Riviera Maya real estate glossary

The person or company responsible for a condominium's day-to-day operations — collecting fees, maintaining common areas, and enforcing bylaws. May be an owner or a hired management firm.

The average nightly rate a short-term rental earns over a period. Combined with occupancy rate, it drives total rental revenue (RevPAR).

The person named in a will or appointed by a court to administer and distribute a deceased person's estate. The albacea manages the sucesión process, including transferring titled property to heirs.

Shared features and services of a development — pool, gym, beach club, rooftop, concierge, security — that add lifestyle value and support rental demand, but also drive HOA fees.

An initial sum paid to take a property off the market while paperwork is prepared, which may or may not be refundable and is typically credited toward the price. Confirm in writing whether it is refundable; refundability varies — confirm locally.

An international certification (under the Hague Convention) that authenticates a foreign public document — such as a birth certificate or power of attorney — so it is recognized in Mexico. US and Mexican documents are apostilled between the two countries; Canada joined the Apostille Convention, which entered into force for Canada on 11 January 2024 (as of 2026), so Canadian documents can now be apostilled rather than consular-legalized.

The shared parts of a development owned collectively by all owners — lobbies, pools, gardens, hallways, rooftops — maintained through HOA fees. Distinguished from the privately owned unit.

In a residency context, the personal, family, or economic ties to Mexico an applicant can show to support certain residency requests (for example, family unity or years of prior residence). Which residency categories rely on arraigo varies — confirm locally with INM.

A deposit given on signing a preliminary agreement to show commitment, which contract terms may make forfeitable by a defaulting buyer or repayable (sometimes double) by a defaulting seller. Distinct from the enganche, which is a down payment applied to the price.

The owner (or their representative) who leases a property to a tenant in exchange for rent. Responsible for habitability and honoring the lease terms.

The formal meeting of unit owners where budgets, fees, rules, and major decisions are voted on. Its minutes (actas) can bind owners, so buyers should review recent assembly decisions.

An official property valuation prepared by a certified appraiser (perito valuador), often required by the notario to calculate acquisition tax and for the deed. It may differ from the market or sale price.

A commercial appraisal estimates market value, while a cadastral appraisal reflects the municipality's assessed value (usually lower). Different taxes and decisions rely on different appraisals, so it matters which one is used.

A "baño completo" has a shower and/or tub, sink, and toilet; a "medio baño" (half bath / powder room) has only a sink and toilet. Listings count them separately.

A person named in a fideicomiso to automatically receive the beneficial rights if the primary beneficiary dies, allowing the property to pass without a Mexican probate. A key estate-planning feature of the trust structure.

Immovable property — land and anything permanently attached to it, such as buildings. Distinguished from "bien mueble" (movable/personal property such as furniture).

A private storage room or locker, often sold or assigned with a condo unit. As with parking, confirm whether it is included and titled.

A short preliminary agreement, often used in pre-construction, by which a buyer reserves a specific unit and price with an initial deposit while the formal contract is prepared. Read carefully whether the reservation deposit is refundable; refundability terms vary by developer — confirm locally in the contract.

A professional who represents buyers or sellers. Real-estate licensing is not uniformly regulated across Mexico (some states require certification, others do not), so buyers should vet an agent's track record. State licensing requirements vary by state — confirm locally.

A designated parking spot, which in a condominium may be a titled/assigned part of the unit or a shared common-area right. Confirm whether parking is included and how it is assigned.

The formal closing of a bank trust, done when the property is sold, converted, or the trust is no longer needed. It requires notario and bank involvement and carries its own fees — commonly around USD $1,000–$1,500 to cancel the trust on a sale (as of 2026).

The in-Mexico step where a newly approved resident, who obtained a residency visa abroad, exchanges it at INM for their actual resident card within a set window after arrival. Missing the canje deadline can void the process; the exact deadline varies — confirm locally with INM.

