Buying real estate in Puerto Vallarta or Riviera Nayarit can feel complex, especially if you’re a foreign buyer. From choosing the right agent to understanding the fideicomiso and closing costs, there are many steps that must be handled correctly.

In this guide, I’ll walk you through the real buying and closing process step by step, based on how transactions actually work in this region, so you can move forward with clarity and confidence.

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Step 1: Choosing the Right Real Estate Agent

The first and most important step when buying real estate in Puerto Vallarta is working with the right real estate agent. This is not just about finding properties, but about feeling safe and properly represented.

A professional agent should protect your interests, guide you through the process, and help you avoid costly mistakes. Ideally, your agent should be AMPI-certified, which means they are trained in Mexican real estate law, follow a strict code of ethics, and work with verified listings through professional tools such as FlexMLS.

A good agent focuses on helping you find a property that fits your lifestyle, goals, and long-term satisfaction — not just making a quick sale.

Step 2: Choosing the Right Neighborhood and Aligning Your Budget

Before looking at properties, it’s important to define the lifestyle you want. Puerto Vallarta and Riviera Nayarit offer very different areas, each with its own atmosphere.

Some buyers prefer the walkability, restaurants, and nightlife of the Romantic Zone. Others are drawn to resort-style living in the Hotel Zone or the suburban feel of Fluvial Vallarta. Marina Vallarta offers golf courses, yachts, and a calm environment, while areas like Bucerías, La Cruz de Huanacaxtle, and Punta de Mita are known for their beaches and family-friendly lifestyle.

If you’re looking for a relaxed surf town, Sayulita or San Pancho may be ideal. For cooler weather and mountain views, San Sebastián del Oeste is another option.

Once the right area is defined, your budget must align with current market conditions to avoid falling in love with a property outside your realistic range.

Step 3: Writing and Negotiating the Offer

Once the right property is found, an offer is prepared. This includes the purchase price, closing date, terms and conditions, contingencies, and expiration date.

After submitting the offer, negotiations may take place. Once the offer is accepted, the formal process begins with the contingency period.

Unlike the U.S. or Canada, in Mexico no money is deposited immediately after offer acceptance. The next step is verification.

Step 4: Contingency Period & Due Diligence

During the contingency period, which usually lasts 10 to 12 days, all legal and property documents are reviewed to ensure there are no liens, debts, or legal issues.

This includes reviewing:

• Seller documentation
• HOA rules, bylaws, and financials
• Condo regime and building regulations
• Furniture inventory (most resales include furniture)

A professional property inspection is also scheduled during this stage. Inspection fees typically range from $300 to $800 USD, depending on the property size.

Step 5: Opening Escrow & Deposit

Once due diligence is completed, an escrow account is opened. Escrow is a neutral third party that securely holds funds during the transaction.

Opening escrow typically costs between $700 and $800 USD. At this stage, the buyer deposits 10% of the purchase price into escrow, where it remains until closing.

Step 6: The Restricted Zone & Fideicomiso

Puerto Vallarta and Riviera Nayarit are located within Mexico’s restricted zone, which extends approximately 50 kilometers from coastlines and borders.

Foreign buyers can legally acquire property in this zone through a bank trust known as a fideicomiso, in accordance with Mexican Foreign Investment Law.

Through the fideicomiso:

• Your name appears as beneficiary on the deed
• You have full rights to use, rent, remodel, or sell the property
• The trust is valid for 50 years and renewable
• Annual trust fees range from $400 to $550 USD

This system has been used safely for decades and is standard practice for foreign buyers.

Step 7: Closing Process & Timeline

From accepted offer to closing, the process typically takes between 45 and 60 days.

During this time:

• The bank establishes the fideicomiso (for foreign buyers)
• The notary conducts a full title investigation
• Taxes are calculated
• A government appraisal (Avalúo Fiscal) is ordered
• Final deed documents are prepared

About 4–5 days before closing, the buyer sends the remaining 90% of the purchase price to escrow.

Step 8: Closing Day at the Notary

On closing day, buyer and seller usually attend the notary to sign the deed. If you cannot attend in person, a power of attorney can be arranged in advance.

Once documents are signed:

• Escrow releases the funds
• The notary registers the transaction
• The buyer receives the keys

Congratulations — you are officially a property owner in Mexico.

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Closing Costs Overview

Buyer closing costs typically range between 4% and 6% of the purchase price and include:

• Acquisition tax
• Notary fees
• Government appraisal
• Registration fees
• Fideicomiso setup (if applicable)

Additional costs to consider:

• Escrow opening fee: $700–$800 USD
• Annual trust fee: $400–$550 USD
• Inspection fee: $300–$800 USD

The seller pays the real estate agent’s commission, not the buyer.

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If you’re considering buying real estate in Puerto Vallarta and want a safe, transparent, and well-guided experience, feel free to reach out. I’ll be happy to answer your questions and help you take the next step with confidence.