Escrituración (Deed Process / Titling)es-cree-too-rah-see-OHN
Escrituración is the legal process of formalizing a real estate transaction by preparing, signing and registering the escritura pública (public deed) before a notary to officially transfer property ownership. Federal Civil Code Articles 2317 and 2320 require this process for real property transfers above 365 times the daily minimum wage.
By Daniel Ortega · Last reviewed 10 November 2026
How it works
When a foreign buyer purchases property in Quintana Roo, escrituración begins after signing the promissory contract. The notary conducts title review, orders a commercial appraisal, calculates and collects ISAI (acquisition tax, typically 2 to 3 percent in Quintana Roo) and prepares the escritura pública. Both parties sign before the notary, who witnesses the transfer, collects all taxes and fees, then registers the deed at the Registro Público de la Propiedad. For coastal properties in the restricted zone, escrituración includes establishing or transferring the bank trust (fideicomiso). The complete process typically takes 30 to 60 days and costs 4 to 8 percent of the property value, including ISAI, notary fees (7.4 percent average according to PROFECO survey), registry fees (approximately 1 percent) and appraisal. The buyer usually pays all escrituración costs; the seller generally pays capital gains tax (ISR) separately, though allocation can depend on the contract. Until the escritura is registered, the buyer does not have legal title.