A measure of return: annual net rental income divided by the property's price/value, expressed as a percentage. Buyers use it to compare investment properties; gross yield ignores costs while cap rate accounts for expenses like HOA fees and taxes.

Impuesto Sobre la Renta applied to the profit from selling property. Sellers generally pay either a percentage of the gain or a flat percentage of the sale price, whichever the notario calculates as applicable. Residents selling a primary home may qualify for an exemption when they can document residency and comply with the deduction rules.

A charge added to a short-term booking to cover cleaning between guests, shown separately from the nightly rate. It affects the guest's total price and the owner's net.

A written offer stating the buyer's proposed price and key terms, which can become binding if accepted and is then carried into the formal contract. It usually specifies deposit, timeline, and contingencies.

A "casa" is a standalone house (often with its own lot); a "departamento" is an apartment/condo unit within a building under a condominium regime. The distinction affects ownership form, fees, and rules.

The municipal cadastral office and the official assessed value it assigns to a property, used as the basis for calculating predial and some transfer taxes. The cadastral value is usually well below market value.

An official document from the municipal cadastre identifying a property, its cadastral value, location, and dimensions. Used to confirm the parcel's registered data and to calculate predial.

A natural sinkhole/freshwater pool characteristic of the Yucatán Peninsula. A cenote on or near a property is a strong selling and rental feature but can carry environmental-protection and building restrictions.

The transfer of a party's contractual rights to another — for example, a pre-construction buyer selling their purchase contract before delivery, or assigning fideicomiso beneficial rights. Terms and any required developer consent should be checked; transfer/assignment fees vary — confirm locally.

The final stage of a transaction, when parties sign the escritura before the notario, funds are released, and ownership transfers. Also called "escrituración" when referring to the titling step.

The total one-time costs to complete a purchase — typically including acquisition tax (ISAI), notario fees, registry fees, appraisal, certificates, and (for foreigners) fideicomiso setup and bank permit. Buyers should budget roughly 4–8% of the purchase price (as of 2026), with the higher end on lower-priced or financed properties.

A factor derived from a prior year's results used to estimate provisional income-tax payments for certain taxpayers. It mainly affects those taxed under business or professional regimes; applicability depends on your tax regime — confirm locally with a contador.

The fee paid to real-estate agents on a sale, customarily paid by the seller and often higher than US/Canadian norms. IVA (VAT) generally applies to commissions; typical commission percentages vary — confirm locally.

An arrangement where two brokerages (one representing the seller, one the buyer) split the commission on a sale. Because Mexico lacks a unified MLS, co-brokerage practices and typical splits vary — confirm locally.

A contract under which an owner lets someone use property for free for a period, after which it is returned. Unlike a lease, no rent is paid; it is sometimes used between family members or related companies.

Conditions written into a contract that must be met before the deal becomes binding or can close — such as clear title, financing, or permit approval. If a condition fails, the buyer may typically withdraw and recover deposits per the contract.

The legal condominium regime that divides a building or development into privately owned units plus shared common areas. The regime document sets ownership percentages, voting rights, maintenance obligations and rules on short-term rentals.

A certificate confirming there are no outstanding debts on a property — such as unpaid property tax (predial), water, or HOA fees. Obtained during due diligence and required at closing to prove the property is clear of arrears.

"Construcción" is the built (interior/covered) area of a property, while "terreno" is the total land/lot area. Listings distinguish the two, and price-per-m² can be quoted on either.

The Mexican consulate abroad where applicants usually begin a residency visa, attend an interview, and show solvency before entering Mexico to complete the canje. Tourist entry (FMM) does not require this.

The rental contract between landlord and tenant setting term, rent, deposit, and obligations. For long-term rentals it is often notarized or registered depending on the state.

The purchase-and-sale contract setting out the full terms of the transaction. In a formal transfer, its terms are ultimately reflected in the notarized escritura.

A contract giving one agent or brokerage the sole right to market a property for a set period, usually earning the commission regardless of who finds the buyer. Typical exclusivity term lengths vary — confirm locally.

