Costs, Fees, and Taxes
Complete cost breakdown for private real estate financing operations in Quintana Roo.
Buyer Costs
At Closing
| Item | Percentage / Amount | Base |
|---|---|---|
| Impuesto de Adquisición de Inmuebles (ISAI) (Real Estate Acquisition Tax) | 2-4% | Transaction value |
| Notary fees | 0.5-1.5% | Transaction value |
| RPP (Registro Público de la Propiedad — Public Property Registry) registration | ~0.5% | Transaction value |
| Commercial appraisal | $5,000-$15,000 MXN | Flat fee |
| Fideicomiso (trust) setup | $15,000-$50,000 MXN | Bank fee |
| SRE permit (foreigners) | ~$5,000 MXN | Flat fee |
| Loan origination costs | 1-3% | Loan amount |
| Estimated total at closing | 5-10% | Transaction value |
Recurring Costs
| Item | Frequency | Estimated Amount |
|---|---|---|
| Fiduciary fees | Annual | $8,000-$25,000 MXN |
| Predial (property tax) | Annual | 0.1-0.3% of cadastral value |
| Property insurance | Annual | 0.3-0.5% of value |
| Maintenance fee (condo) | Monthly | Varies by development |
| Loan administration | Monthly | Included in rate |
Seller Costs
| Item | Percentage | Notes |
|---|---|---|
| ISR (income tax) on capital gains | 35% on profit | Or effective rate per tax bracket |
| Real estate commission | 3-6% | If applicable |
| Lien cancellation | Variable | If prior encumbrances exist |
Participant Fees
Fiduciary (Bank)
- Opening fee: $15,000 – $50,000 MXN
- Annual fees: $8,000 – $25,000 MXN
- Execution fee: 1-3% of sale value (only if executed)
Notario Público (Notary Public)
- Fees: 0.5-1.5% of transaction value
- Includes: Protocolization, certifications, registrations
Legal Advisor
- Due diligence: $20,000 – $60,000 MXN
- Contract drafting: $30,000 – $80,000 MXN
- Full accompaniment: 1-2% of transaction amount
GoWeBa (Administrator/Intermediary)
- Origination fee: 1-3% of the loan
- Monthly administration fee: Included in rate spread
Applicable Taxes
For the Buyer
-
ISAI (Impuesto Sobre Adquisición de Inmuebles — Real Estate Acquisition Tax)
- Rate in Quintana Roo: 2-4% of the higher value between the transaction price and the appraisal.
- Paid once at the time of acquisition.
-
Predial (Property Tax)
- Annual tax on the property.
- Base: Cadastral value (generally lower than market value).
-
IVA (VAT) (if applicable)
- Loan interest may be exempt from IVA when the fideicomiso is properly structured.
- Intermediation fees are subject to IVA (16%).
For the Seller
-
ISR on Real Estate Disposal
- Rate: up to 35% on capital gains.
- Exemption: primary residence (once every 3 years, up to ~$4.6 million MXN).
-
IVA — Exempt if the property is intended as a primary residence.
For the Lender
-
ISR on interest received
- Individual (Persona física): added to income, marginal rate.
- Corporation (Persona moral): 30% on taxable profit.
- Foreign entity: withholding of 4.9-35% (depending on applicable tax treaty).
-
IVA — Interest on mortgage loans for housing is exempt (Art. 15 LIVA).
Comparative Tax Strategy
Persona Moral (Corporation) vs. Investment Fideicomiso (Trust)
| Aspect | Persona Moral | Investment Fideicomiso |
|---|---|---|
| ISR rate | 30% corporate | Pass-through (paid by fideicomisario) |
| Expense deductibility | Broad | Limited |
| Profit distribution | Dividend (double taxation) | Direct to fideicomisario |
| Administrative complexity | High | Medium |
| Asset protection | Limited | Autonomous estate |
| Recommendation | For large, recurring operations | For GoWeBa (initial phase) |
For the Buyer: Fideicomiso vs. Business Entity
| Aspect | Purchase via Fideicomiso | Purchase via Corporation |
|---|---|---|
| Restricted zone access | ✅ Direct | ✅ Indirect |
| Asset protection | High (autonomous estate) | Medium (corporate asset) |
| Maintenance cost | Medium | High |
| Simplicity | Medium | Low |
| Transfer flexibility | High | Medium |
| Tax obligations | Predial + fiduciary fees | Full accounting |
Cost Example: Typical Transaction
Scenario: Purchase of an apartment in Playa del Carmen for $300,000 USD with 70% financing.
| Item | Amount (USD) |
|---|---|
| Property price | $300,000 |
| Down payment (30%) | $90,000 |
| Loan (70%) | $210,000 |
| ISAI (3%) | $9,000 |
| Notary (1%) | $3,000 |
| RPP (0.5%) | $1,500 |
| Fideicomiso setup | $2,500 |
| Appraisal | $600 |
| SRE permit | $250 |
| Origination costs (2%) | $4,200 |
| Legal advisory | $3,500 |
| Total initial outlay | $114,550 |
| Annual recurring cost | ~$3,500 |
Source: Report "Financiamiento Privado Inmobiliario — Quintana Roo" prepared for GoWeBa Legal, 2026.