Living and Relocation
Living and relocation in Mexico for foreign buyers in November 2026 requires a temporary resident visa showing approximately USD 4,400 monthly income or USD 74,000 in savings, plus registration with immigration (INM) within 30 days of entry and a tax ID (RFC) from SAT. Residential property within 50 kilometers of any coast or 100 kilometers of any border—including all of the Riviera Maya—must be held through a bank trust (fideicomiso) under Article 27 of the Constitution and Title II of the Ley de Inversión Extranjera.
Living and relocation in Mexico for foreign buyers in November 2026 requires a temporary resident visa showing approximately USD 4,400 monthly income or USD 74,000 in savings, plus registration with immigration (INM) within 30 days of entry and a tax ID (RFC) from SAT. Residential property within 50 kilometers of any coast or 100 kilometers of any border—including all of the Riviera Maya—must be held through a bank trust (fideicomiso) under Article 27 of the Constitution and Title II of the Ley de Inversión Extranjera.
Source: Ley de Inversión Extranjera Article 2, Instituto Nacional de Migración regulations, and SAT RFC requirements, 3 November 2026
By Daniel Ortega, MDI · Last reviewed 3 November 2026 · Next review 3 March 2027
Living and relocation in Mexico: the short answer
Foreigners may live in Mexico on a temporary resident visa (up to four years, renewable to permanent) by proving monthly income of roughly USD 4,400 or savings of USD 74,000 in 2026. Coastal property, including everywhere in Quintana Roo, requires a 50-year renewable bank trust (fideicomiso). New residents must register with INM within 30 days of arrival and obtain an RFC tax identification number from SAT.
Buying as a foreigner
A foreign buyer purchasing residential property in the restricted zone—every coastal municipality in Quintana Roo, including Cancún, Playa del Carmen, Tulum, Cozumel, Isla Mujeres, Puerto Morelos, Puerto Aventuras, Playacar, Akumal and Bacalar—must use a fideicomiso (bank trust) under Article 11 of the Ley de Inversión Extranjera. The buyer becomes the beneficiary of a 50-year renewable trust administered by a Mexican bank; the trust holds legal title while the beneficiary holds all use, possession, rental, sale and inheritance rights. The SRE (Secretaría de Relaciones Exteriores) must approve the fideicomiso permit, which costs MXN 21,650. Outside the restricted zone, foreigners may hold direct title after filing a Calvo Clause agreement with SRE under Article 10-A of the Ley de Inversión Extranjera. The buyer needs an RFC (tax ID) from SAT to complete the purchase, open a Mexican bank account and register the trust or property deed at the public registry.
Buying as a foreigner
A foreign buyer purchasing residential property in the restricted zone—every coastal municipality in Quintana Roo, including Cancún, Playa del Carmen, Tulum, Cozumel, Isla Mujeres, Puerto Morelos, Puerto Aventuras, Playacar, Akumal and Bacalar—must use a fideicomiso (bank trust) under Article 11 of the Ley de Inversión Extranjera. The buyer becomes the beneficiary of a 50-year renewable trust administered by a Mexican bank; the trust holds legal title while the beneficiary holds all use, possession, rental, sale and inheritance rights. The SRE (Secretaría de Relaciones Exteriores) must approve the fideicomiso permit, which costs MXN 21,650. Outside the restricted zone, foreigners may hold direct title after filing a Calvo Clause agreement with SRE under Article 10-A of the Ley de Inversión Extranjera. The buyer needs an RFC (tax ID) from SAT to complete the purchase, open a Mexican bank account and register the trust or property deed at the public registry.
Owning and renting out
Foreign owners of residential property in Mexico pay annual property tax (predial) to the municipality; rates in Quintana Roo range from 0.1 percent to 0.5 percent of cadastral value depending on the municipality. Owners in the restricted zone pay an annual fideicomiso maintenance fee to the trustee bank, with no fixed annual fee; the amount varies by institution and fideicomiso terms. Non-resident owners who rent their property pay 25 percent ISR (income tax) on gross rental income or may elect to pay approximately 35 percent on net income with allowable deductions; furnished and vacation rentals are also subject to 16 percent IVA (value-added tax). Short-term rental owners in Quintana Roo must register with the state tourism registry (RETUR-Q) under the Ley de Turismo del Estado de Quintana Roo, obtain a municipal operating license and collect the state lodging tax: 5 percent for direct bookings or 6 percent when booked through digital platforms under Article 42-A of the Ley de Hacienda del Estado. All property owners must maintain their RFC registration with SAT even if they owe no Mexican taxes.