A binding preliminary agreement in which buyer and seller commit to complete the sale under agreed terms, usually accompanied by a deposit. It locks in price and conditions ahead of the final deed.

A private contract is a signed agreement between the parties that is not notarized or recorded; an escritura pública is notarized and registered. Only a recorded escritura gives full public protection of ownership, so relying on a private contract alone is risky.

A form of ownership in which two or more people jointly own a single property, each holding an undivided percentage share (parte alícuota). Any co-owner can generally sell their share, and major decisions typically require agreement among the co-owners.

A short-term loan, typically to developers, financing construction until units are sold or permanent financing is arranged. Its terms can affect a project's delivery and a pre-construction buyer's risk.

A one-time or extra charge levied on condominium owners for major repairs or projects not covered by regular fees. Buyers should ask whether any special assessments are pending.

A unique personal ID code assigned to residents and citizens of Mexico, used across government and financial processes. Foreign residents are typically assigned a CURP tied to their immigration status.

A municipal charge for public street lighting, usually collected through the electricity (CFE) bill or with predial. It is a small recurring cost of ownership; how it is calculated varies by municipality — confirm locally.

Expenses the tax law allows to be subtracted from taxable income — for rentals, items such as predial, maintenance, interest, and management fees (with valid facturas). Landlords may instead elect a blind/standard deduction ("deducción ciega") of 35% of gross rent plus predial (as of 2026).

Costs and improvements that, when properly invoiced (with a factura/CFDI and an RFC), can be deducted from the capital gain to reduce ISR at resale. Keeping official invoices for renovations is important for foreign owners planning to sell.

A refundable deposit a tenant provides against damage or unpaid rent under a lease, distinct from an escrow deposit in a purchase. Terms are set in the rental contract.

The right to use or build on a building's rooftop, which may belong to a specific unit (often a penthouse) or to all owners in common. Confirm who holds roof rights before assuming rooftop use; how roof rights are assigned depends on the specific condominium regime — confirm locally.

Government fees for recording the deed and trust in the public registry, plus certificate issuance. Part of total closing costs, separate from the notario's professional fee.

The surveying and marking of a property's exact boundaries and area, often by a licensed surveyor. It resolves discrepancies between the deed, the registry, and the land on the ground.

A payment plan offered directly by a developer, often interest-free or low-interest over the construction period, as an alternative to a mortgage. Common in the Riviera Maya because Mexican mortgages for foreigners can be costly and hard to obtain.

The legal status of ejido land that has been formally regularized and converted into private property, making it eligible for sale and titling. Confirming a property has dominio pleno (not just ejidal rights) is essential when land was formerly ejido.

The gratuitous transfer of property from one person to another, formalized before a notario. Gifts between close relatives may receive tax treatment different from a sale; the specific gift-tax exemptions and conditions vary — confirm locally with a notario or contador.

The investigation a buyer conducts before closing to confirm clear title, no liens or debts, correct land status (not un-converted ejido), permits, and boundaries. Skipping due diligence is the leading cause of problem purchases for foreigners.

Land held communally under Mexico's agrarian system, originally granted to farming communities. Ejido land cannot be sold to private buyers unless it has been formally converted to private property (see Dominio pleno); buying un-converted ejido land is a common and serious risk for foreigners.

Communally held agrarian land granted to a community after the Mexican Revolution. Ejido parcels cannot be sold as private property until they are formally regularised (dominio pleno). Buying unregularised ejido land is one of the most common sources of title disputes in the Riviera Maya.

A judicial or administrative measure that freezes or seizes a property to secure a debt, preventing its sale until resolved. An embargo recorded against a property is a serious red flag in due diligence.

The initial payment a buyer makes toward the purchase price, with the balance due at closing or per a financing/pre-construction schedule. Pre-construction projects commonly require a sizeable enganche; typical percentages vary by developer and project — confirm locally.

The formal handover of a completed unit from developer to buyer, typically with a walkthrough and punch list of defects to correct. On pre-construction, titling (escrituración) may follow entrega.

