Selling inherited property in Mexico from the US: Complete guide

If you’ve recently inherited property in Mexico, you might be considering selling to an interested buyer. You can avoid going back and forth to deal with tenants or put the money toward a new home elsewhere.

But how do you sell inherited property in Mexico? We’ll take a look at everything you need to know, including your tax implications, the paperwork you’ll need, and any additional costs or fees for your sale.

We'll also introduce Wise — your international money transfer alternative. Use Wise to send stress-free transfers to over 140 countries - all at the standard mid-market exchange rate.

Learn more 🔎

Table of contents

How do I determine how much my property is worth? What to consider when selling a property in Mexico Documents required to sell property in Mexico How to sell property in Mexico: step by step What’s the best way to send money internationally? Is now a good time to sell property in Mexico? How long does it take to sell a property in Mexico? Costs of selling property in Mexico Selling property in Mexico: tax implications

How do I determine how much my property is worth?

If you want to sell inherited property in Mexico from the US, you’ll need to understand exactly how much your home is worth before you come to sell it.

You can get a professional appraisal for your property or set your own price. The latter may be cheaper, but getting an appraisal can help you understand exactly how your property fits into the local real estate market.

An appraisal will also flag any issues with your property before you sell it. This information may be invaluable when securing a buyer.

The value of your property can depend on a few different factors, including its location, key characteristics, and market conditions.¹

What to consider when selling a property in Mexico

There are a few things to think about before finding a seller for your inherited Mexican property. Let’s take a closer look.

Notary public and key paperwork

To transfer ownership of your property in Mexico, you’ll need to work with a notary public. This official can ensure you meet any legal or tax requirements for your sale.

You’ll need to complete some key pieces of paperwork. For example, you’ll need the title deed for your property and a certificate of freedom (certificado de libertad).²

You’ll also need to consider any tax implications for your Mexican property sale. For example, owning property in Mexico requires payment of property taxes (known as predial).

You’ll need to prove that you’ve paid these taxes before transferring ownership of your property. This assures the buyer that there are no outstanding costs associated with their new home.¹

Speak to a lawyer and notary for more information on any local requirements for your Mexican property sale.

Mexican bank trust

If the property you inherit is held in a bank trust, you may need to consult the bank before selling.

Known as a fideicomiso, this trust is required for foreign owners who wish to purchase property within 50km of the coast or 100km of an international land border.³

Although both you and your buyer will still maintain full ownership rights for your property, a home inherited under a *fideicomiso *may require additional consideration.

For example, you may need to cancel your trust before selling to a Mexican citizen.⁴ Speak to your bank for more information.

Should I use an agent to sell my property?

As a US citizen selling property in Mexico, you’ll need to decide whether you want to sell your property yourself or work with a real estate agent.

If you work with an agent, they can help you negotiate the property market and get the best price for your home.

Hiring an agent can also simplify your marketing. If you sell your property on your own, you’ll be promoting it entirely from scratch. You’ll need to advertise your property on social media or via open houses.

A good real estate agent will have access to a list of buyers — and they can help you understand the real estate market in your locality.

However, if you have a buyer already lined up, you can save money on commission by selling the property yourself. This commission may be as much as 8% of your sale price, so that’s quite a chunk!⁴

Documents required to sell property in Mexico

You’ll need to provide some key documents for your sale, including your property title and sales agreement.

You may also need proof that you’ve paid Mexican property taxes and a certificate of no liens. These documents confirm that there are no outstanding tax liabilities or debts associated with your property.¹

Speak to your real estate agent or lawyer for more information about the exact documentation you’ll need.

How to sell property in Mexico: step by step

If you’ve recently inherited a property in Mexico, selling it from the US is a smart way to earn a little money.

Here’s a simple step-by-step guide to selling inherited property in Mexico, including tips and tricks to get you started.

Get your property ready

First, you need to get your property ready for sale. This may include:

• cleaning your home
• renovating or upgrading
• fixing any issues with the property

Once you’ve got your home ready for sale, you’ll need to determine the value of your property. Work with an appraiser to ensure you set the right price.

Start marketing your home

Next, it’s time to market your property. You need to find potential buyers for your home, including residents and non-residents looking to purchase Mexican property.

Here are some tips for marketing to potential buyers:

• Make the most of online platforms, such as social media
• Speak to local real estate agents
• Use good-quality photos and descriptions of your property
• Open up your home to potential buyers

If you decide to work with a real estate agent, they can help you promote your property and find buyers for your home.

They may even have access to a list of buyers, which can ensure you find someone as quickly as possible.

Negotiate the best price

Once you start receiving offers, it’s time to negotiate the best price for your property. Negotiation is a big part of the purchase process, so it’s important to do your research.

Make sure you understand exactly how much your property is worth and work with a real estate agent to guide you. You’ll need to be confident but friendly to get the best deal for everyone!

Close the deal

Once you’ve come to an agreement with your buyer, you’ll need to officially close the deal for your property sale.

A notary public can help you draft a sales agreement. This includes everything that you and the buyer have agreed on, such as the purchase price and payment terms.

The notary will ensure both you and the buyer are happy with the sale before officially transferring ownership.

What’s the best way to send money internationally?

Banks are certainly one option for sending money internationally, as are services like PayPal. But the problem with banks is they can often be slow, expensive and inconvenient. Luckily, there’s a better alternative out there.

You can send money worldwide with Wise for low fees and the mid-market exchange rate. It’s easy and quick to set up a payment online, and you’re guaranteed secure transfers even when sending large sums.

