Fideicomisario (Trust Beneficiary)fee-day-ee-koh-mee-SAH-ree-oh
Fideicomisario is the beneficiary of a fideicomiso (bank trust), defined in Article 382 of the Ley General de Títulos y Operaciones de Crédito as the person with legal capacity to receive the benefit the trust provides. In restricted-zone real estate, the foreign buyer is the fideicomisario holding all ownership rights while the bank holds bare title.
By Daniel Ortega · Last reviewed 11 November 2026
How it works
When a foreign buyer purchases residential property within 50 kilometers of the coast in Quintana Roo, the Foreign Investment Law Article 11 requires a fideicomiso through an authorized Mexican bank. The seller (fideicomitente) transfers the property to the bank (fiduciario), and the buyer becomes fideicomisario with complete rights to occupy, rent, renovate, sell, mortgage and pass the property to heirs. The fideicomisario may name substitute beneficiaries (beneficiarios sustitutos) to inherit the property automatically on death without probate. The trust runs 50 years and is renewable indefinitely. Annual bank trust fees typically range from USD 500 to USD 1,200 depending on the institution and property value. The fideicomisario pays all closing costs, predial, HOA fees and income tax on rental or sale proceeds, exactly as a direct owner would.