The Complete Guide to Fideicomiso for Foreign Buyers in Mexico

What is a Fideicomiso?

A fideicomiso is a Mexican bank trust that allows foreign nationals to hold property within the "restricted zone" — anywhere within 50 km of the coast or 100 km of a border. Bacalar falls squarely inside this zone.

How it works

The Mexican bank holds the legal title on your behalf. You are the sole beneficiary with full rights to use, rent, modify, sell, or bequeath the property. The trust is initially set for 50 years and is renewable indefinitely.

Costs

• Setup: $500–$1,000 USD one-time
• Annual fee: ~$600 USD
• Permit from Ministry of Foreign Affairs: ~$1,500 USD

Timeline

Typically 60–90 days from offer accepted to keys in hand. Your notario (Mexican notary) coordinates everything.

Bottom line

Fideicomiso is safe, well-established, and used by hundreds of thousands of foreign owners across Mexico. Treat it as a normal cost of buying — not a barrier.