Buyer Overview

TROPICA REALTY agents are experts on the ever-changing real estate market, from uncovering the best properties to knowing the complexities of requirements, regulations and restrictions. We excel at understanding your desires and needs and matching you with exceptional properties in Cancun and surrounding areas.

Why Use An Agent

For most people, purchasing a home will often represent the largest investment one makes in their life. Whether it is your first home or your fifth, the process of purchasing a home is often a time-consuming and emotional investment.

In a diverse and growing city like Cancun, there are numerous real estate firms and independent agents. Before making an important property purchasing decision, it is essential to work with an agent with extensive in-depth knowledge of the real estate market. Beyond this, it is crucial to work with an agent with experience whose problem solving skills can aid you in a sometimes difficult negotiation process when purchasing any property.

Cancun offers a wide range of options for all types of buyers… whether you're looking for a specific home, view, location, or investment property, Tropica's agents will offer you a variety of options to match your needs and desires.

By the end of it all, Tropica Realty will leave you satisfied and feeling assured that you not only had a smooth transaction but also made the correct decision and got a fantastic deal on your new property.

The Tropica Difference

Tropica Realty's hard work and dedication has garnered us the highest respect from our industry colleagues and the ongoing trust of a growing clientele base. Regardless of the size of a buyer, we pride ourselves in offering all our clients the highest level of service and giving our utmost effort to all transactions.

Our agents extensive understanding of the real estate market and knowledge of the Cancun area, can often be the determining factor in obtaining the home of your dreams. The ample level of awareness and understanding demonstrated by our agents allow us to comprehend exactly what our client is after and help match their necessities with their ideal property.

While Tropica’s approach is strategic and calculated, our agents know that timing can make all the difference in finding the ideal home. This is why Tropica representatives pride themselves on moving quickly and working closely with industry colleagues to ensure clients are informed of the latest and most suitable property listings.

Entering every new client-agent relationship, our aim is to ensure a supportive and harmonious purchasing process from start to finish. Consistently fulfilling this promise is just one reason a large part of Tropica's business stems from repeat business and referrals. We maintain a success-driven approach throughout, focusing not on making a quick sale, but on creating happy clients for life!.

The Purchasing Process


- Define your budget
- Decide on the area where you would like to purchase
- Arrange for financing if applicable
- Contact Tropica Realty
- Discuss with the realtor of your choice your specific search criteria
- You will receive the different options for sale by e mail. Choose and filter the homes or properties that interest you that you’d like to visit in person
- Your agent will then arrange for appointments at your convenience to visit the properties you have chosen
- After having seen a number of options you want to narrow down on the most appealing and desirable aspects
- When you have identified a property of interest, you will want to make an offer to purchase that property and be sure to pay the right price

For Foreigners


Separating Fact from Fiction in Mexican Real Estate

Purchasing property in Mexico is safer than ever before. Tropica will guide you through your entire real estate transaction, ensuring that the process is done legally, safely and securely.

The following is an overview regarding the ownership regulations currently in place for individuals. Please note that the information is intended for individuals, not corporations. Over time these regulations may change, therefore it is important to make sure that the process outlined here is still in effect by contacting a certified accountant or Mexican Notario.


Owning real estate in Cancun is like a dream come true. However, there are some important statutes in place foreign citizens must be aware of before they can move into their new home.

Land ownership has a long history in Mexico dating all the way back to the 1500s. Understanding the history of Mexican land will go a long way in comprehending the country’s current regulations on foreign ownership of its valuable real estate.

Today, foreign citizens can own land in all regions of Mexico except 2 regions. These regions are any property within 60 miles from any Mexican border or within 30 miles of any Mexican coastline. However, there are procedures in place that allow citizens from all over the world to essentially own real estate in those regions of Mexico. It is highly recommended that each foreign citizen consults with a real estate agent that is experienced with buying property for foreign citizens.

In TROPICA we have the most qualified agents to help you understand Mexican land ownership. Below is an explanation of the basis of Mexican property ownership by foreign citizens: "Fideicomiso."


Foreign citizens who wish to buy property within designated regions of Mexico are required to obtain a "Fideicomiso," which functions as a Mexican Property Trust.

In 1994, amendments to the Constitution permitted foreigners to purchase and own real estate in Mexico located within the "restricted zone" which is all land within 60 miles of a national border and within 30 miles of the Mexican Coast. This Law permitted ownership through a land trust or "Fideicomiso".

A "Fideicomiso" is a Mexican Trust. The way it works is the Mexican Government issues a permit to a Mexican Bank of your choice, allowing the bank to act as purchaser for the property. The bank acts as the "Trustee" for the Trust and you are the "Beneficiary" of the Trust. The "Beneficiary" rights are very similar to Living Wills or Estate Trusts in the U.S.

The law authorizes Mexican banking institutions to act as trustees. A trustee takes instructions only from the beneficiary of the trust (the foreign purchaser). The beneficiary has the right to use, occupy and possess the property, including the right to build on it or otherwise improve it. The beneficiary may also sell the rights and instruct the trustee to transfer title to a qualified owner.

Many people refer to the trust arrangement in Mexico as a lease agreement... this is not true. The home or property that you buy will be put into a trust with you named as the beneficiary of the trust - you are not a lessee. You have all the rights that an owner of property in the U.S. or Canada has, including the right to enjoy the property, sell the property, rent the property, improve the property, etc.

The initial term of the trust is 50 years. An investor can renew the trust for an additional period of 50 years within the last year of each 50-year period, and this process can be continued indefinitely, providing for long term control of the asset.


Mexico offers the foreign investor an attractive investment opportunity in an economy that is undergoing dramatic improvement and growth. Coupled with the Fideicomiso guidelines outlined in our Guide to Buying Mexican Real Estate, buying real estate in Mexico is now a great investment. Following the country’s inability in 1982 to service its escalating foreign debt, Mexico introduced structural changes in its economy designed to move the country toward an open economy with more direct foreign investment

Among the most significant changes were:
1) Mexico’s accession to the General Agreement on Tariffs and Trade.
2) A government willing to work with the International Monetary Fund and other sources to restructure the country’s foreign debt.
3) The liberalization of policies concerning foreign ownership of Mexican companies.
4) The encouragement of tourism development.

In an effort to promote foreign investment, including investment in real estate, Mexico enacted new regulations designed to relax the restriction on foreign investment, which formerly limited foreign ownership of Mexican companies to 49 percent. Under the new regulations, foreign investors can now own up to 100 percent of a large number of enterprises, including hotel companies, development companies, etc. without prior authorization from the Foreign Investment Commission. Thus, foreign investors in these enterprises have been put on equal footing with local investors and are no longer required to engage a Mexican investment partner.

The Mexican Federal Corporate Income Tax ranges from 25 to 38 percent. Provisions in the income tax code have also been established to offset the detrimental effects of inflation on monetary assets and liabilities, inventories and depreciable assets.

Mexico will continue to offer foreign investors close proximity to the world’s largest market, a solid communications infrastructure, ample supplies of energy, low labor costs, and skilled and trainable labor resources. The liberalization of the foreign investment rules is a clear indication of the very favorable attitude the government has taken towards foreign investment. The combination of a rapidly improving economy and stable profitable base foretell and excellent ongoing investment environment.

The Mexican government has stated that it aims to double the number of foreign tourist arrivals into Mexico, representing foreign exchange revenue of $5 billion plus annually. A key to achieving the government’s goal of ten million visitors a year is to develop new tourist destinations with modern facilities and infrastructure. Cancun and the Mayan Riviera are a priority area for this targeted growth.

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