What is a fideicomiso?
A fideicomiso is a Mexican bank trust that lets a foreigner legally own a home or land near the coast or border — Mexico’s restricted zone. A Mexican bank holds legal title, while you, as beneficiary, keep every practical right: to use, rent, remodel, sell and inherit the property. It runs for 50 years and is renewable.
"Foreigners can't own beachfront in Mexico." That's a myth.
Many buyers believe a foreigner cannot own near the coast in Mexico. You can — fully legally — through a fideicomiso (bank trust). The real risk is taking shortcuts, like buying under someone else's name (a "prestanombres"), where you can lose both your money and your property. I am Anahí Prieto Graniel, a licensed Mexican attorney in Chetumal (cédula 11346399), and I make sure it is done right.
Lagoon-front, the safe way.
A buyer from Canada wants land facing the lagoon in Bacalar. Because it is within 50 km of the coast, it sits in the restricted zone and she cannot hold title directly. With a fideicomiso, a Mexican bank holds legal title and she becomes the beneficiary, with full rights over the property for 50 renewable years. Secure payment (escrow) →
What buyers ask me most.
Does the bank own my property?
No. The bank only holds legal title as a safeguard in your favor; it cannot use, sell or dispose of your property. You decide everything — live in it, rent it, remodel it, sell it or leave it to your heirs. The bank simply follows your instructions under the trust.
How long does a fideicomiso last, and can I inherit it?
It runs for 50 years and is renewable indefinitely. You can name substitute beneficiaries — for example your children — so they receive the property if you pass away, without a Mexican probate process. That inheritance feature is one of its biggest advantages.
Which areas of Quintana Roo require a fideicomiso?
Practically all of the coast. Bacalar, Tulum, Playa del Carmen, Cancun and the Chetumal area sit within 50 km of the coastline — the restricted zone — so foreign buyers there acquire through a fideicomiso rather than direct title.
Thinking of buying near the coast in Quintana Roo?
Before you sign or pay anything, tell me about the property. I will review it and walk you through your fideicomiso step by step — in English.