Ejido land: the first thing to rule out
Much rural land in Mexico was once ejido, communal land granted to farming communities. It cannot be sold to a foreigner until it has been converted to private ownership (dominio pleno) and recorded in the public registry. Offers on ejido land that "will be converted later" are the most common way buyers lose money. Your notary should confirm private title before you pay a deposit.
What to check on any lot
- Private title, free of liens, recorded in the public registry.
- A survey that matches the deed and the boundaries on the ground.
- Zoning (uso de suelo) that allows what you plan to build, and the building limits that apply.
- Water, power and drainage: what exists today and the real cost of bringing it in.
- Year-round road access and, on hillsides, the cost of foundations and retaining walls.
Building on your land
Building permits come from the municipality, so the rules differ between Puerto Vallarta in Jalisco and Bahía de Banderas or Compostela in Nayarit. Budget time for permits and choose an architect and builder with finished projects you can visit.
