Everything to verify before you pay — pre-sale or move-in ready. No surprises, no upfront payments.
Professional advisors affiliated with SEDETUS or CONOCER don’t ask for money upfront or directly into their accounts; they are paid through a commission agreement with the seller or developer. A reservation deposit (apartado) may be requested, but it never goes to the advisor’s personal account: it goes to a real estate company or a company authorized as a master broker to operate escrow-style. Receipts are also issued for any money received as part of the transaction.
For a legally sound deal, work only with an accredited advisor.
Quintana Roo ranks #1 in Mexico for licensed advisors (≈2,700). Your advisor must be on the state registry. Check it free on the official SEDETUS system.
Check the SEDETUS registry →Alternative or complement: the national standard EC0110 “Real estate marketing advisory” backed by SEP-CONOCER certifies the advisor’s professional competence. Ask for their certificate.
Mexico does not customarily use escrow like the U.S., because the notary already provides legal security. However, you can hire an escrow company in Mexico to hold your money with a neutral third party until all conditions are met.
A state-appointed official. Formalizes the deed, calculates and pays taxes (3% ISAI in QRoo), verifies the property is lien-free and registers it. Their involvement is unavoidable.
Reviews the purchase or pre-sale contract, developer due diligence, delivery clauses and penalties. If you have a good advisor (SEDETUS or CONOCER), ask them to recommend a lawyer or to guide you through the transaction. Especially useful for foreigners and trust (fideicomiso) purchases.
Expat groups have become a Q&A dictionary based on personal experiences, but without complete legal, tax and social knowledge. Everyone shares their own version — often to save a few pesos: skipping a lawyer, doing the fideicomiso themselves, bad experiences with residency, etc. Use them as a reference, not as advice: always confirm with a licensed advisor, a lawyer and a notary.
Before choosing a property, decide the purchase type: a unit still under construction (pre-sale) or one already finished and ready to use (move-in ready). Each has advantages, risks and its own checklist.
Lower price and appreciation during construction. Verify permits, the developer track record and delay penalties. Developer financing is usually interest-free (e.g., 30% down and 70% on delivery).
You see exactly what you buy and move in or rent it immediately. The deed doesn’t necessarily have to be lien-free: sometimes the loan lets you pay the principal and cancel the mortgage in a single act. Check the property tax, but above all verify and agree with the real physical condition, and confirm the property is in the Public Registry under the seller’s name. If you buy from a developer, it’s a new build and won’t be in the registry yet — it would be your first deeding.
Pre-sale units are not built yet. Ideal for those seeking a brand-new property that still allows customization. Investing at this stage is increasingly popular for its advantages.
Home values in Mexico rose 39% in 4 years. When construction finishes, the unit is already worth more than you paid. With appreciation plus inflation, buying sooner beats waiting.
Cancún ranks among the top 5 destinations worldwide and draws key events for the rental model. Playa del Carmen is the fastest-growing city in the country; Tulum is now a digital-nomad hub; Puerto Morelos is strategically located. Chains like Marriott and Wyndham shifted to the real-estate rental model for its returns.
Sources: SHF, SIPSE, AMPI Quintana Roo and real-estate credit institutions (2025–2026). ROI and appreciation vary by area, property and management.
You buy a unit already built and ready to use. The big advantage is certainty: you see exactly what you get and can rent or live in it from day one.
You don’t buy from a floor plan or render: you walk the unit and check finishes, views, noise and the real surroundings. It’s the preferred format to move in or rent immediately, including turnkey setups for Airbnb-style vacation rental.
According to INEGI, an average of 3.6 people live per home in Mexico, so the format should fit your family. Here are the pros and cons our clients share.
Your own space and full freedom of use.
Larger areas —garden or multiple floors— with room to expand. Ideal with kids.
Exclusive space, no attached neighbors. You decide colors, materials and design.
Keep as many pets as you like, with an outdoor yard or garden.
Securing the home is on you; many choose gated communities with access control.
Paint and waterproofing every 2–3 years. Avg. cost in Mexico: $8,725 MXN, up to $18,000.
Usually pricier due to the square meters.
Comfort, amenities and great for investing.
Lock the door and travel worry-free. Vertical living makes it easy to leave home secured.
Gym, roof garden, pool, lounge. Maintenance is shared among neighbors and run by management.
Great for a first property. 80% of new-home seekers prefer apartments.
With hotel-style amenities, vacation rental yields 9.7%–10.9% annually; pre-sale resale, ~25% gain.
There are building rules; be mindful of noise and shared spaces.
Some buildings restrict pets above a certain size. Confirm before buying.
Whatever you decide, weigh the areas, access routes and location. Buying a home is always a sound investment: it grows your wealth and pays off if you rent or sell later.
Sources: INEGI; maintenance cost, habitissimo.com.mx. Appreciation/ROI figures for illustration.
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