Real estate lawyer in Nuevo Vallarta
Closings for condos, marina homes and resort residences in Nuevo Vallarta, with clear numbers in English and Spanish.
Buying in Nuevo Vallarta
Nuevo Vallarta is in Nayarit, not Jalisco
- Nayarit taxes, not Puerto Vallarta’sNuevo Vallarta is across the river from Puerto Vallarta, in Nayarit. Buyers pay a flat 2% ISABI instead of Puerto Vallarta’s progressive transfer tax.
- Buying a presaleNew projects often sell before completion. We review the developer’s permits, title, payment schedule and what happens if delivery is late.
- Condominium regime and HOAWe read the regime, HOA budget, reserves and rental rules, which vary a lot between towers.
- Fast closings for Mexican buyersWithout a bank trust, Mexican buyers can close in about 15 days after due diligence.
Selling in Nuevo Vallarta
Selling in Nuevo Vallarta
- Capital gains, planned earlyNon-resident sellers pay tax on the inflation-adjusted gain. We document your cost basis, including construction and improvements, so the gain is not overstated and you can price with your net in mind.
- Rental income and bookingsFuture bookings and rental management contracts are handled in the purchase agreement, so they transfer or end cleanly.
- Ready before you listDeed, trust, HOA letters and permits gathered upfront, so the buyer’s due diligence does not stall your closing.
Closing cost calculator
Estimate your buyer closing costs
Based on recent notary budgets in the bay. For an exact figure, send us the deal.
Estimate only, not tax or legal advice. In Nayarit, ISABI is 2% of the higher of the price and the cadastral appraisal. In Puerto Vallarta, ISTP follows the 2026 municipal table and varies with the cadastral value. Assumes MX$18.50 per dollar. The notary budget sets the final figures.
Questions
Nuevo Vallarta closings, answered
Is Nuevo Vallarta part of Puerto Vallarta?
No. Nuevo Vallarta belongs to Bahía de Banderas, Nayarit. Taxes, notaries and the registry follow Nayarit rules, which usually means lower acquisition tax than in Puerto Vallarta, Jalisco.
What are buyer closing costs in Nuevo Vallarta?
The acquisition tax (ISABI) is a flat 2% of the higher of the price and the cadastral appraisal, in pesos. All-in, buyer costs in our recent closings have run about 2.3% to 3.7% of the price, higher in percentage on smaller purchases. A new bank trust adds about USD 2,200 to 3,500, and optional escrow about USD 700 to 750.
Can I buy through my LLC or a US living trust?
Yes. We need the entity or trust documents apostilled or certified as true copies, plus the details of the people who control it, because Mexican anti-money-laundering rules require us to identify them. We can draft the Certification of Trust for you.
How does escrow work?
A US-style escrow company holds the deposit and the balance, and releases funds only against signed disbursement instructions and the signed deed. Wire instructions come only through the escrow’s secure portal, never by email.
How long does a closing take?
A straightforward closing usually takes about 5 to 8 weeks from signed contract to deed. Lien releases or a change of bank trustee can add a few weeks, so we confirm the signing date once the trustee approves.
Other communities
Closing guides around the bay
Buying or selling in Nuevo Vallarta?
The first consultation is free. Tell us about the property and we will walk you through the closing, the taxes and the timeline.