Escrituraeh-skree-TOO-rah
Escritura is a deed or public instrument executed before a notario público in Mexico. Federal Civil Code Article 2320 requires escritura pública (public deed) for real property transfers whose appraised value exceeds 365 times the daily minimum wage.
By Daniel Ortega · Last reviewed 10 November 2026
How it works
When a foreign buyer purchases property in Mexico, the notario público drafts the escritura pública that transfers ownership from seller to buyer or into a fideicomiso. The notario verifies the seller holds clear title, calculates and collects ISAI (acquisition tax, 2 to 4 percent in Quintana Roo municipalities as of 2026) from the buyer and ISR (capital gains tax) from the seller, witnesses signatures, and registers the deed at the Registro Público de la Propiedad. Notary fees in Quintana Roo range from 1.0 to 2.5 percent of property value; total closing costs typically run 4 to 7 percent. The escritura is written in Spanish and includes the property legal description, transaction price, parties' identification, tax payments, and ownership history. Until registered, the transfer is not enforceable against third parties under Federal Civil Code Article 3007. Registration normally takes 30 to 90 days after signing.