Yes. Americans and Canadians can buy property in Puerto Vallarta and Riviera Nayarit without residency. On the coast they own through a fideicomiso, a bank trust with full owner's rights, and the purchase closes before a Mexican notario público, usually paid in cash through escrow.
Yes. Americans and Canadians buy homes, condos and land in Puerto Vallarta and the Riviera Nayarit every week, and the process is well established. You do not need Mexican residency or a Mexican partner. On the coast, ownership is held through a bank trust called a fideicomiso, which gives you the full rights of an owner.
What you can own, and how
- Residential property on the coast: through a fideicomiso, with you as beneficiary. This is how almost all my clients buy.
- Commercial or development projects: often through a Mexican corporation, which can hold title directly. This needs an accountant from day one.
- Away from the coast and borders: foreigners can hold title directly in their own name.
The buying process, step by step
- Define the area and the type of home with your advisor, then view a short-list in person or by video.
- Make a written offer. Once accepted, sign a promissory agreement and place your deposit in escrow.
- Due diligence: title, a certificate of no liens, paid-up property tax and water, and HOA status for condos.
- The bank applies for the trust permit from Mexico's Ministry of Foreign Affairs.
- The notario público prepares the deed, calculates taxes and fees, and you wire the balance to escrow.
- Sign the deed before the notary, receive the keys, and the deed is recorded in the public property registry.
Paying for the property
Most foreign buyers pay cash, sometimes funded by a loan or line of credit against a home in the US or Canada. Some developers offer payment plans on pre-construction, and a small number of lenders offer mortgages to foreigners in Mexico. Funds normally move through a US or Mexican escrow company, never directly to the seller.
Residency is separate, and optional
Buying a home does not give you residency, and you do not need residency to buy. Many owners visit as tourists. If you plan to spend long periods here, temporary or permanent residency is applied for at a Mexican consulate in your home country, based on income or savings; ask the consulate for its current requirements.
Owning from abroad
Name substitute beneficiaries in the trust so the property passes to your heirs, keep receipts for every improvement (they matter for tax when you sell), and if you will rent the home out, register for tax before your first guest arrives. None of this is legal or tax advice; your notary and accountant confirm the details for your purchase.
Closing costs and property tax →
Frequently asked questions
Can a US or Canadian citizen own property in Puerto Vallarta?
Yes. Foreigners own residential property on the coast through a fideicomiso, a bank trust in which they are the beneficiary with full rights to live in, rent, sell or leave the property to heirs.
Do I need residency to buy a home in Mexico?
No. You can buy as a visitor. Residency is a separate application, made at a Mexican consulate, for people who want to stay for long periods.
How long does it take to buy property in Puerto Vallarta?
For a resale home paid in cash, closing commonly takes around one to two months from the accepted offer, mostly because of due diligence and the trust permit. Pre-construction follows the developer's delivery schedule.
Can I get a mortgage in Mexico as a foreigner?
It is possible but limited. Most buyers pay cash or use financing from home, such as a loan against a US or Canadian property. Some developers offer payment plans.
