Buyer Guides

10 min · Risk Intelligence

Ejido Land Risk

The single most dangerous title issue in Riviera Maya real estate

Ejido land cannot legally be sold to private buyers without a formal conversion process. Billions in foreign investment have been lost to ejido disputes. Understanding ejido exposure before any purchase is non-negotiable.

Title RiskEjidoDue Diligence

6 min · Participant Verification

AMPI Membership and Agent Verification

How to verify the legitimacy of any broker or agent before you engage

AMPI is Mexico's national real estate association. Membership signals professional commitment but does not guarantee ethical conduct. This guide explains what AMPI membership means and what additional checks matter.

AgentsAMPIVerification

7 min · Transaction Process

ESSENTIAL

The Notario Publico Process

Why the notario is the most important person in your transaction

In Mexico, a notario publico is a government-appointed legal officer. Every real estate transaction must pass through a notario to be legally valid. Choosing the wrong one is a significant risk vector.

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ESSENTIAL

5 min · Legal Structure

Restricted Zone Rules for Foreign Buyers

Understanding the 50km coastal and 100km border restrictions

Article 27 of the Mexican Constitution defines restricted zones where foreign nationals cannot hold direct title. The entire Riviera Maya coast falls within this zone.

Pre-SaleDeveloper RiskContracts

12 min · Due Diligence

Pre-Sale Due Diligence

How to evaluate a developer before committing capital to an unbuilt project

Pre-sale purchases offer lower entry prices but carry substantial delivery risk. This guide provides a systematic framework for evaluating any pre-sale opportunity.

10 min · Tax Intelligence

Mexican Tax Obligations

ISR rental income tax, capital gains, IVA and predial explained

Foreign nationals owe ISR on rental income and capital gains from property sales. Most buyers never model these costs. This guide covers all three tax layers that affect your actual return.

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12 min · Tax Intelligence

US and Canada Tax Obligations

FBAR, Form 8938, T1135 and foreign rental income reporting

US citizens and Canadian residents owning Mexican property have significant home-country reporting obligations. Penalties start at $10,000 per violation per year.

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5 min · Legal Infrastructure

Notario Directory

Verified notarios with foreign buyer experience by zone

6 verified notarios across 4 zones with intelligence notes on transaction volume, languages, specializations, and foreign buyer track record.

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DeveloperPre-SaleFramework

15 min · Due Diligence

Developer Due Diligence

Five-axis framework for evaluating any developer before committing capital

Developer financial health, title verification, permits, escrow structure, and confidence score methodology. The framework that separates legitimate pre-sales from high-risk ones.

8 min · Environmental Risk

Hurricane Risk and Insurance

Risk by zone, historical data, and insurance options for property owners

Every property in the Riviera Maya requires hurricane coverage. This guide covers risk by zone, the five types of coverage you need, and which Mexican and international insurers operate here.

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8 min · Infrastructure Intelligence

Tren Maya Impact Analysis

How the Maya Train is reshaping property values across the corridor

The Maya Train is the single largest infrastructure investment in the region since Cancun was founded. Its impact on property values varies significantly by location -- Bacalar is the biggest opportunity.

Tren MayaInfrastructureBacalar

7 min · Immigration

Visa and Residency Guide

Property ownership does not confer residency -- here is what does

Mexico does not grant residency based on property purchase alone. This guide covers tourist visa limits, temporary resident requirements, permanent residency pathways, and digital nomad options.

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10 min · Legal Intelligence

HOA and Condominium Regime Guide

What foreign buyers need to know before signing any HOA agreement

Mexican condominium law is significantly weaker than US or Canadian equivalents. HOA enforcement is limited, reserve fund requirements are minimal. Know what to verify before you buy.

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