Mexico's fideicomiso and restricted zone, explained: who holds title, and for how long.
// Short answer
A fideicomiso is a bank trust. In Mexico's restricted zone, 100 km from a border or 50 km from a beach, it is how a foreigner holds a home: the SRE permits a Mexican bank to hold title as trustee, and the foreign buyer is the beneficiary with the use and benefit of the property for up to 50 years, extendable on request.
Rules and rates as of September 2026. Several Mexican figures move every year or are set locally, so check the dated items again before you sign. Every figure links to its source.
On this page
What is a fideicomiso in Mexico?
A fideicomiso is a trust in which a Mexican bank, authorised by the SRE, acquires residential property in the restricted zone as trustee. The foreign individual or company is the beneficiary, with the use and benefit of the property (LIE Article 11). It is the legal route for a foreigner to hold a home inside the zone.
A Mexican company with a foreigners' admission clause can also be the beneficiary. The SRE permit is for property destined for residential purposes. Where it sits in the wider rules: buying property in Mexico as a foreigner.
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Where does Mexico's restricted zone apply?
Along every border and every coast. The Ley de Inversión Extranjera defines the restricted zone as the strip of national territory 100 km wide along the borders and 50 km wide along the beaches (Article 2, fraction VI). Under Constitution Article 27, foreigners cannot acquire direct ownership of land and waters inside it.
Outside the strip, a foreigner can hold direct title after the SRE agreement under LIE Article 10-A, and no trust is needed: foreign ownership in Mexico, explained.
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Who holds title to a property in a fideicomiso?
The bank. In a restricted-zone trust, the Mexican bank holds title as trustee and the foreign buyer is the beneficiary (fideicomisario), with the use and benefit of the property for the trust term. The buyer's title document is the trust deed with the SRE permit, not a direct deed in the buyer's own name.
Keep the trust deed and the SRE permit together. They are what shows your position as beneficiary.
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How long does a Mexican fideicomiso last?
Up to 50 years. Under LIE Article 13, a restricted-zone trust can run for a maximum of 50 years and can be extended at the request of the interested party. According to IBG Legal, renewal is not automatic: the beneficiary has to request it from the SRE before the term ends.
Put the expiry date in writing somewhere you will see it. An extension is a request you make, not something that happens on its own.
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How is the SRE fideicomiso permit obtained?
The bank applies, not the buyer. The bank's fiduciary delegate requests the permit from the SRE, giving the names and nationalities of the settlor and beneficiary, a description of the property including its distance from the border or coast, its use, and the trust's duration. The fee is set by Ley Federal de Derechos Article 25.
- Fee: paid electronically. The 2026 peso amount was not confirmed for this page.
- Timing: the SRE page gives a standard resolution time of 5 business days, but notes that this deadline was suspended because of system problems and that manual processing takes longer. Do not plan a closing around 5 days.
- Bank fees: the bank's own setup and annual trustee fees were not confirmed for this page. Get both in writing from the bank before you sign.
Can a company hold restricted-zone property instead of a trust?
Only for non-residential use. Under LIE Article 10, a Mexican company with foreign shareholders may acquire real property in the restricted zone directly for non-residential activities, and must notify the SRE within 60 business days. A home in the zone still goes through a fideicomiso.
IBG Legal describes these as companies whose bylaws admit foreign shareholders. Confirm the clause with a Mexican lawyer before choosing this route.
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// Buying in Mexico?
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See the $499 report, page by pageFrequently Asked Questions
Do I own the property if it is in a fideicomiso?
What happens when a fideicomiso reaches 50 years?
Who applies for the fideicomiso permit?
How long does the SRE permit take?
Do I need a fideicomiso outside the restricted zone?
Header photo: dronepicr, CC BY 2.0, via Wikimedia Commons. All credits: image credits.