Real estate lawyer in Punta Mita: closings, fideicomiso and taxes
Grupo NAR coordinates villa, condo and branded-residence closings in Punta Mita and the surrounding area for foreign and Mexican buyers and sellers, from the purchase agreement to the keys.
Buying in Punta Mita
Before you buy in Punta Mita
- Inside the resort or in townHomes inside the gated resort come with community rules and HOA approvals. In Punta de Mita town, titles and permits vary more and need a deeper check.
- Branded residencesFour Seasons and St. Regis residences carry operator and rental program agreements. We review what you commit to and what transfers to you.
- Assume the existing trustMany properties already sit in a bank trust. Assigning it to you is usually faster and cheaper than opening a new one.
- Beachfront and federal zoneBeachfront properties use the federal maritime zone under a concession. We confirm it is current and moves to you with the property.
Selling in Punta Mita
Keep more of your sale
- 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.
- Villa staff settled correctlyHousehold staff are settled under Mexican labor law before closing, so the buyer does not inherit claims and you leave without open issues.
- 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
Punta Mita closings, answered
Can a foreigner own property in Punta Mita?
Yes. Punta Mita is in the restricted zone, so foreigners own through a bank trust (fideicomiso) or a Mexican company. The trust gives you full use, rental and sale rights.
What is specific about closing in Punta Mita?
No-debt letters from the HOA and utilities must be in the current owner’s name and dated to the closing day, and branded residences also need the operator’s sign-off. We request them early so signing is not delayed.
What are buyer closing costs in Punta Mita?
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.
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.
Doesn’t the notary protect me like a title company?
The notary makes sure the transaction is legal, but does not represent you. We review the deed, liens, property tax, the condominium regime, plans and no-debt letters on your behalf.
Other communities
Closing guides around the bay
Buying or selling in Punta Mita?
The first consultation is free. Tell us about the property and we will walk you through the closing, the taxes and the timeline.