What to know before buying a house in San Cristóbal
January 2025
The paperwork is different here, the timelines move at their own pace, and the notario does more than you'd expect. Here's what we wish we'd known.
Buying property in Mexico as a foreigner is entirely legal and more straightforward than many people assume — but it works differently from what you might be used to in the UK, US, or Europe. Understanding the process before you start looking will save you time and prevent misunderstandings.
The notario is central to everything
In Mexico, the notario público is a licensed lawyer appointed by the state government. Unlike a notary in the US or UK (who simply witnesses signatures), the Mexican notario prepares all the title documents, calculates and collects the transfer taxes, and registers the deed at the Public Registry. Their fee is set by law and paid by the buyer.
Choosing a reputable notario matters. In San Cristóbal, there are a handful of notarios who have experience with foreign buyers — we can point you toward ones we have worked with.
The fideicomiso: what it is, when you need it
If the property is within 50 km of a coastline or 100 km of an international border, foreign buyers must hold the property through a fideicomiso — a bank trust. San Cristóbal is in the interior of Chiapas, so this does not apply here. You can hold title in your own name (or a Mexican company, if that suits your situation).
Timelines to expect
Once you agree on a price and terms, a promesa de compraventa (purchase agreement) is signed. This is a legally binding document that sets out the conditions and timeline. The full closing typically takes between 60 and 90 days from this point, depending on how quickly the notario can complete their due diligence.
Delays are not unusual. The land registry in Chiapas has its own pace. Build in flexibility.
Costs to budget for beyond the purchase price
- Acquisition tax (ISAI): roughly 2% of the agreed value, paid by the buyer
- Notario fees: approximately 1–2% of the property value
- Registration fees: a smaller additional amount
- Capital gains tax (ISR): paid by the seller, but worth understanding as it can affect negotiations
Together, closing costs for the buyer typically run between 4% and 6% of the purchase price.
What we recommend
Walk the property on a weekday and a weekend. Talk to the neighbours. Ask to see the boleta predial (property tax bill) and the CFE and TELMEX receipts — these confirm services are connected and in good standing. Make sure the title at the Public Registry matches what you are being sold.
We are here to help navigate all of this. If you have questions about a specific property or process, get in touch.
