The Cost of a Fideicomiso in Tulum
Enero 13 de 2026
At The Bucket List by Melina Villavicencio, we believe that owning property in Tulum is not just a transaction — it’s a lifestyle decision and a long-term investment in freedom.
For foreign buyers purchasing property in Tulum (a coastal, restricted zone in Mexico), ownership is structured through a bank trust known as a Fideicomiso. This is a secure, well-established legal framework that allows you to enjoy full ownership rights with complete peace of mind.
Fideicomiso Costs — A Curated Overview
1. Fideicomiso Setup Fee (One-Time Bank Fee)
An initial setup fee paid to the bank to establish the trust.
→ USD $1,000 – $2,500
2. Mexican Ministry of Foreign Affairs Permit (SRE)
A mandatory government permit authorizing foreign ownership within the restricted zone.
→ Approximately $20,000 MXN (around USD $900 – $1,100)
3. Annual Trust Administration Fee
A yearly fee paid to the bank for managing and maintaining the trust.
→ USD $500 – $1,000 per year
4. Additional Administrative Fees (If Applicable)
May include adding beneficiaries or registering a mortgage.
→ Typically USD $300 – $500, only if required.
Investment Snapshot
|
Concept |
Estimated Cost |
|
Fideicomiso setup |
$1,000 – $2,500 USD |
|
SRE permit |
$900 – $1,100 USD |
|
First annual fee |
$500 – $800 USD |
|
Estimated initial investment |
$2,300 – $4,500 USD |
|
Ongoing annual fee |
$500 – $1,000 USD |
What to Expect at Closing
In addition to the fideicomiso, buyers should plan for:
- Property Transfer Tax (ISAI): approx. 3%–4%
- Notary & registration fees: approx. 1%–2%
✨ Total closing costs in Tulum typically range between 6% and 9% of the property value, including the fideicomiso.
Why This Matters
- The fideicomiso is valid for 50 years and can be renewed indefinitely
- You maintain full ownership rights: rent, sell, remodel, or transfer to heirs
- This structure is designed to protect your investment while allowing you to live or invest freely in Mexico
The Bucket List Experience
When you work with The Bucket List by Melina Villavicencio, you’re not just buying property — you’re guided through every legal, financial, and lifestyle detail with clarity, transparency, and intention.
If you’d like a personalized cost breakdown, guidance for a specific property, or a client-ready explanation, I’ll be happy to curate it for you.
Because the right investment should feel as effortless as the lifestyle it unlocks. ✨