The point at which the buyer physically receives possession of the property, often after a final walkthrough and completion of payments or titling. It may or may not coincide with the recorded escritura.

The public deed that evidences ownership. It is prepared and signed before a notario público and then registered with the Public Registry of Property. Until the escritura is registered, ownership is not fully enforceable against third parties.

The official, notarized deed that transfers and evidences ownership of a property. It is prepared and signed before a notario and then recorded in the public registry. It is the primary proof of title in Mexico.

"Title" refers to the legal right of ownership; the "escritura" (deed) is the notarized document that evidences and transfers that title. In Mexico the recorded escritura is the practical proof of ownership.

The overall process of preparing, signing, and recording the escritura pública to formally transfer ownership. Buyers often hear "we are in escrituración" to mean the closing/titling stage is underway.

A neutral third-party account that holds the buyer's funds until closing conditions are met, then releases them to the seller. Escrow is standard practice for cross-border buyers but is not legally required in Mexico, so buyers should insist on a reputable escrow company.

The shortest booking length a rental accepts, set by the owner, platform, or condominium rules. Minimum-stay requirements can be imposed by bylaws to limit short-term turnover.

A studio unit combining living, sleeping, and kitchen areas in one room. Common in Riviera Maya rental-focused developments.

A capital-gains (ISR) exemption that may apply when selling a property that qualifies as the seller's primary residence. It is exempt up to 700,000 UDIS — and, importantly, the cap is measured against the sale price, not the gain — and may be claimed only once every three years (as of 2026). The seller must be an individual, the property must be their primary residence, and it must be documented in their name (ID plus utility bills or statements at the address); tax residency and an RFC are effectively required, so foreigners must set this up years before selling. It is one of the most valuable — and most misunderstood — tax benefits for sellers.

The multiplier for converting between metric and imperial area: 1 m² = 10.7639 ft², and 1 ft² ≈ 0.0929 m² (standard conversions). Useful for US/Canadian buyers comparing sizes.

A digital tax invoice (Comprobante Fiscal Digital por Internet) issued through SAT. Only expenses backed by a valid factura tied to your RFC are deductible against capital gains on a future sale.

The legal authority granted to a notario (and certain officials) to certify that acts and documents are authentic and true, giving them official evidentiary weight. It is what makes a notario's escritura legally reliable.

The federal strip of land — the first 20 meters measured landward from the high-tide line (as of 2026) — which cannot be privately owned but may be used under a federal concession (granted via SEMARNAT, typically for up to 50 years, renewable and revocable). Beachfront buyers should confirm any ZOFEMAT concession status.

A third party who guarantees a tenant's lease obligations, often required to own local real estate (fiador) as security. Foreign or newcomer tenants who lack a fiador frequently use a legal-guarantee policy instead.

The beneficiary of a fideicomiso — the foreign buyer who holds all rights to use, lease, improve, sell, and inherit the property, even though the bank holds title. Substitute beneficiaries can be named to pass the property on death without probate.

A Mexican bank trust that allows foreign buyers to hold residential property inside the restricted zone (within 50 km of the coast or 100 km of a border). A Mexican bank holds legal title as trustee while the buyer, as beneficiary, keeps full rights to use, renovate, rent, sell or bequeath the property. Trusts run for 50 years and are renewable.

A trust used as loan collateral, where property is placed in trust to secure repayment and can be transferred to the lender on default. Different from the ownership fideicomiso foreigners use to hold coastal property.

The party who establishes a fideicomiso and transfers the property into the trust — typically the seller conveying title into the trust on the buyer's behalf. In practice for foreign buyers this role is filled at closing when title is placed into the trust.

The Mexican bank that holds legal title to the property inside a fideicomiso and administers the trust according to the beneficiary's instructions. The trustee charges an annual fee for maintaining the trust, typically around USD $500–$800 per year (as of 2026), though banks set their own schedules and the fee often scales with property value.

