App registration (free · 3 min)
Create your L1 account in the app. You get 3 curated opportunities in your budget range + access to the full filter map.
Create L1 account ↗When you've already decided
I'm ready to buy in Sisal Yucatán Mexico
If you've moved past "I'm researching" into "I want to purchase", here are the exact steps with Sisal Beach Real Estate. The full process takes between 30-90 days depending on property type (lot vs. house) and buyer's nationality.
30-min call with Mariana
You disclose real budget, timeline and nationality. Mariana unlocks the full inventory for 24h reactivable + explains fideicomiso if you're a foreigner in restricted zone.
Schedule call →Fiscal & legal counsel
We connect you with trusted notario and tax advisor. RFC review, ISR on capital gains, predial property tax, IVA on lots vs. constructions.
Read fideicomiso guide →On-site visit or live virtual tour
Coordinated physical visit to Sisal (1-3 days) or live virtual tour by video call for buyers outside the country. Mariana walks you through each shortlisted property with details that 360° tours don't capture.
Offer + earnest money + promise contract
Negotiation with seller, earnest deposit (5-10%) and signing of promise of purchase agreement. Mariana accompanies the negotiation.
Fideicomiso (foreign in restricted zone) or direct title
Sisal is within the restricted zone (50 km of coast) — foreigners purchase via bank fideicomiso (50 years renewable). Mexicans get title directly. The bank and notary process takes between 45-90 days.
Fideicomiso details →Delivery + post-sale
Key handover, utility transfer (CFE, water), RPP registration, IFE/Predial. Mariana remains available for vacation rental management, maintenance, remodeling if the property is for investment.
Frequently asked questions
How long does the full process take?
Mexicans: 30-45 days. Foreigners with fideicomiso: 60-90 days. Lots without financing are the fastest; houses with mortgage are the slowest.
Do I need to be physically in Mexico to buy?
It's not indispensable. Notary power can be granted to Mariana or trusted relative to sign on your behalf. We recommend at least one prior visit.
How do foreigners finance without Mexican credit?
Most common options: cash payment, mortgage from international bank with collateral in country of origin, or seller financing with terms of 12-36 months (negotiable case-by-case).
What taxes does the buyer pay?
ISAI (real estate acquisition tax, ~2-4% depending on municipality), notary fees (~6-8% of recorded value), RPP registration, appraisal. For fideicomiso add bank initial cost (~$500-800 USD) + annual fee (~$300-500 USD).
Can the property be rented as Airbnb?
Yes. Sisal has good vacation rental market especially in high season (December-April). Mariana offers optional vacation rental management (10-15% of gross income).
Ready to start?
The first step is the conversation. No commitment. Mariana responds in less than 1 hour.