay the project rep, not an independent buyer’s broker.

Dual agency clarity

If the agent represents both sides, confirm:

Written disclosure and your sign-off
How your financial details will be kept confidential
That your right to independent legal advice is preserved

In tight markets, dual agency happens, especially when a broker brings an off-market seller. Clarity avoids mismatched expectations.

References and a portfolio that matches your target

Ask for 2–3 recent closings similar to your budget and location (e.g., a 2-bedroom condo in Playacar, a beachfront studio in Coco Beach, a jungle-view unit in Aldea Zama). Names and phone numbers you can call matter more than glossy brochures. A real track record in Playa del Carmen, Tulum, and Akumal is easy to verify because notary offices and HOA administrators know who consistently closes.

Shortlist and interview flow that works

Shortlist three, then run a structured interview

Start with three realtors who have deep Riviera Maya experience and verifiable closings with foreign buyers. Ask them to send:

Proof of state permit and AMPI membership, a sample comp report for your target area, two recent closings with contacts, a basic vendor bench (notary, attorney, bank trust officer), and a one-page workflow with estimated timelines

Keep interviews short and practical. Listen for specifics, not generalities, when they discuss ejido risks, condo regimes, bank trust steps, and HOA practices for short-term rentals.

Red flags that mean walk away quickly

Pressure to wire to a personal account or to “hold a unit” before you have a contract and escrow instructions
Vague explanations about ejido property, “paperwork in process,” or lack of a condo regime with no date certain
Refusal to disclose commission arrangements or dual agency in writing
No proof of recent closings or inability to provide references you can actually call
Dismissive answers when you ask about PROFECO, AMPI, or the notary’s role
Unwillingness to provide draft bilingual documents before a large deposit

Two simple templates buyers find useful

Document request email (send to the realtor once serious interest forms):
“Thanks for the property options. For [property name/address], please share current deed, property tax receipt, HOA no-debt letter, condo regime deed (if applicable), utility no-debt letters, seller ID, and any lien documentation. Please also propose notary & trust bank and share your escrow provider’s instructions. A bilingual draft offer would be helpful.”

Reference-check call script:
“Hi [reference name], thanks for your time. Which property did you purchase and when? How long was your closing? Did funds go through escrow or notary? Any title or HOA issues? How quickly did the agent respond after deposit? Would you buy through them again?”

Practical content the right realtor should deliver unprompted

A comps snapshot tailored to Riviera Maya

Because Mexico lacks a single MLS, a quality comps packet blends:

Closed sale deeds (where available), adjusted for condition and time
Active listings and recently reserved units from credible broker networks
Developer price sheets validated by relationships, not just marketing brochures
Rental yield estimates where short-term rentals are allowed and realistic occupancy data

Expect the agent to explain how they adjusted for furnished vs. unfurnished, view premium, resort amenities, HOA health, and developer reputation.

A funds flow map for your deal

Good agents give a one-page flow:
Reservation (small) → Bilingual promissory contract signed → Escrow opened & deposit funded per contract → Notary & bank trust process → Lien and tax clearances → Final walkthrough and closing → Escrow releases funds per notary instructions.

This map shows who holds money at each stage, which accounts are used, and what conditions trigger releases.

A closing checklist aligned to the notary

A reliable closing checklist typically includes:

RFC process if needed for tax purposes (the notary can often help)
Bank trust forms and KYC documents
Municipal clearance certificates for taxes & water
HOA clearance and letter for new owner registration
Final utility meter readings and change-of-name instructions
Insurance recommendations for coastal properties, including wind & water coverage

Advice on ownership structure, rentals, and operations

In Playa del Carmen and Tulum, short-term rental rules vary by building and zone. A market-savvy realtor will:

Obtain HOA bylaws early and confirm rental rules in writing
Outline property management options and costs
Discuss whether a Mexican corporation makes sense (usually for commercial or high-volume STR operations; personal use is often fine inside a fideicomiso)
Share local contacts for accounting to handle annual trust fees and property tax

Comparing who sells to you in the Riviera Maya

Project sales staff versus independent buyer’s broker versus listing agent:

Project sales staff represent the developer. They know inventory and incentives but do not represent the buyer’s interests.
A buyer’s broker sources across projects & resales, negotiates on your behalf, and coordinates escrow and notary steps with your interests first.
The listing agent represents the seller. In dual agency, disclosures and boundaries must be clear.

