Puerto Vallarta Buyer’s Guide 2026
Updated · By Chase Jordan
Reviewed by Lic. Erick Pichardo, Vallarta Law · October 27, 2026
Foreigners can own in Puerto Vallarta through a bank trust (fideicomiso). Many resale purchases close in about 30–60 days, closing costs run roughly 5–8% of the price, and property tax is low; the HOA fee is the number to check. Each step has its own guide below.
Yes, you can own property here
Yes. Foreigners can legally own a home in Puerto Vallarta and the Riviera Nayarit. Because the whole bay is inside Mexico’s restricted zone, you hold it through a bank trust (fideicomiso): a Mexican bank holds title and you keep every owner’s right to live in, rent, sell or leave the property to your heirs.
Read: Buying property in Puerto Vallarta as a foreigner: the fideicomiso explained
The buying process
You make a written offer, sign a promissory contract with a deposit, the notary checks the title and taxes, the trust bank gets the SRE permit, and everyone signs the deed at the notary. Many resale purchases close in roughly 30 to 60 days after an accepted offer, but your notary confirms the timeline for your property.
Closing costs
In Mexico the buyer pays the closing costs. In Puerto Vallarta, published estimates run from about 4% to 8% of the price; budgeting 6–8% keeps you safe. The biggest items are the acquisition tax and the notary’s fees. In Puerto Vallarta the acquisition tax is calculated on the cadastral value, which is usually below the sale price; in Nayarit it is 2% of the price. Only a notary can calculate your exact figure.
Read: Closing costs in Puerto Vallarta: what buyers really pay
Ongoing costs: property tax is low, HOA is the number to check
Real figures from current listings:
| Property | Property tax (predial) a year | HOA |
|---|---|---|
| Condo 29 · Villa Las Flores | $829 MXN | m² × $57 MXN / month |
| Condo 37 · Villa Las Flores | $1,568 MXN | m² × $57 MXN / month |
| Penthouse 50 · Villa Las Flores | $4,419 MXN | m² × $57 MXN / month |
| Los Pinos 16 · Amapas | — | $2,047 MXN / month |
| Urban 5A · Zona Romántica | — | $8,785 MXN / month |
| Las Cañadas 5 · Conchas Chinas | — | $4,667 MXN / month |
Buying pre-construction
Before you pay a deposit on a pre-construction condo, see the land title, the construction permit, finished projects by the same developer, and a contract that ties payments to construction progress and says what happens if delivery is late. Nobody can promise appreciation or a delivery date.
Read: Pre-construction in Mexico: how to protect your deposit
Frequently asked questions
Is a fideicomiso safe?
It is the standard structure used by foreign buyers on Mexico’s coasts. You are the beneficiary with full use and sale rights; the bank acts as trustee and cannot sell or use the property for itself.
Can I sell a property held in a trust?
Yes. You can sell it to a new buyer, who either takes over the trust or sets up a new one, depending on the bank and the case. Your notary handles the transfer.
Who pays closing costs in Mexico?
The buyer. The seller usually pays their own capital-gains tax and any commission they agreed to.
My listings that fit
Sources
- SRE: permit to set up a trust on property in the restricted zone (official, Spanish)
- Foreign investment rules: restricted zone and bank trusts (SDV law firm)
- Closing-cost ranges: compiled from published estimates by Puerto Vallarta brokers and notaries (Nov 2025 – May 2026); confirm with your notary
- Property tax and HOA figures: Chasing Vallarta listing records, October 2026
General information, not legal or tax advice. Prices and availability can change. Estimates are not a notary calculation.