Glossary

The Mexico real estate glossary

Fideicomiso, ejido, dominio pleno, ISABI: buying in Mexico comes with its own language. Every term here gets a clear definition, how it shows up in a real Tulum purchase, and what to watch out for.

Avalúo

An avalúo is a formal appraisal by an authorized perito valuador in Mexico. It sets the tax base at closing — and your cost basis for the future sale.

Cesión de derechos

A cesión de derechos transfers possession or use rights, never ownership. Used for land, it is the instrument at the center of most Mexican land scams.

COS y CUS

COS caps how much of a lot you may cover at ground level; CUS caps total built area across all levels. Together they decide what fits on a Mexican lot.

Dominio pleno

Dominio pleno is the formal conversion of an ejido parcel into full private property, approved by the ejido assembly and registered at the Public Registry.

Ejido

Communal agrarian property: members hold use rights, not private ownership. While land is ejidal it cannot be sold, titled, or held by a foreigner.

Escritura pública

An escritura pública is the deed a notario drafts and records at the Public Registry — in Mexico, that registered deed is what makes you the owner.

Fideicomiso

The Mexican bank trust that lets foreigners own coastal property: the bank holds title, the buyer keeps every ownership right. 50-year renewable terms.

ISABI / ISAI (impuesto de adquisición)

ISABI (ISAI in some states) is the municipal acquisition tax a buyer pays at closing in Mexico — typically 2–4.5%, calculated by the notario.

Notario público

A Mexican notario público is a state-appointed legal official, not a US-style notary: drafts the deed, verifies title, withholds taxes, registers title.

Predial (impuesto predial)

Predial is Mexico's annual municipal property tax, assessed on cadastral value rather than market price — and famously low by US or Canadian standards.

Registro Público de la Propiedad (RPPC)

Mexico's public property registry: title, owners and liens on record, each property under its own folio real — the check to run before you pay.

Zona restringida

Mexico's restricted zone: 100 km from the borders and 50 km from any coastline, where foreigners cannot hold direct title. It is why the fideicomiso exists.

To go deeper

Closing

The moment to enter is today.

Mirador and Refugio are no longer available. Suspiro is the active enclave — with limited lots and a price that keeps growing. Talk to an advisor and discover which lot is yours.

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