Aim for a buyer’s broker who is welcome in developers’ sales rooms but not beholden to them. Independence matters when comps, contracts, and escrow terms need to favor you.

What a seasoned Riviera Maya real estate pro does differently

Screens for ejido risks on day one and won’t push you into “regularization in progress” without notary-backed milestones
Structures deposits to minimize exposure before hard deliverables arrive
Anticipates HOA, tax, and trust-bank timing so you aren’t rushed into poor decisions
Delivers bilingual documents and introduces a notary who is a fit for your timeline and property type
Has a bench of closing coordinators, trust-bank officers, attorneys, and property managers with actual names and response times

Riviera Maya veterans also know micro-markets—Playacar vs. Coco Beach, Aldea Zama vs. La Veleta, Akumal vs. Tankah—so pricing & rental projections make sense beyond glossy photos.

Step-by-step: from first call to keys in hand

Step 1: Clarify location, property type, and use

Decide whether the goal is a beachfront condo, downtown rental unit, or a residential home. For foreign investors in Playa del Carmen, Tulum, and Akumal, short-term rental potential, HOA rules, and building quality drive ROI more than list price alone.

Step 2: Vet credentials and set expectations

Request the agent’s state permit, AMPI membership, and two references. Ask for an outline of closing costs and a sample timeline for a unit like yours (resale vs. presale).

Step 3: Tour with a due-diligence lens

While touring, your realtor should point out:

Whether the condo regime is recorded
Evidence of HOA governance (minutes, budgets)
Developer track record if presale
What inspections or punch-list items are typical on delivery

Step 4: Offer with contingencies and escrow in place

Keep the offer simple, but specify due diligence periods and escrow. Don’t fund large amounts until you have bilingual contracts and escrow instructions.

Step 5: Work in lockstep with the notary and bank trust

Provide requested documents promptly. Confirm lien-free status, municipal certificates, and HOA clearance are tracked by the closing coordinator. If timing or vacation schedules affect you, communicate early so the notary can plan the signing—sometimes a power of attorney is appropriate.

Step 6: Final walkthrough and funds release

Walk the property near closing. Confirm inventory, keys, fobs, and parking/locker assignments, if any. Funds release should be tied to the notary’s authorization after deed signing, not before.

Step 7: Post-close set-up

Your realtor should help with HOA onboarding, utility name changes, trust fee calendar, and property management introductions. A short email with contacts, logins, and due dates makes your first year easy.

Costs, taxes, and paperwork your realtor should outline plainly

Acquisition tax (ISAI): set by municipality; the notary calculates it and collects at closing
Notary fees: scale with price and complexity
Bank trust costs: set-up fee year one plus annual maintenance
Escrow fee: varies by provider; paid by buyer, seller, or split depending on the deal
HOA dues and working capital: some buildings collect a move-in or reserve contribution
Property tax (predial): low compared with many U.S. markets, but confirm amounts
Capital gains (ISR) on resale: mainly a seller matter, but it can affect negotiation; knowledgeable agents flag these impacts during offers

Expect the agent to show a side-by-side estimate for two or three candidate properties, so you can compare apples to apples.

Key resources to vet and learn more

AMPI: professional standards and ethics

AMPI promotes training and ethics for real estate professionals across Mexico. Ask your agent which chapter they belong to and verify their standing through the chapter office.

PROFECO: consumer protections

PROFECO is the federal consumer protection agency. Its site has guidance on real estate practices, contracts, and how to file complaints if needed.

Colegio Nacional del Notariado Mexicano: the notary’s role and office lookup

Understand what a Notario Público does and locate notary offices by state through the national notary association. See the Colegio at Colegio Nacional del Notariado Mexicano.

SRE and fideicomisos for foreigners

Mexico’s Ministry of Foreign Affairs (SRE) issues permits related to foreign ownership via bank trusts in restricted zones. High-level information and contacts are at SRE. The notary will obtain the specific permit for your closing.