A document confirming that all obligations under a contract have been fully satisfied and the parties release each other. Used, for example, when a buyer completes a payment plan or a party settles a dispute.

The visitor permit/entry record issued to tourists, generally allowing stays of up to 180 days (as of 2026, at the officer's discretion and sometimes shorter). It is not residency and does not by itself allow you to work or establish tax residency.

A legally subdivided residential development with defined lots, streets, and services, often gated with shared amenities and HOA rules. Confirm the fraccionamiento is authorized and its lots are titled.

"Frente de playa" means the property fronts the beach; "vista al mar" means it has an ocean view without necessarily being on the sand. Beachfront property involves the federal maritime zone and commands a premium.

A developer's obligation to remedy construction defects, including "hidden defects" not apparent at handover, for a period after delivery. Terms should be spelled out in the purchase contract; statutory warranty periods vary — confirm locally.

A person or firm that handles bureaucratic errands — obtaining permits, certificates, tax IDs, utility transfers, and registry filings — on the client's behalf. Useful for foreigners navigating Mexican paperwork, but a gestor is not a substitute for a notario or attorney.

Any charge or claim against a property — a mortgage, lien, easement, or seizure — that can limit its transfer or use. A libertad de gravamen certificate confirms none exist.

The recurring fee condo or community owners pay for upkeep of common areas, amenities, security, and services. In amenity-rich Riviera Maya developments these fees can be significant and should be factored into rental returns.

The recurring fee paid by condominium owners for security, pools, landscaping, insurance, staff and reserves. In the Riviera Maya it is commonly quoted per square metre per month in Mexican pesos or US dollars, and it is a major factor in net rental yield.

The notario's professional fee for drafting, formalizing, and processing the escritura, separate from taxes and registry fees. It is a significant, sometimes negotiable, closing cost; typical fee ranges vary by notario and transaction size — confirm locally.

A state tax on short-term lodging, typically charged as a percentage of the room rate and collected from guests (including platform stays). In Quintana Roo it commonly applies to vacation rentals (recent rates have run around 5–6%, with platform-specific rates); the current lodging-tax rate varies by state/municipality — confirm locally.

A state-level tax some states impose on rental income, separate from federal ISR. It is typically a small percentage of gross or net rents; whether Quintana Roo levies it and at what rate varies — confirm locally.

The percentage of a condominium's common areas and value attributed to each unit, used to allocate voting rights and maintenance fees. A larger indiviso means a bigger share of costs and votes.

Mexico's federal immigration authority, which issues and manages residency cards, entry permits, and status changes. Most in-country immigration procedures go through INM offices.

Mexico's official inflation index, published by INEGI. It is used to adjust (index) the cost basis and certain figures when calculating capital-gains tax on a sale.

The person who rents and occupies a property under a lease, paying rent to the landlord. Their rights and obligations are set by the lease and the state civil code.

A one-time transfer tax paid by the buyer when acquiring property, calculated on the highest of the sale price, appraisal, or cadastral value. It is one of the larger closing costs. In Quintana Roo it typically runs about 2–4% (Cancún/Benito Juárez is 3%); the name (ISABI locally) and rate vary by state/municipality — confirm locally.

Mexico's income tax, which on a property sale applies as capital gains tax on the seller's profit; rental income is also subject to ISR. On a sale, a non-resident seller is taxed either at a flat 25% on the gross sale price (no deductions) or, by electing the net-gain method and appointing a Mexican legal representative, at progressive rates up to 35% on the net gain; residents use the progressive net-gain method (as of 2026). Exemptions and deductions can reduce the liability but generally require tax residency and an RFC — confirm your situation with a contador.

Periodic (often monthly) advance payments of income tax on rental income, credited against the annual ISR return. Landlords earning rental income are generally required to make these provisional payments; filing frequency and rates depend on the applicable regime — confirm locally with a contador.

