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Riviera Maya, Mexico
Find Your Dream Property
in the Riviera Maya
Canadian-owned brokerage helping U.S., Canadian, and European investors buy oceanfront condos, luxury villas, and pre-construction properties from Cancun to Tulum.
Featured Properties
A taste of what's available
Hand-picked condos, villas, and pre-construction opportunities across the Riviera Maya. Browse the full inventory for everything currently on the market.
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Explore the different markets
and neighborhoods in the Riviera Maya!
Five distinct markets, each with their own character, investment profile, and lifestyle. I'll help you find the one that fits.
Your Licensed Broker
Meet Matt Ashby
Canadian broker who left for sunny days. 10+ years of real estate experience and millions sold. Relocated my family from London, Ontario, started a new life in the Riviera Maya — and turned my own investment journey into a brokerage built for foreign buyers like you.
Whether you're investing for rental income, buying a vacation home, or planning your retirement under the palms, I'll guide you through the process — start to finish — with full transparency.
Two ways to learn more
Free Buyer's Guide
+ On-Demand Webinar
Everything you need to know to invest safely and confidently in the Riviera Maya. The Buyer's Guide breaks down fideicomiso, closing costs, and the full purchase process. The webinar walks you through real examples and the red flags to avoid.
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Foreign Buyer FAQ
Top 10 questions about buying
in the Riviera Maya
The most common questions I get from U.S., Canadian,
and European investors — answered straight.
Yes — and they have for decades. Foreigners have full ownership rights anywhere in Mexico except within 50 km of the coast or 100 km of any international border (the "restricted zone"). Since the entire Riviera Maya sits inside the restricted zone, foreigners buy through a bank trust called a fideicomiso. It gives you the same rights as direct ownership — you can live in it, rent it, sell it, and pass it to heirs. Around half a million foreigners own real estate in Mexico today.
A fideicomiso is a 50-year bank trust set up at a Mexican bank, with you as the beneficiary. The bank holds the title on paper, but you are the legal beneficial owner — you control everything about the property and the bank cannot sell, lease, or use it without your written instruction. Maintenance runs around $500–700 USD per year. After 50 years it renews for another 50, indefinitely. Heirs can be named directly in the trust, so the property transfers without probate. For most foreign buyers it functions essentially the same as direct ownership.
Three big differences. First, there's no MLS — properties are found through trusted brokers, developers, and pocket listings rather than a centralized database. Second, the closing is handled by a notario público (a senior government-appointed lawyer), not separate buyer/seller attorneys. The notario validates the deed, calculates taxes, and registers the property. Third, most foreign buyers finance through their home country (HELOCs or cross-border lenders) rather than a Mexican bank, since Mexican bank mortgages for foreigners tend to be expensive and documentation-heavy. Closings usually take 30–60 days.
Plan for 5–8% of the purchase price for a resale property. That includes: acquisition tax (~2–4% depending on state and price), notario fees, registry fees, fideicomiso setup (~$2,000 USD), and the trustee bank's first-year fee. Pre-construction usually runs lower (3–5%) because some fees are deferred. The seller pays their own capital gains tax and brokerage commission — never the buyer.
Yes — and there are usually better options than a Mexican bank. Canadians and Americans can typically secure financing through their home country (HELOCs, home-country lenders, or specialized cross-border products), and with a minimum of 30% down we can help you finance properties anywhere in the Riviera Maya. Pre-construction projects often offer interest-free developer financing during the build period as well. Mexican bank mortgages for foreigners do exist but tend to carry higher rates (9–11%) and significant documentation requirements, so they're rarely the first choice. Reach out to Matt to find the path that fits your situation.
Absolutely. Mexican real estate operates under very different rules than the US or Canada — restricted-zone ownership, fideicomiso setup, notario relationships, dual-currency pricing, escrow handling — and the wrong move can cost six figures. A licensed broker who lives and works in the Riviera Maya knows which developers deliver on time, which neighborhoods are appreciating, which notarios to trust, and how to protect you from common foreign-buyer mistakes. AMPI-certified brokers (Mexico's national association) are held to a professional code — make sure yours is one.
Three things to know. Property tax (predial) is dramatically lower than in the US or Canada — typically $200–800 USD per year for a condo, paid in January with an early-bird discount. Capital gains tax (ISR) applies when you sell — calculated in pesos on the gain, ranging from 25–35%, with an exemption available if you have Mexican residency and have used the property as your home for the year prior to sale. Rental income is taxable in Mexico (you'll need an RFC tax ID and invoice through SAT). Always consult a Mexican accountant for your specific situation.
Yes. The Riviera Maya is one of the strongest short-term rental markets in the world, with year-round occupancy in well-chosen locations. To do it legally you need: an RFC (Mexican tax ID), a CFDI invoicing setup, and to remit IVA and ISR monthly. Quintana Roo also charges a 3% lodging tax that platforms like Airbnb now collect automatically. Most foreign owners hire a property management company (20–25% of revenue) to handle bookings, cleaning, and tax compliance. Realistic net returns in good neighborhoods run 6–12% annually.
Pre-construction means buying from a developer before or during the build — typically 20–40% down with the balance paid over 18–36 months. Advantages: lower entry price, builder warranty, customizable finishes, brand-new condition, strong appreciation between purchase and delivery. Risks: delivery delays, developer reliability, no rental income until handover. Resale means a finished, titled property — you see exactly what you're getting, rent it immediately, and close in 30–60 days. Either path can be a great investment; which is right depends on your timeline, cash position, and risk tolerance.
No — you can buy with just your passport. That said, I highly recommend at least temporary residency for any buyer planning to spend significant time here. It makes coming and going simpler (no 180-day tourist visa limits), unlocks the capital gains exemption on resale, and gives you local discounts at golf courses, restaurants, theme parks, and attractions throughout the Riviera Maya. Temporary residency is straightforward to apply for through a Mexican consulate in your home country and usually takes 1–3 months.
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