Local attorneys who close cross-border deals

A capable lawyer adds value alongside your notary, especially on contract terms and corporate or estate planning questions. For Riviera Maya insights, consider reading this resource on finding a real estate attorney in Playa del Carmen.

Why broker selection is mission-critical in Playa del Carmen, Tulum, and the Riviera Maya

This corridor mixes established neighborhoods, emerging areas with ejido histories, and a fast-moving presale market. That combination can deliver excellent results for foreign investors, but only when handled by a realtor who:

Lives the notary-led closing process every day
Treats escrow, bilingual contracts, and lien checks as fundamental
Explains restricted-zone ownership and trust bank timelines before any deposit is sent
Shares real comps and honest rental metrics for your building and block
Puts your interests first—no pressure, no personal-account wires, no shortcuts

With the right professional in your corner, buying in Mexico can be straightforward, secure, and rewarding.

Conclusion

Finding a Mexico realtor comes down to clear steps: verify license and AMPI, use escrow & a notary, understand fideicomiso, fees, timelines. Next: shortlist two or three, request docs, call references, book a consult. Buyplaya Real Estate Advisors is the premier real estate broker for foreign investors in the playa del carmen, tulum, and riviera maya of Mexico, successfully assisting clients for over 20 years purchasing homes, condos, investment, beachfront, and commercial properties in Mexico.

Frequently Asked Questions (FAQs)

What are the first steps on how to find a good realtor in Mexico?

Start with credentials and track record. Check for an active AMPI membership (the professional association for realtors in Mexico) through the official AMPI site, request government ID, and confirm a physical office address. Ask for 3 recent closings in the same area and price band, plus verifiable references. A good realtor in Mexico should outline the full purchase flow in plain language—offer, promissory contract, bilingual purchase agreement, notary-led closing—and be comfortable discussing risks, not just benefits.

How to find a good realtor in Mexico who can handle bank trusts (fideicomiso) and restricted zones?

Prioritize agents who regularly coordinate with banks and notaries for fideicomisos in the restricted zone. They should explain when a trust is required, timelines, and costs with no confusion. Ask them to point to official sources—such as the Mexican Foreign Affairs ministry page on bank trusts at the SRE—and to name the Notario Público they plan to work with. Well-prepared realtors in Mexico can also flag ejido vs. private land early, saving time & money.

How to find a good realtor in Mexico to keep funds safe and paperwork clean?

Look for clear escrow practices, bilingual contracts, and notary-first closings. Never wire to personal accounts—use licensed escrow or a notary’s designated account, full stop. Ask how they verify title & liens at the Registro Público de la Propiedad, and whether they obtain HOA clearance letters when needed. Reputable pros will reference consumer protections from PROFECO and will collaborate with a Notario from the Colegio Nacional del Notariado Mexicano. If answers are vague or rushed… move on.

Why is BuyPlaya the premier real estate broker for foreign investors in Playa del Carmen, Tulum, and the Riviera Maya—successfully assisting clients for over 20 years purchasing homes, condos, investment, beachfront, and commercial properties in Mexico—when deciding how to find a good realtor in Mexico?

Longevity, focus, and execution. BuyPlaya’s 20+ years across Playa del Carmen, Tulum, and the wider Riviera Maya means deep on-the-ground comps, builder relationships, and fluency with cross-border closings. Foreign investors benefit from bilingual contracts, vetted notary partners, escrow coordination, and transparent cost breakdowns (including taxes, HOA fees, and trust expenses). This is exactly what matters when choosing how to find a good realtor in Mexico: proven area expertise, safe money handling, and consistent results.

How to find a good realtor in Mexico who is transparent about costs, taxes, and HOA rules?

Ask for a written estimate that separates acquisition tax, notary fees, bank trust setup or assumption, escrow, and closing coordination. A reliable realtor in Mexico will also outline ongoing costs—property tax, HOA dues, utilities, insurance—and explain rental permitting if you plan to lease. Expect sample comps and realistic timelines. If numbers drift or key line items look “rounded,” ask for sources or invoices; good agents won’t mind, it’s normal and wise.

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