How to Buy Property in Mulegé, Mexico as a Foreigner in 2025: Legal Tips & Hidden Costs Revealed
Introduction
Mulegé, Baja California Sur, is quietly becoming one of Mexico’s most desirable places to buy property as a foreigner. Why? It offers:
- 🏝 Affordable beachfront homes
- 🔐 Legal paths to full property control
- 💡 Favorable tax laws and low cost of living
- 🇲🇽 Deep local culture with expat-friendly infrastructure
- 👣 An off-the-beaten-path lifestyle unlike Cabo or Tulum
This guide from Rio Real Estate gives you everything you need to confidently buy property in Mulegé — the right way.
Why Foreigners Are Flocking to Mulegé in 2025
If you’ve been dreaming of a place where turquoise waters meet desert cliffs, where the sun sets over coconut palms without crowds, Mulegé is it.
Unlike tourist-saturated destinations, Mulegé has:
- Unspoiled natural beauty
- A tight-knit expat community
- Surprisingly affordable land and homes
- Low property taxes and the cost of ownership
- Easy access to adventure, culture, and tranquility
1. Can Foreigners Buy Property in Mexico?
Yes — with legal tools in place.
The Mexican Constitution restricts foreign ownership within 50 km of the coast (which includes Mulegé). But the workaround is simple and 100% legal: a fideicomiso.
2. What is a Fideicomiso and Why Do You Need It?
A fideicomiso is a bank trust where a Mexican financial institution holds the property title on your behalf.
✅ You’re the beneficiary
✅ You can sell, rent, remodel, or inherit the property
✅ It’s valid for 50 years, renewable
✅ Required for coastal zones like Mulegé
👉 Learn more about the fideicomiso process in our full guide here (link when post is live)
3. Step-by-Step: How to Buy Property in Mulegé as a Foreigner
Here’s how to make it happen — legally, safely, and confidently:
- Work with a local real estate agency (like Rio Real Estate ✅)
- Tour listings or remote-view properties
- Hire a Mexican lawyer for due diligence
- Negotiate and sign a preliminary sales agreement
- Open a fideicomiso through a Mexican bank
- Complete a title check, zoning review, and appraisal
- Close with a Notario Público
- Pay closing costs and obtain the title via a trust
🕒 Estimated timeline: 6 to 12 weeks from offer to keys
4. Documents You’ll Need
- Valid Passport
- FMM or Temporary/Permanent Resident Visa
- Mexican Tax ID (RFC)
- Proof of income or funds
- Application for bank trust
✅ Don’t worry — Rio Real Estate helps you organize every step.
5. Hidden Costs: What to Budget for
Besides the sale price, here’s what you can expect:
| Expense | Estimated Cost |
|---|---|
| Fideicomiso Setup | $500 – $1,000 USD |
| Annual Bank Trust Fee | $500 – $800 USD |
| Closing Costs | 5% – 8% of price |
| Notary + Legal Fees | $1,500 – $3,000 USD |
| Transfer Tax (ISAI) | 2% – 4.5% |
| Property Tax (Predial) | Often under $300/year |
6. Avoiding Common Mistakes Foreigners Make
🚩 Don’t buy Ejido land (communal property not eligible for fideicomiso)
🚩 Don’t skip due diligence or assume agents are licensed
🚩 Never wire money directly to an individual seller
🚩 Work with a certified Notario and a local team
🔒 Rio Real Estate handles all of this for you, with a bilingual, licensed team that’s protected dozens of foreign buyers in Baja.
7. Can You Use the Property However You Want?
Yes. Through your fideicomiso, you can:
- 🏖 Live in it full or part-time
- 🏠 Rent it on Airbnb or long-term
- 🧾 Pass it to heirs (inheritance is allowed)
- 🚪 Sell or upgrade later
And Mulegé’s tourism is quietly growing, making vacation rentals increasingly viable.
8. Why Rio Real Estate Is Your Trusted Local Guide
We’re not a big-box agency from Cabo. We’re local experts in Mulegé — living here, understanding the laws, and connected to reliable notaries, attorneys, and escrow services.
✔️ Transparent pricing
✔️ Licensed agents
✔️ Experience with U.S. and Canadian buyers
✔️ We speak your language — and theirs
Conclusion: Buying in Mulegé is Safe, Legal & Rewarding — If You Do It Right
With the right guidance, buying property in Mulegé is not risky — it’s an incredible opportunity.
You just need to understand the fideicomiso, avoid unverified land, and work with a trustworthy local team. That’s exactly what Rio Real Estate is here for.
🏡 Ready to Own in Mulegé?
Let Rio Real Estate help you find your dream Baja property.
We’re your boots-on-the-ground experts for safe, legal, and smooth real estate transactions in Mexico.
👉 Contact us now or explore our current listings in Mulegé.
FAQs
Is it safe to buy property in Mulegé, Mexico as a foreigner?
Yes, if you use a fideicomiso and work with licensed professionals. Mulegé is known for its friendly locals and low crime.
Can I finance a home in Mulegé if I’m not a Mexican citizen?
Some options exist, but most foreign buyers pay in cash or use U.S.-based financing. We can help you explore alternatives.
What happens if I want to sell later?
You can sell the property anytime. Your fideicomiso can be transferred to the buyer or terminated at closing.