What Is a Fideicomiso (Bank Trust)?

[Ciro Antonio Martínez Morales]

The Legal Framework That Makes Foreign Ownership in Mexico Possible

One of the most important questions when it comes to foreign real estate investment in Mexico is:
How can foreigners legally purchase property inside the restricted zone?

The answer is through a fideicomiso, also known as a bank trust, a legal structure created specifically to allow foreign investment in coastal and border areas like Tulum, Playa del Carmen, Los Cabos, and Puerto Vallarta, while still protecting Mexican sovereignty.

Here’s how it works:

• The legal title to the property is held by a Mexican bank authorized by the government.

• The foreign buyer becomes the sole beneficiary of the trust, with full control over the property.

• The fideicomiso lasts for 50 years and is renewable indefinitely.

• As the beneficiary, you have the legal right to:
  ✅ Use the property
  ✅ Rent it out (including platforms like Airbnb)
  ✅ Renovate or modify it
  ✅ Sell it
  ✅ Pass it on to your heirs

It’s important to understand that the fideicomiso is not a restriction — it’s a legally solid and recognized structure that gives you the same rights and protections as any Mexican citizen, when executed properly and with professional guidance.

Thanks to this system, thousands of foreign investors have safely and confidently acquired properties in high-demand locations, generating strong returns and lifestyle benefits.

But what if the property you’re interested in is outside the restricted zone?
The rules are different and that’s exactly what I’ll cover in the next post…