Real estate lawyer in Mandarina, Riviera Nayarit
Legal and closing coordination for villas and branded residences in Mandarina, from the offer and the bank trust to signing and post-closing.
Buying in Mandarina
Before you buy in Mandarina
- Compostela, not Bahía de BanderasMandarina is registered in Compostela, Nayarit. The registry, cadastre and permits run through a different municipality than Punta Mita.
- Buying a presaleNew projects often sell before completion. We review the developer’s permits, title, payment schedule and what happens if delivery is late.
- Branded residence programsBranded residences carry operator and rental agreements that bind the owner. We explain them before you sign.
- Title during constructionFor presales, the trust structure and who holds title until delivery are agreed upfront, not at the end.
Selling in Mandarina
Selling in Mandarina
- Resale before deliverySelling before the home is delivered means assigning your contract. We negotiate the developer’s consent and transfer fees.
- 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.
- Operator and HOA sign-offBranded residences need operator and HOA letters to close. We request them early.
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
Mandarina closings, answered
Is Mandarina in Punta Mita?
No. Mandarina is north of Punta Mita, in the municipality of Compostela, Nayarit. The acquisition tax is the same 2% ISABI, but the registry and cadastre are different.
What are buyer closing costs in Mandarina?
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.
The property is already in a trust. Do I take over the seller’s trust?
Not automatically. The trust can be assigned to you, which needs the bank’s authorization and an SRE permit, or cancelled so a new trust is set up in your name. Some banks no longer process assignments, so we tell you early which route is faster and cheaper for that property.
Do I have to travel to Mexico to sign?
No. You can sign a power of attorney before a notary in your home country, have it apostilled, and we register it in Mexico. Contracts and escrow documents can be signed electronically.
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 Mandarina?
The first consultation is free. Tell us about the property and we will walk you through the closing, the taxes and the timeline.