Mexico's value-added tax, currently 16% (as of 2026). It does not apply to the sale or long-term unfurnished rental of residential dwellings (casa habitación), but it does apply to commercial property, the construction (non-land) component of new builds, brokerage fees, and furnished/short-term rental services.

The traditional chain-authentication of a foreign document through consular channels, used when a country is not part of the Apostille Convention. Where both countries are Convention members, a single apostille replaces this longer process.

A certificate from the public registry confirming the property is free of liens, mortgages, or other encumbrances. A core due-diligence document that protects the buyer from inheriting hidden debts or claims.

An individual parcel of land within a subdivision or development, identified by number. Listings for land are often quoted per lote and by lot area in m².

The cadastral coordinates identifying a parcel — "manzana" (block) and "lote" (lot) numbers — used in registry and cadastre records. They pinpoint the property on official maps.

The metric unit for area used throughout Mexico. One square meter ≈ 10.7639 square feet (standard conversion). Listings quote both lot and construction area in m².

The total constructed area of a home in square meters, sometimes including terraces and covered parking depending on how it is measured. Clarify what is included when comparing listings.

An alternative to a fideicomiso in which a Mexican company (e.g., an S.A. de C.V. or S. de R.L.) holds title to the property. Generally used for commercial or multiple-property investment, not a single residential home; it carries accounting and tax-filing obligations.

A shared database of property listings used by cooperating agents. Mexico has no single national MLS like the US/Canada; regional systems exist but coverage is inconsistent, so listings are often fragmented across agencies.

A loan secured by the property. Foreigners can sometimes obtain Mexican-peso mortgages or cross-border financing, but rates are typically higher than in the US/Canada, so many buyers pay cash or use developer financing. Current foreign-buyer mortgage rates vary by lender — confirm locally.

A government-appointed attorney with exclusive authority to formalise real-estate transfers in Mexico. The notario verifies title, checks for liens and unpaid taxes, calculates and withholds taxes, and records the deed in the Public Registry of Property. Their involvement is mandatory, not optional.

Ownership of a property stripped of the right to use or enjoy it, because a usufruct has been granted to someone else. The bare owner regains full ownership when the usufruct ends; the structure is sometimes used in estate planning.

A tracking number assigned to an immigration procedure in INM's online appointment/processing system, used to follow a case. Its current usage in the online system varies — confirm locally with INM.

"Obra nueva" is a newly built (or just-completed) property sold for the first time; "reventa" is a resale of a previously owned unit. Preventa (pre-sale) is bought before completion. The category affects price, financing, and tax treatment.

The share of available nights or months a rental is actually booked over a period. It is a key driver of vacation-rental revenue and varies with season and location.

An agent's informal market-value estimate for a property, based on comparable sales — less formal than a certified avalúo. Useful for pricing but not a substitute for an official appraisal.

The compass direction a property or its main windows face, affecting sun, heat, breeze, and views. In the Riviera Maya, orientation influences comfort and cooling costs as well as ocean-view value.

A signed written promise to pay a specific sum by a certain date, sometimes used to document deposits or installment obligations in a purchase. It is an enforceable debt instrument.

A traditional open-sided structure with a thatched roof (often palm), common on Riviera Maya properties for shade over terraces, pools, or beach areas. Frequently highlighted as an amenity.

A court- or government-authorized translator, and the certified translations they produce. Foreign documents used in a closing (e.g., passports, powers of attorney) usually must be officially translated into Spanish.

A licensed professional authorized to prepare official property valuations (avalúos) used for tax and deed purposes. Their appraisal may be required by the notario at closing.

The permit from the Ministry of Foreign Affairs (Secretaría de Relaciones Exteriores) required to establish a fideicomiso for a foreign buyer. It is part of the closing paperwork and carries a government fee.

The top-floor premium unit in a condominium, often with private roof or terrace access. Marketed at a premium and popular for rentals.

The agreed schedule of installments toward a purchase price, common in pre-construction (e.g., enganche, construction-period payments, and a balance at delivery). Typical payment-plan structures vary by developer — confirm locally.

