AUZEN · BAJA CALIFORNIA
Own Property in Baja California.
Legally. Safely. With Full Protection.
A complete guide for U.S. citizens — from ownership structures and closing costs to financing options and step-by-step process.
OWNERSHIP RIGHTS
Yes. Americans Can Own Property in Mexico.
U.S. citizens can legally own real estate in Mexico. The process is more straightforward than most buyers expect — but it requires understanding how ownership works in what Mexico calls the "Restricted Zone."
The Restricted Zone covers any land within 50km of a coastline or 100km of an international border. Baja California falls entirely within this zone — which means ALL Baja properties require a specific ownership structure.
This does not restrict your rights. You retain full ownership: the right to sell, lease, improve, renovate, and pass the property to your heirs. The structure simply determines how that ownership is held.
WHAT YOU NEED TO KNOW
- 100% legal for U.S. citizens
- Full ownership rights — sell, lease, inherit
- Two ownership structures available
- Notario Público protects every transaction
OWNERSHIP STRUCTURES
Two Ways to Own Property in Mexico
The right structure depends on your goals. For most residential buyers, the answer is clear.
A Mexican bank holds the title as trustee while you retain all beneficial ownership rights. The trust is valid for 50 years and is fully renewable.
- Full rights to sell, lease, renovate, inherit
- Beneficiary designation for heirs
- Renewable every 50 years
- Required for Restricted Zone residential
COMPARE TRUST BANKS
Approximate figures. Actual fees vary by property value and negotiation.
Auzen works directly with Scotiabank and Intercam. We can introduce you to the right contact to streamline your trust setup.
A Mexican company holds title. Used primarily for investment portfolios, commercial properties, or buyers acquiring multiple properties.
- → Best for investors and developers
- → Allows multiple properties under one entity
- → More complex tax obligations
- → Not recommended for individual residential
FINANCING
How U.S. Buyers Pay for Property in Mexico
Most U.S. buyers have more options than they realize. Here are the four main paths.
The fastest path to closing (30–60 days). Gives you the strongest negotiating position and often unlocks seller discounts of 10–15%.
Closing timeline: 30–60 days
Finance directly with the developer — no bank, no credit check, no qualification.
- 20% DOWN PAYMENT
- UP TO 60 MONTHLY INSTALLMENTS
- 15% DISCOUNT FOR CASH PAYMENT
Use equity in your U.S. home to purchase in Mexico with cash. Keep financing in USD with a lender you already know.
Recommended: CrossBorder Mortgage, InterNations, or your existing U.S. bank
Available but complex for foreign buyers. Requires Mexican credit history, rates of 9–12% in MXN, and lengthy approval.
THE PROCESS
From Search to Keys: Your Buying Timeline
PROPERTY SELECTION · Week 1–2
Tour properties, identify your preferred option. Auzen advisors guide you through available inventory and match properties to your goals.
LETTER OF INTENT · Week 2
A non-binding offer is submitted. Price and terms are negotiated between buyer and seller.
PURCHASE AGREEMENT · Week 2–3
Binding promissory contract (Promesa de Compraventa) is signed. Deposit of 5–10% of purchase price is paid.
DUE DILIGENCE · Week 3–6
Title search, property verification, permit review, and legal audit. Auzen coordinates this process on your behalf.
FIDEICOMISO SETUP · Week 4–8
Bank trust is established with your chosen Mexican bank. Runs in parallel with due diligence.
CLOSING AT NOTARY · Week 6–10
Final payment is made. Deed is signed before a Notario Público. You receive your keys.
DUE DILIGENCE
What Auzen Verifies On Your Behalf
Every Auzen transaction includes a thorough title and property verification. We coordinate with attorneys, notaries, and government registries — so you don't have to.
The most common risk in Mexico real estate is not fraud at closing — it's purchasing a property with title issues. We eliminate that risk before you commit.
- Clean title — no liens or encumbrances
- Registered in Registro Público
- No unpaid property taxes (predial)
- HOA fees current (if applicable)
- Utility accounts in good standing
- Legal use permits verified
- Survey matches registered boundaries
- No ejido land classification conflicts
WHY BAJA
The Case for Buying in Baja California
- → 30–50% lower cost of living vs California
- → 90-minute drive from San Diego
- → Year-round mild Pacific climate
- → Thriving international expat community
- → World-class healthcare in Tijuana & Ensenada
- → Short-term rental demand growing year over year
- → Valle de Guadalupe wine tourism exploding
- → USD-denominated property appreciation
- → No capital gains tax on primary residence*
- → Ensenada ranked top emerging market in Baja
- → Weekend escape — no flight required
- → Pacific coast lifestyle at Mexican prices
- → Growing U.S. buyer community
- → Strong short-term rental income potential
- → Baja Med cuisine and Valle de Guadalupe wine
* Tax treatment varies. Consult a cross-border tax advisor for your situation.
FAQ
Frequently Asked Questions
COST CALCULATOR
Estimate Your Total Buying Costs
Enter your property details for a personalized breakdown of closing costs, annual expenses, and total cash required.
SELECT YOUR TRUST BANK
Auzen works directly with Scotiabank and Intercam — we can make introductions.
YOUR COST ESTIMATE
Fideicomiso (Bank Trust) · Cash Purchase
ONE-TIME CLOSING COSTS
ANNUAL RECURRING COSTS
TOTAL CASH NEEDED TO CLOSE
Property $200,000 + Closing $9,050
* All figures are estimates based on Baja California averages as of 2025. Actual costs vary by municipality, property type, and negotiated terms. Auzen advisors will provide exact figures for your specific transaction.
Property Details
| Purchase Price | $200,000 USD |
| Ownership Structure | Fideicomiso (Bank Trust) |
| Purchase Method | Cash Purchase |
| Trust Bank | Scotiabank México |
Closing Costs
| Acquisition Tax (ISAI 2%) | $4,000 |
| Notary Fees (~1.2%) | $2,400 |
| Appraisal | $500 |
| Public Registry | $400 |
| Legal / Title Search | $1,000 |
| Trust Setup | $750 |
| Total Closing Costs | $9,050 |
Annual Costs
| Annual Trust Fee | $650 |
| Property Tax (predial ~0.1%) | $200 |
| Total Annual Costs | $850 |
Important Notes
All figures are estimates. Actual costs vary by municipality, property type, and negotiated terms.
Next Steps
Ready to move forward? Contact an Auzen advisor:
GET STARTED
Talk to an Auzen Advisor
No pressure. No obligation. Just honest guidance from people who know Baja.