International buyers
Can foreigners buy property in Bacalar? The bank trust explained
Yes, foreigners can buy property in Bacalar. Because Bacalar is in Mexico's restricted zone, residential purchases are made through a bank trust (fideicomiso), which gives the buyer full rights to use, rent, sell or pass on the property. Ejido land can't go into a trust until it has been regularized.
What the restricted zone is
Mexico's Constitution defines a strip near borders and coastlines where foreigners can't hold property directly. Bacalar falls within that zone because of its proximity to the Belize border.
How the bank trust works
A Mexican bank holds legal title (as trustee) and the foreign buyer is the beneficiary, with full rights of use and disposal. It requires a permit from Mexico's Ministry of Foreign Affairs (SRE), plus a setup fee and an annual bank fee.
| Item | What it is |
|---|---|
| SRE permit | Authorization to set up the trust |
| Setup fee | The bank's initial fee |
| Annual fee | Trust administration |
What about ejido land
Ejido land must be regularized (converted to full private ownership) before it can be deeded or placed in a trust. If you're interested in ejido land, like the Lima lots (title deed expected February 2027), review the legal file and title date before deciding.
Options ready for a bank trust
Condos like Malena (pre-construction) or Mayasie I (move-in ready), and lots ready for title like the Wizapool lots.
Frequently asked questions
Can I rent out a property held in a bank trust?
Can I pass on a property held in trust?
Can I buy through a Mexican company?
General information, not legal or tax advice. Every transaction is confirmed by a Mexican notary public.