Bacalar Real Estate
bacalar real estate offers lakeside homes and land in Bacalar, Quintana Roo, with an annual property tax of 0.1% of cadastral value as of October 2026. The one-time state acquisition tax is 2% of the taxable value, and foreign buyers pay a MXN 21,650 permit fee for a new bank trust. A notary confirms the final closing amount.
bacalar real estate offers lakeside homes and land in Bacalar, Quintana Roo, with an annual property tax of 0.1% of cadastral value as of October 2026. The one-time state acquisition tax is 2% of the taxable value, and foreign buyers pay a MXN 21,650 permit fee for a new bank trust.
By Daniel Ortega · Last reviewed 1 November 2026
Explore Bacalar Real Estate
Why Bacalar
Bacalar sits on the Lagoon of Seven Colors, a calmer alternative to Tulum or Cancun. The market includes waterfront lots, townhouses and jungle parcels for long-term holds.
Bacalar real estate at a glance
| Fact | Value | Source · as of |
|---|---|---|
| Annual property tax (predial) | 0.1% of cadastral value for residential urban built properties | Concejo Municipal de Bacalar - Decreto |
| Real estate acquisition tax (ISAI) rate | 2% of taxable value | SATQ - Marco Legal |
| ISAI taxable base | Highest of acquisition price, cadastral appraisal, or independent/bank appraisal | SATQ - Marco Legal |
| Foreign buyer bank trust permit | MXN 21,650 one-time fee (2026) | Ventanilla Única - Investment Procedures |
| Foreign ownership structure | Fideicomiso (bank trust) for restricted-zone property; one-time SRE permit required | Ventanilla Única - Investment Procedures |
Real estate agents in Bacalar
PropertyMex connects buyers with local legal and real-estate professionals who can confirm the current fees and listing inventory in Bacalar. Use /contact to request verified listings or a referral to a notary.
Bacalar neighborhoods
Centro
The historic center around the San Felipe Fort and main square. Walkable streets, older homes, small guesthouses and restaurants. Most town services are here, and the lagoon is a short walk away.
Costera
Waterfront strip along the lagoon, the most sought-after area for vacation rentals and private docks. Larger lots and boutique hotels line the shore, with direct water access.
Magical Town Zone
Bacalar carries the Pueblo Mágico designation, and this central district mixes colonial facades, cafes and small shops. Residential and commercial uses often share the same block.
Ejidal / South Shore
South of the lagoon, this area has more affordable land parcels, some on ejido land that requires careful title review before purchase. Dirt roads and jungle vegetation are common.
North Shore / Buenavista
Quieter and greener, with larger lots, jungle views and access to cenotes. Less commercial than the center, attracting buyers who want space and privacy near the water.
Buying in Bacalar as a foreigner
A Bacalar purchase follows the same notary-led process as the rest of Quintana Roo: title search, purchase agreement, tax payment and registration. Foreign buyers inside the restricted zone hold title through a bank trust, which requires a federal permit. Budget for the 2% state acquisition tax and the notary's fee.
- Choose a property and make a written offer through the seller's representative.
- Order a title search and cadastral certificate through a notary.
- If foreign and in the restricted zone, obtain the SRE permit for a bank trust.
- Pay the 2% ISAI and notary fees at closing.
- Register the deed and update the municipal property tax record.
Can Americans buy property in Mexico? Bacalar taxes & closing costs
Bacalar local guides
Rentals and short-term rental rules
Bacalar has a smaller rental pool than Tulum or Playa del Carmen, centered on the lagoon and town center. Long-term leases of six months or more are common among remote workers and retirees, while vacation rentals cluster near the water and are subject to municipal rules. Rental rates depend on season, water access and furnished condition, so buyers should request current listings on /rent and speak with a local property manager for exact figures and occupancy rules.
Is Bacalar safe?
Bacalar is generally described as a quiet, small-town environment, but official crime statistics are unavailable at municipal level for Bacalar as of November 2026. Buyers and renters are advised to check the local news, visit neighborhoods at different times, and speak with long-term residents. Standard precautions such as securing the property, using local legal advice, and confirming the ejido status of land apply throughout Quintana Roo.
Cost of living in Bacalar
The published government charges for Bacalar property are a 0.1% annual predial and a 2% state acquisition tax, plus a federal permit for foreign trust holders. The rows below show only sourced items; notary and appraisal quotes vary.
| Monthly cost | Typical range | Source · as of |
|---|---|---|
| Annual predial (residential urban built) | 0.1% of cadastral value | Concejo Municipal de Bacalar - Decreto |
| ISAI (state acquisition tax) | 2% of taxable value | SATQ - Marco Legal |
| Taxable base for ISAI | Highest of purchase price, cadastral value, or bank appraisal | SATQ - Marco Legal |
| SRE permit for new fideicomiso | MXN 21,650 (2026) | Ventanilla Única - Investment Procedures |
Bacalar real estate FAQ
What does bacalar real estate cost for foreign buyers?
There is no fixed price list; the buyer pays the published taxes and fees. The annual municipal property tax is 0.1% of the cadastral value, and the state acquisition tax is 2% of the taxable value, which is the highest of the purchase price, cadastral appraisal or bank appraisal. Foreign buyers adding a new bank trust pay a MXN 21,650 federal permit fee. The purchase price itself depends on the listing and negotiation.
What taxes does a buyer pay in Bacalar?
A buyer pays the 2% Quintana Roo acquisition tax on the taxable value, which is the highest of the price, cadastral value or bank appraisal. After closing, the annual predial is 0.1% of cadastral value for residential urban built properties. Foreign buyers using a new bank trust also pay a one-time MXN 21,650 federal permit fee.
Can Americans buy property in Bacalar?
Yes, Americans can buy property in Bacalar. If the lot is inside the restricted zone, ownership is held through a bank trust, which requires a one-time MXN 21,650 federal permit. A notary confirms whether a specific lot requires a trust and handles the deed registration.
How does a foreigner buy a house in Bacalar?
A foreigner makes an offer, then a notary performs a title search and prepares the deed. In the restricted zone, the buyer obtains the federal permit for a bank trust. At closing, the buyer pays the 2% state acquisition tax and notary fees, then the deed is registered and the municipal tax record updated.
What is the property tax rate in Bacalar?
The annual property tax rate in Bacalar is 0.1% of the cadastral value for residential urban built properties, according to the municipal decree. The cadastral value is set by the local government and may differ from the market price.
Is Bacalar safe for expats?
Crime statistics for Bacalar are unavailable at municipal level as of November 2026. The town is generally described as quiet, but buyers should visit neighborhoods, check local news, and speak with long-term residents. Standard property security and legal due diligence apply throughout Quintana Roo.
Written and reviewed by
Daniel Ortega
Real-estate writer · Maestría en Dirección Inmobiliaria (MDI)
Born and raised in Mexico City, living in Cancún since 2015.
Last reviewed 1 November 2026 · All articles by Daniel
Sources
- Congreso de Quintana Roo, state laws · 1 November 2026
- Government of Quintana Roo · 27 December 2021
- Government of Mexico · 30 January 2026