The increase in a property's value over time. High plusvalía is a key selling point in growth areas like the Riviera Maya; it also increases the potential capital-gains (ISR) exposure at resale.

A notarized document authorizing another person to act on the grantor's behalf — for example, to sign closing documents when the buyer cannot be present in Mexico. Powers can be limited (specific acts) or general.

A paid service/insurance that screens tenants and covers the landlord's legal costs and rent recovery if a tenant defaults, commonly used in place of a fiador. Costs are usually a percentage of annual rent; the typical cost varies — confirm locally.

Buying a unit before or during construction, usually through a promise-to-purchase agreement with staged payments. Prices are typically lower than at delivery, but buyers should verify the developer's permits, land title, delivery timeline and what happens to payments if the project is delayed.

The annual municipal property tax in Mexico. Rates are low compared with the United States and Canada, and most municipalities offer a discount for paying in January or February. The receipt is commonly requested at closing to prove the account is current.

A legal process by which a person who has openly, peacefully, and continuously possessed a property for a required period may acquire title through a court judgment. It is a recognized but litigious way land status can change, and a possible risk when buying. The required possession period varies by state and by whether possession was in good or bad faith — confirm locally.

Buying a unit before or during construction, usually at a lower price with a staged payment plan. It offers upside from appreciation but carries delivery-timing and developer-reliability risks.

A service that handles renting, guest turnover, maintenance, and owner reporting for absentee owners — common for foreign buyers using their property as a rental. Fees are typically a percentage of rental income; typical management-fee percentages vary — confirm locally.

Land held in full private ownership, freely transferable and titleable — as opposed to ejido/communal land. Foreigners still need a fideicomiso to hold private property inside the restricted zone.

Evidence of income or savings that residency applicants must show to qualify, typically via recent bank statements or proof of pension/income. The thresholds are set in multiples of UMA and rose notably for 2026. As a rough 2026 guide: temporary residency requires about USD $4,400/month of income over six months or about $74,000 in savings/investments over twelve months; permanent residency about $7,400/month or about $298,000 in savings (as of 2026). Consulates apply their own multiples and exchange rates — confirm with the specific consulate.

A bedroom. Listings describe units by number of recámaras (e.g., "2 recámaras"). A "recámara principal" is the master/primary bedroom.

The legal framework establishing a property as a condominium, defining private units, common areas, ownership shares, and owner obligations. It governs how condos, HOAs, and maintenance fees operate.

The property regime under which a married couple holds assets — commonly "sociedad conyugal" (community property) or "separación de bienes" (separate property). It affects who must sign to buy or sell and how property passes on death.

The government registry where deeds, liens, and ownership records are filed. Recording the escritura here gives public notice of ownership and protects the buyer against competing claims. A registry search is a core due-diligence step.

The rules governing a condominium: use of common areas, rental restrictions, pet policies, fee obligations, and voting. Buyers should review these before purchase, especially if planning short-term rentals.

Rental under a lease of typically six months or more, providing steadier but usually lower income than vacation rentals. Long-term rental income is also subject to ISR; the typical minimum lease length varies — confirm locally.

Short-stay rental of a property to travelers, typically via platforms like Airbnb/VRBO. Income is subject to ISR and to 16% IVA on furnished/short-term stays, may require tax registration and municipal permits, and can be restricted by condominium bylaws. Local permit rules and lodging-tax rates vary by state/municipality — confirm locally.

An immigration status granting indefinite legal residence in Mexico, with no need to renew. It can support tax residency and eligibility for capital-gains exemptions on a primary residence, subject to conditions; specific eligibility conditions vary — confirm locally with a contador.

An immigration status allowing a foreigner to live in Mexico for more than 180 days and up to four years total (renewable), often used by part-time residents and retirees, after which one converts to permanent residency (as of 2026). Residency can help with obtaining an RFC and certain tax benefits on a property sale.