Owning and renting out
Foreign owners of residential property in Mexico pay annual property tax (predial) to the municipality; rates in Quintana Roo range from 0.1 percent to 0.5 percent of cadastral value depending on the municipality. Owners in the restricted zone pay an annual fideicomiso maintenance fee to the trustee bank, with no fixed annual fee; the amount varies by institution and fideicomiso terms. Non-resident owners who rent their property pay 25 percent ISR (income tax) on gross rental income or may elect to pay approximately 35 percent on net income with allowable deductions; furnished and vacation rentals are also subject to 16 percent IVA (value-added tax). Short-term rental owners in Quintana Roo must register with the state tourism registry (RETUR-Q) under the Ley de Turismo del Estado de Quintana Roo, obtain a municipal operating license and collect the state lodging tax: 5 percent for direct bookings or 6 percent when booked through digital platforms under Article 42-A of the Ley de Hacienda del Estado. All property owners must maintain their RFC registration with SAT even if they owe no Mexican taxes.
Selling and inheritance
A non-resident foreign seller of Mexican property pays ISR capital gains tax of 25 percent of the gross sale price without deductions, or may elect approximately 35 percent of the net gain with purchase costs, improvements and certain closing costs deducted, under Article 161 of the Ley del ISR. The notary withholds and remits the tax at closing. Resident sellers may qualify for an exemption on their primary residence under Article 93 Section XIX-A of the Ley del ISR. Selling property held in a fideicomiso requires SRE authorization to substitute the beneficiary or cancel the trust; the trustee bank coordinates the substitution, which adds 30 to 60 days to the transaction. The seller needs a valid RFC and a certificate of no-tax-debt (constancia de situación fiscal) from SAT. Transfer tax (ISAI) is paid by the buyer in most Quintana Roo municipalities and ranges from 2 percent to 4 percent of the higher of sale price or cadastral value. A licensed notary público must execute the sale and register the deed or trust substitution at the public property registry.
Selling and inheritance
A non-resident foreign seller of Mexican property pays ISR capital gains tax of 25 percent of the gross sale price without deductions, or may elect approximately 35 percent of the net gain with purchase costs, improvements and certain closing costs deducted, under Article 161 of the Ley del ISR. The notary withholds and remits the tax at closing. Resident sellers may qualify for an exemption on their primary residence under Article 93 Section XIX-A of the Ley del ISR. Selling property held in a fideicomiso requires SRE authorization to substitute the beneficiary or cancel the trust; the trustee bank coordinates the substitution, which adds 30 to 60 days to the transaction. The seller needs a valid RFC and a certificate of no-tax-debt (constancia de situación fiscal) from SAT. Transfer tax (ISAI) is paid by the buyer in most Quintana Roo municipalities and ranges from 2 percent to 4 percent of the higher of sale price or cadastral value. A licensed notary público must execute the sale and register the deed or trust substitution at the public property registry.
The laws behind it
- Constitución Política de los Estados Unidos Mexicanos, Article 27, Section Ⅰ (restricted zone)
- Ley de Inversión Extranjera (Foreign Investment Law), Articles 2, 10-A, 11, 13 (fideicomiso and restricted zone)
- Ley del Impuesto Sobre la Renta (Income Tax Law), Articles 9, 93 XIX-A, 161 (tax residency and capital gains)
- Ley de Hacienda del Estado de Quintana Roo, Article 42-A (state lodging tax)
- Ley de Turismo del Estado de Quintana Roo (state tourism registry RETUR-Q)
- Reglamento de la Ley de Migración (INM registration and resident visa canje)
Guides in this topic
Notaries and lawyers in the Riviera Maya
A licensed notary público is required for every real estate purchase in Mexico, whether direct title or fideicomiso. The notary verifies title, confirms taxes are current, obtains the SRE permit for restricted-zone purchases, drafts and executes the deed or trust agreement, collects and remits transfer taxes and withholds capital gains tax from the seller, and registers the final instrument at the public property registry. Notary fees in Quintana Roo range from 0.5 to 1.5 percent of the transaction value. For questions about residency, tax residency, RFC obligations or property structure, consult an immigration attorney or a licensed Mexican accountant (contador público).
