How to Buy Real Estate in Mulegé, Mexico — Safe, Legal & Step by Step
Everything US and Canadian buyers need to know: fideicomiso, closing costs, how to wire money, and how to find the right property in Mulegé and Bahía Concepción.
1. Can Foreigners Own Property in Mexico?
Yes — completely legally. As a US or Canadian citizen, you can purchase property in Mexico, including beachfront and riverside lots in Mulegé and along Bahía Concepción. Properties within 50 km of the coast or 100 km of a border require a fideicomiso — a bank trust that gives you full ownership rights.
The fideicomiso is established through a Mexican bank (such as Banamex, Scotiabank, or HSBC), registered under your name, and gives you the legal right to use, rent, remodel, sell, or pass the property to your heirs — exactly like fee-simple ownership in the United States.
2. What is a Fideicomiso?
A fideicomiso is a 50-year renewable bank trust that holds title to your property. Think of the bank as the legal trustee — but you are the beneficiary with full rights to the property.
| Feature | How It Works |
|---|---|
| Duration | 50 years, fully renewable |
| Annual Fee | ~$500–$700 USD/year to the bank |
| Your Rights | Use, rent, sell, remodel, inherit |
| Setup Time | 30–45 days |
| Who Sets It Up | Notario + bank + your agent (Rio Real Estate) |
3. Step-by-Step Buying Process in Mulegé
4. How Much Are Closing Costs in Mulegé?
Closing costs in Mexico are typically 6–10% of the purchase price and include:
- Acquisition Tax (ISAI): 2–3% — paid by buyer
- Notario Fees: 1–2% — required for all transfers
- Fideicomiso Setup: ~$1,500–$2,500 USD one-time
- Annual Fideicomiso Fee: $500–$700 USD/year
- Appraisal: ~$300–$600 USD
- Registration Fees: Varies by municipality
We provide a full cost estimate before you make any offer — no surprises.
5. Why Buy in Mulegé?
Mulegé is one of the last authentic towns in Baja California Sur — an oasis town where a desert river meets the Sea of Cortez. Bahía Concepción, minutes south, is consistently rated one of the most beautiful bays in the world.
| vs. Cabo San Lucas | Mulegé Advantage |
|---|---|
| Cabo prices: $500k–$3M+ | Mulegé: $20k–$250k for comparable views |
| Cabo: overcrowded, mass tourism | Mulegé: quiet, authentic, no cruise ships |
| Cabo: exploding cost of living | Mulegé: affordable local lifestyle |
Frequently Asked Questions
Yes. Short-term rental is legal and common in Mulegé. Properties near Bahía Concepción generate strong Airbnb income, especially October–May when snowbirds and divers arrive.
No. Rio Real Estate provides full English support. All documents are explained to you in English before you sign anything.
We coordinate with trusted notarios and escrow services. Never send funds directly to a private account. We guide you through safe wire transfer procedures step by step.
Many of our clients close remotely using a power of attorney (POA). We arrange the Mexican notario process and coordinate every step from abroad.
Ready to Start Your Property Search?
Book a free 15-minute Mulegé buying call. We’ll map out your options, realistic budget, and next steps — no pressure, no obligation.