Tax withheld at the source — for example, the notario withholding capital gains tax from a sale, or a rental platform/manager withholding tax on rental income. The withheld amount is credited against the taxpayer's ISR liability.

A performance metric equal to ADR multiplied by occupancy rate, showing revenue earned per available night whether booked or not. It blends price and occupancy into one comparable figure.

Registro Federal de Contribuyentes, the Mexican tax identification number. Owners need an RFC to invoice rental income, to claim deductions on a future sale, and to access the primary-residence capital-gains exemption.

Mexico's federal tax administration service — the equivalent of the IRS/CRA — responsible for the RFC, income tax (ISR), and VAT (IVA).

A legal right for others to use part of a property — for access, utilities, or drainage. Easements can limit how land is used and should surface during due diligence.

Common Mexican company forms — the S.A. de C.V. (variable-capital stock corporation) and S. de R.L. de C.V. (limited liability company) — sometimes used to hold real estate for investment. They carry formation costs and ongoing tax and accounting duties.

The physical ID card evidencing temporary or permanent residency, issued by INM after the canje. It shows status, CURP, and validity and is used for banking, obtaining an RFC, and identification.

The peak and off-peak periods for tourism demand, which drive nightly rates and occupancy. In the Riviera Maya, high season typically centers on winter and holidays and low season on late summer/fall; exact seasonal months vary — confirm locally.

An annual ownership tax historically associated mainly with vehicles rather than real estate; some states levy or waive it. Buyers occasionally encounter the term, but predial is the relevant property tax; whether a given state levies tenencia varies — confirm locally.

"Terreno" is a plot of land; "predio" is the formal term for a registered parcel of real estate. Both refer to the land itself, as opposed to any construction on it.

A testamento is a will directing how a person's assets pass at death; sucesión is the legal process of transferring them. Foreign owners are often advised to make a Mexican will (or name substitute beneficiaries in a fideicomiso) covering their Mexican property.

The peso-to-dollar (or peso-to-CAD) rate at which cross-border funds convert, which affects the real cost of a purchase priced in one currency and paid in another. Contracts should state the transaction currency clearly.

Title is the legal ownership of a property; title insurance is an optional policy (offered by international insurers) that protects the buyer against defects, undisclosed liens, or ownership disputes. Popular with US/Canadian buyers for extra security.

SPEI is Mexico's interbank electronic transfer system for peso payments; international wires move funds cross-border into escrow or to a seller. Fees, timing, and compliance checks apply; transfer limits and fees vary by bank — confirm locally.

An inflation-indexed unit of account whose peso value updates daily, used in some mortgages, financial instruments, and contracts to preserve real value. Its value is approximately 8.83 pesos per UDI (as of 2026); Banco de México publishes the exact value each day.

A standardized reference value, updated annually, used to express fines, fees, and certain tax and legal thresholds instead of the minimum wage. Many official charges are quoted in multiples of UMA. For 2026 the UMA is 117.31 pesos per day (3,566.22 per month; 42,794.64 per year), effective 1 February 2026 (as of 2026).

The municipal zoning designation governing what may be built or operated on a parcel — residential, commercial, tourist, mixed-use, or protected. Confirming uso de suelo is essential before buying land or planning short-term rentals.

A legal right to use and enjoy a property — including collecting its rents — that belongs to someone other than the titleholder, for life or a set term. The usufructuary uses the property while the owner retains "bare" ownership.

A "villa" typically denotes a standalone or semi-detached home, often in a resort or gated setting; a townhouse is a multi-level unit sharing walls with neighbors. Terms are used loosely in marketing, so verify the actual property and ownership type.

The entry authorization a foreigner obtains, typically at a Mexican consulate, to begin a temporary or permanent residency process. A visitor (tourist) permit is different and does not confer residency.

The strip of Mexican territory where foreigners cannot hold direct title to residential land: within 100 kilometers of an international border and 50 kilometers of the coastline (as of 2026). Foreigners buy inside this zone through a fideicomiso or a Mexican corporation. All of the Riviera Maya coast falls within it.