Wise is a money service business (MSB) regulated by 12 international financial authorities and uses sophisticated security features to keep you and your money safe.

Open a Wise account, and you can send, spend and convert between 40+ currencies whenever you need to. You can even receive money from all over the world using your own local account details.

As if all that wasn’t enough, there’s a Wise Multi-Currency Card too. For a one-time fee of just $9, you can spend in over 150 countries in the local currency. Your USD is automatically converted at the mid-market rate for just a small conversion fee.

Open a Wise account today

Is now a good time to sell property in Mexico?

Mexico is known for its beautiful beaches, cities, and tourist spots. The Mexican property market in 2025 looks particularly promising for sellers, with both domestic and foreign buyers purchasing new property.

As of 2025, home prices in popular Mexican locations like Tijuana have risen by 12.8% annually.⁵

By selling your inherited property in Mexico from the US, you can appeal to expats looking for a new way of life, or local investors who want to rent out to vacationers.

How long does it take to sell a property in Mexico?

The amount of time it takes to sell your property will depend on a number of factors, including any outstanding debts associated with your home and how long it takes to find the right buyer.

If you need to negotiate a fair price or complete any additional paperwork, it may take longer than expected to sell your property.

The location of your home can play a large role in how long it takes to sell. If you inherit a property in a popular city, you may be able to sell it a lot quicker.

If your property is in a rural location that doesn’t have access to a lot of local amenities, it could take over a year to find a buyer and complete the sale.

Once you’ve agreed to a price with your buyer, the paperwork could take anywhere from a couple of weeks to a few months to complete.⁶

Costs of selling property in Mexico

There are a few costs and fees to consider before selling property in Mexico from the US. Let’s take a closer look.

Fee	Details
Notary fees	You’ll need a notary public to complete your paperwork in Mexico Typically, notary fees work out at 1.5% to 2% of the property sale price⁷
Real estate commission	Usually around 5% to 8% of the sale price⁴
Property transfer tax	The buyer is usually responsible for paying property transfer tax However, in some cases, the seller may offer to cover the costs as part of the negotiation It’s roughly 2% to 4% of the property’s assessed value⁷
Property appraisal	If you need to pay for a property appraisal, you’ll pay approximately 300 USD to 500 USD⁷
Trust cancellation fee	In some cases, you may need to pay to cancel a bank trust (fideicomiso) for your property Fees vary by bank — typically 1000 USD to 1500 USD⁴

It’s also important to think about currency exchange costs. All real estate transactions are recorded in Mexican pesos (MXN), including the sale price on your deed and any capital gains or other taxes.

If you receive MXN into your US dollar account, your money will be automatically converted for you. The same goes for any payments out of your account.

These conversions may not be done at the fair mid-market exchange rate, as your bank will likely add a markup.

Choose a digital money transfer platform like Wise to receive money in local currency at the standard mid-market exchange rate.

Selling property in Mexico: tax implications

There are a few taxes to consider before selling property in Mexico. For example, you’ll need to ensure you pay any property taxes — or predial — associated with your home.

You’ll also need to pay capital gains tax on the sale of your property. Also known as impuesto sobre la renta, you’ll pay tax on any profits you make from the sale of your home. Capital gains tax in Mexico ranges from 15% to 35%.²

The amount of tax you’ll pay depends on factors like:

• how long you’ve owned the property
• the purchase price for your home
• any renovations or upgrades¹

If you’re a resident of Mexico, you can apply for a tax exemption.² You may also be exempt if you can prove that the property was your primary residence for at least 2 years before the sale.⁷

You’ll need to consult a tax specialist for more information about your tax liabilities in Mexico. Your notary public can also help you understand how and when to pay the appropriate taxes for your upcoming sale.

If I sell a house in Mexico, do I pay taxes in the US?

You don’t have to report foreign property ownership on your US tax return. However, if you sell property in Mexico for a profit, you’ll need to report it to the government for capital gains tax purposes.

The amount you’ll pay in taxes may depend on how long you’ve owned your inherited home. For example, if you’ve held your property for a year or less, you’ll likely pay from 10% to 37% on any profits from your sale.⁸

However, if you’ve held your property for longer than that, you may pay a more favorable rate. Depending on your total income, you’ll likely pay 0% to 20%.⁸

These additional US taxes are charged on top of any capital gains tax you may pay in Mexico. Make sure to speak to a tax expert in both countries to ensure you fulfill all the necessary obligations for your sale.

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Selling property in Mexico can be a complicated process, so it’s important to be prepared. Work with a real estate agent to market your property and consult an international or local lawyer for support.

You’ll also need to consider costs like capital gains tax, property transfer tax, notary fees, and exchange rate charges for transfers to and from your US dollar account.

To receive easy low-fee transfers from Mexico — all at the fair mid-market exchange rate — check out Wise.

Sources

1. Exit Advisor - Tips for successfully selling your Mexican property as a foreigner
2. Riviera Maya Cozy - Selling inherited property in Mexico
3. Live and Invest Overseas - Buying property in Mexico: A complete guide for expats
4. Mexperience - Costs and taxes when selling property in Mexico
5. My Casa - Move to Mexico 2025: Is it a good time to buy in Mexico?
6. Mexperience - Time scales to buy, sell and transfer property in Mexico
7. Mex Home - Selling property in Mexico: A deep dive into taxes and costs
8. Green Back Tax Services - US taxes on foreign property: Buying and selling real estate abroad

Sources checked 05/30/2025