A Buyer's Guide to Closing Costs in Puerto Vallarta (No Surprises)

The General Rule of Thumb for Closing Costs

You’ve found the perfect property in Puerto Vallarta. The offer has been accepted, and you can already picture yourself enjoying the sunset from your new balcony. But between the offer and receiving the keys, there's a crucial financial step: the closing costs.

Understanding these costs is essential for a smooth, transparent, and surprise-free transaction. While it might seem complex, the closing process in Mexico is highly regulated and predictable when you know what to expect. This guide breaks down exactly what you'll be paying for.

As a general estimate, a buyer in Puerto Vallarta should budget between 4% to 6% of the final purchase price for total closing costs. This percentage covers all the necessary taxes, fees, and legal services required to make you the legal and secure owner of the property.

Let's look at the key components that make up this total:

1. Acquisition Tax (ISAI - Impuesto Sobre Adquisición de Inmuebles)

This is the largest single component of your closing costs. The ISAI is a state transfer tax that is calculated based on the official appraised value of the property. In Jalisco, this tax is approximately 2%. It is a mandatory government tax paid to officially transfer the title to your name.

2. Notary Public Fees (Honorarios del Notario Público)

As we discussed in our guide for foreign buyers, the Notary Public is a government-appointed lawyer who ensures the legality of the entire transaction. Their fees cover drafting the official deed (escritura), verifying the property is free of liens, and calculating all applicable taxes. These fees are typically on a sliding scale based on the property's value, usually ranging from 0.5% to 1%.

3. Fideicomiso Fees (For Foreign Buyers)

For any foreigner buying property in the "Restricted Zone" (like Puerto Vallarta), the bank trust or fideicomiso is essential. This involves two separate fees:

• Setup Fee: A one-time fee paid to the bank to establish your trust. This can range from $2,000 to $3,000 USD.

• Annual Fee: An ongoing annual fee to maintain the trust, typically between $500 and $700 USD.

4. Registration, Appraisal, and Miscellaneous Fees

This category covers the remaining necessary services:

• Public Registry Fees: A fee to officially record your deed in the Public Property Registry, securing your legal ownership.

• Appraisal (Avalúo): An official appraisal is required to determine the property's value for tax purposes.

• Certificates and Permits: This includes costs for obtaining no-lien certificates and the foreign affairs permit for your fideicomiso.

Transparency is Key

While these costs can add up, they are the essential steps that guarantee your investment is secure, legal, and fully protected under Mexican law. A professional real estate team will provide you with a detailed estimate of closing costs specific to your chosen property, so you can budget with complete confidence.

There should never be any surprises at the closing table. Our commitment at Ayala Properties is to ensure you understand every line item and feel secure in your investment from start to finish.