Coastal checks: federal beach zone (ZOFEMAT), setbacks, erosion and beach access
For beachfront or near-beach property, confirm where the federal maritime zone (ZOFEMAT, generally the first 20 m inland from the high-tide line) begins, whether anyone holds a concession over it, which municipal and environmental setbacks apply, and whether the shore erodes or floods in storms.
Why it matters
Nobody can own the federal zone; you can only hold a concession to use it. Structures on it without a concession can be ordered removed, and the line can move after storms.
Who helps
A surveyor maps the high-tide line and the federal zone; your attorney checks SEMARNAT concession records and the municipal land-use plan.
Documents
- Survey showing the ZOFEMAT line
- Any existing ZOFEMAT concession title and proof its duties are paid
- Municipal land-use and setback information
- Environmental restrictions (protected areas, dunes, turtle nesting)
Costs Estimate
- Coastal survey with ZOFEMAT line: often US$500–2,000 depending on size and access (estimate).
- ZOFEMAT annual duties: per m², set in the federal duties law and updated yearly (estimate; confirm the current rate).
Estimates only. Get written quotes.
Common mistakes
- Assuming the seller's beach patio or palapa is part of the property.
- Unpaid concession duties carried over to you.
- Buying in an arroyo or low dune that floods in hurricanes.
- Blocking public beach access, which the law protects.
Say it in Spanish
- ¿Hay una concesión de ZOFEMAT frente a este lote y quién es el titular?
Is there a ZOFEMAT concession in front of this lot, and who holds it? - ¿Dónde está exactamente la línea de la zona federal?
Where exactly is the federal zone line?
Terms
Confirm the details for your case with your notario or attorney.
Common questions
What is ZOFEMAT?
The federal maritime-terrestrial zone, generally the first 20 m inland from high tide. Nobody owns it; you can only hold a concession to use it.
Do I need a concession for my beachfront patio?
If it sits in the federal zone, yes. Check the survey line and any existing concession before buying.