Closing costs: what you actually pay when buying
Closing costs in Puerto Vallarta and Riviera Nayarit
On top of the purchase price, the buyer pays closing costs. In Mexico there is no title company between the parties: nearly everything runs through the public notary, who prepares the deed, calculates taxes and records the property in the Public Property Registry.
What closing includes
- Acquisition tax (ISAI or state equivalent): between 2% and 4% of value depending on the state; Nayarit and Jalisco differ.
- Notary fees: typically 1% to 1.5% of value plus fixed charges.
- Appraisal, no-lien certificates, registry recording and processing.
- If you are a foreigner: bank trust setup (approx. USD 2,000 to 3,000 in year one) and the bank's annual fee (approx. USD 500 to 800).
Rule of thumb
Budget 4% to 7% of the purchase price as buyer closing costs. With a new fideicomiso it trends toward the high end. The seller pays their own capital gains tax on the sale and, unless agreed otherwise, the commissions.
How I help
Before you sign any offer I request a written closing-cost estimate (liquidación) from the notary for the exact property, and we review it line by line: no surprises at signing.
How much are closing costs when buying in Puerto Vallarta?
Between 4% and 7% of the purchase price for the buyer: acquisition tax (2% to 4% by state), notary fees (1% to 1.5%), appraisal, registry and, if applicable, the bank trust setup. I request a written liquidación from the notary before you sign an offer.
Who pays the notary, buyer or seller?
The buyer chooses and pays the notary in Jalisco and Nayarit practice: the notary protects both parties, but deed costs are covered by whoever acquires. The seller pays their sale tax and, unless agreed otherwise, commissions.
Does the fideicomiso make closing more expensive?
Yes, in year one: setting it up costs roughly USD 2,000 to 3,000 and the bank charges an annual fee of USD 500 to 800. It is a fixed, transparent cost that appears in the notary's estimate from the start.
Real estate advisor in Puerto Vallarta and Riviera Nayarit since 2014. AMPI Riviera Nayarit member, law degree, bilingual ES/EN.
Reviewed: October 2026 · About me