Living and relocation FAQ
Can a foreign buyer own property in Cancún or Playa del Carmen?
A foreign buyer may own residential property in Cancún, Playa del Carmen, Tulum, Cozumel and every other coastal municipality in Quintana Roo through a bank trust (fideicomiso) under Article 11 of the Ley de Inversión Extranjera. The restricted zone covers all land within 50 kilometers of the coast. The trust lasts 50 years and renews indefinitely; the foreign beneficiary holds all use, sale, rental and inheritance rights.
What income is required for a temporary resident visa in 2026?
Temporary residency in 2026 requires proof of approximately USD 4,400 per month in income over the past six months, or approximately USD 74,000 in average savings over the past 12 months. The threshold is based on 680 days of UMA (Unidad de Medida y Actualización), which for 2026 is MXN 117.31 per day. Individual consulates convert the peso amount to US dollars at the official exchange rate on the appointment date.
Does owning property in Mexico require a resident visa?
Owning property in Mexico does not require residency. A tourist, temporary resident or permanent resident may purchase and hold property. However, the buyer needs an RFC (tax identification number) from SAT to complete the transaction, register the deed or trust, and open a Mexican bank account. Non-resident owners pay annual predial (property tax) and must collect and remit lodging taxes if renting short-term.
How long does the INM canje process take after arrival?
The canje (visa exchange) must begin within 30 calendar days of entering Mexico on a resident visa. The foreign resident books an appointment through the INM online portal, pays the government fee at a bank, and attends the appointment with passport, visa sticker, proof of address and photos. INM processes the application and issues the physical resident card typically within four to eight weeks after the appointment.
Is an RFC required for every temporary resident?
Every temporary resident and permanent resident over age 18 is legally required to register for an RFC (Registro Federal de Contribuyentes) with SAT, regardless of whether the person earns income in Mexico. The RFC is needed to complete property transactions, open bank accounts, pay predial, and file Mexican taxes if the person becomes a tax resident primarily by establishing a home in Mexico, with center of vital interests rules also applying.
How much does it cost to live in the Riviera Maya in 2026?
Cost of living for a single person in the Riviera Maya in November 2026 ranges from USD 1,200 to USD 2,500 per month including rent. Cancún averages about USD 1,763 per month; Playa del Carmen USD 1,700 to USD 2,100; Tulum about USD 2,300. Rent for a one-bedroom apartment ranges from USD 500 to USD 800 in Cancún downtown, USD 500 to USD 1,200 in Playa del Carmen Centro, and USD 700 to USD 1,000 in Tulum.
Can a temporary resident work in Mexico?
A temporary resident visa by default does not authorize working for a Mexican employer. The visa holder may work remotely for foreign clients or employers. To work for a Mexican company, the temporary resident must obtain a separate work permit from INM and register with SAT under an economic-activity regime. After four years, the temporary resident may convert to permanent residency, which carries broader work rights.
What is the difference between temporary and permanent residency?
Temporary residency lasts up to four years with annual renewals and requires proof of income or savings at initial application. Permanent residency has no expiry and no renewal. After four consecutive years on temporary resident status, a foreign resident may convert to permanent residency without new financial proof. Permanent residents may apply for Mexican citizenship after five cumulative years of legal residency (temporary plus permanent).
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.
Sources
Ley de Inversión Extranjera Article 2, Instituto Nacional de Migración regulations, and SAT RFC requirements · Cámara de Diputados, federal laws · Congreso de Quintana Roo, state laws · Government of Mexico · Government of Mexico · Not tax or legal advice.