Buying property in Puerto Vallarta & Riviera Nayarit as a foreigner
Six short answers to what a foreign buyer asks before calling — updated 25 Sep 2026.
1. Can a foreigner buy here?
Yes. Puerto Vallarta and Bahía de Banderas sit inside Mexico's "restricted zone" — within 50 km of the coast — where the Constitution (Article 27) bars foreigners from holding direct title. You buy instead through a fideicomiso, a Mexican bank trust that holds the deed while you keep full use, rental and resale rights, or through a Mexican corporation if you'll hold several properties.
2. What closing costs add
Budget roughly 5–8% of the price on top, more on lower-priced homes. The main pieces: the state acquisition tax (2.65%–3.55% on a bracket scale in Jalisco/Puerto Vallarta; a flat 2% in Nayarit/Bahía de Banderas), the notary's fee, the trust setup if you need one (roughly USD 500–2,500 plus USD 500–1,000 a year), and the property appraisal.
3. HOA (cuota de mantenimiento)
Most condos and gated communities charge one; in Puerto Vallarta it typically runs USD 100–700 a month, depending on the building and amenities. LikeTheArea shows each listing's HOA fee wherever the MLS has recorded it.
4. Property tax (predial)
Generally low. It's billed on the municipality's assessed cadastral value, not the sale price, and that value usually runs well under market. Each municipality sets its own rate — Puerto Vallarta and Bahía de Banderas are separate — paid annually, with discounts for paying early in the year.
5. The steps
Offer accepted → signed promissory agreement (contrato de promesa) with a deposit → if a trust is needed, the bank applies for the trust permit from the Ministry of Foreign Affairs (SRE) → the notario público prepares and signs the deed, then registers it.
6. How long it usually takes
Most resales close in 4–8 weeks from accepted offer; the trust permit and the bank's own pace are the usual gate. The SRE itself typically resolves a complete application in about 5 business days.
General information, not legal or tax advice — confirm with the office or a notario público.
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