Choose the trustee bank (fiduciaria)
A Mexican bank acts as trustee: it holds legal title. You are the beneficiary (fideicomisario) with full rights to use, rent, sell and bequeath the property.
Why it matters
This is the legal route for foreigners in the restricted zone.
Who helps
Your attorney or the notario coordinates the trust with the bank you choose.
Documents
- Passport and proof of address for every beneficiary, KYC (know-your-customer) forms, and the names of your substitute beneficiaries.
- New trust or assignment of an existing one?
- If the seller already holds the property in a bank trust, you can often take over that trust by an assignment of trust rights (cesión de derechos fideicomisarios) instead of creating a new one.
- The seller's rights pass to you with the bank's approval, by notarized deed recorded at the RPPC.
- It's usually cheaper and faster. The remaining term carries over, and the trust can be renewed later.
- You keep the existing bank and its fee schedule unless you also change trustee.
Bank fee vs. "trust package"
the bank's own setup (acceptance) fee is a fraction of what some facilitators quote as "the trust cost." A facilitator's figure may also bundle the SRE permit fee (MXN 21,650 in 2026), notario fees, RNIE filing, translation and their own fee. Ask for each item separately before comparing.
Bank comparison card (fill in from written quotes)
- Acceptance (setup) fee
- Annual fee, currency (USD or MXN) and escalation clause
- Fee per amendment / per power of attorney
- Fee to assign rights or substitute trustee
- Payment methods (wire, SPEI, card, branch) and online portal
- Typical response time; English-speaking contact
Costs Estimate
- Bank fees are not regulated. Compare acceptance, annual, amendment and power-of-attorney fees.
Estimates only. Get written quotes.
Common mistakes
- Ignoring the fees for powers and amendments. You'll need at least one power to build (step 4.3).
- Not naming substitute beneficiaries.
- Misspelled names in the KYC file, which carry into the deed.
Say it in Spanish
- Por favor envíeme su tabla completa de honorarios: aceptación, anualidad, modificaciones y poderes.
Please send me your full fee schedule: acceptance, annual, amendments and powers of attorney.
Terms
Confirm the details for your case with your notario or attorney.
Common questions
Can a foreigner own property in Baja California Sur?
Yes. In the restricted zone, which covers nearly all of BCS, you hold residential property through a bank trust (fideicomiso) as beneficiary, with rights to use, rent, sell and bequeath it.
What is a fideicomiso?
A bank trust. A Mexican bank holds title for you, and you keep the rights of an owner. It is renewable and you choose the bank.
What is the annual trust fee?
The bank's yearly fee for administering your trust. It isn't regulated, so compare banks before closing.