Fideicomiso: What Every Foreign Buyer Needs to Know

What Is a Fideicomiso

A fideicomiso is a bank trust agreement where an authorized Mexican bank acts as trustee to hold the title of a property on behalf of a foreign buyer. It was established by the Mexican Constitution (Article 27) to allow foreign investment while maintaining sovereignty over land in restricted zones.

Restricted Zone

The restricted zone covers:

• 50 kilometers from any coastline
• 100 kilometers from any international border

All of Yucatan's coast (Progreso, Chicxulub, Chelem, Telchac) falls within this zone. Merida, being inland, does NOT require a fideicomiso — foreigners can buy directly.

How It Works

1. Bank application: The buyer chooses an authorized bank (Scotiabank, HSBC, Banorte, Santander are most common)

2. SRE permit: The bank requests a permit from the Ministry of Foreign Affairs

3. Notarized deed: Formalized before a public notary

4. Duration: 50 years, indefinitely renewable

5. Full rights: The beneficiary has full rights to use, sell, rent, and inherit

Typical Costs

Item	Approximate Cost
Setup fee	$500 - $1,000 USD
Annual bank fee	$500 - $800 USD
SRE permit	~$1,500 MXN
Notary (included in closing)	3-5% of value

Authorized Banks in Yucatan

• Scotiabank (most commonly used for fideicomiso)
• HSBC Mexico
• Banorte
• Santander Mexico
• BBVA Mexico

FAQs

Can I sell the property? Yes, as beneficiary you have the right to sell at any time. What happens when it expires? It automatically renews for another 50 years. Can I inherit the property? Yes, you can designate beneficiaries in the fideicomiso. This guide is informational. Information is based on current Mexican legislation. Always consult a local real estate attorney before proceeding with a purchase.