Mazatlan Real Estate

Whether you're renting first or ready to buy, Mazatlan gives you more for your money than Puerto Vallarta or Cabo — without giving up the lifestyle.

Renting in Mazatlan

Furnished apartments, beachfront condos, and houses across all neighborhoods. Learn how the rental market works before you commit.

Read the rental guide

Buying a Home

Foreigners can legally own property in Mexico through a fideicomiso (bank trust) or corporation. We walk you through the entire process below.

See the buying process

Investment Properties

Mazatlan's growing tourism and expat market make it attractive for rental income. Cerritos and Golden Zone have strong short-term rental demand.

Explore investment options

What's on the Market

A snapshot of current listings from our partner agency. Prices and availability change — reach out for what's available now.

Serena at Marina Campo de Golf

Marina Mazatlan

View listing

Vila Nova

Zona Dorada

View listing

Listings courtesy of OCG Capital Group. For current availability and pricing, contact our agent.

Property Price Overview (2026)

Area	Property Type	Buy	Rent
Centro Histórico	2BR apartment	$80K–$200K	$650–$1,300/mo
Olas Altas	2BR beachfront	$150K–$350K	$900–$2,000/mo
Golden Zone	2BR ocean view condo	$200K–$450K	$1,100–$2,500/mo
Cerritos	2BR condo	$180K–$400K	$1,000–$2,000/mo
Cerritos	3BR house (gated)	$250K–$700K	$1,500–$3,000/mo
Marina Mazatlan	3BR luxury condo	$350K–$600K	$2,000–$3,500/mo

Prices are approximate USD ranges as of 2026. Explore all neighborhoods for more detail.

How Buying Works in Mexico

The process is different from the U.S. or Canada — but it's well-established and thousands of foreigners do it every year. Here's what to expect.

Search & Select

Work with a local agent to view properties and neighborhoods that fit your lifestyle and budget.

Make an Offer

Submit a written offer. Negotiation is normal — expect 5-10% movement on asking price.

Open Fideicomiso

Your bank trust application takes 4-8 weeks. Cost: ~$1,500-2,500 setup, ~$500-700/year.

Due Diligence

Title search, property inspection, and lien check through the Notario Público. Budget 2-3 weeks.

Sign at the Notario

The Notario Público (with more authority than a U.S. notary) handles the legal transfer.

Close & Move In

Pay closing costs (5-8% of price), receive your escritura (title deed), and get the keys.

Total timeline: 6-12 weeks

Total closing costs run 5-8% of purchase price. Most expats buy with cash — cross-border mortgages exist but are limited and carry higher rates (8-12%).

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Common Questions

Can foreigners buy property in Mexico?

Yes. Within 50km of the coast, foreigners hold property through a fideicomiso (bank trust). You have full ownership rights — you can sell, rent, renovate, or pass it to heirs. Alternatively, you can buy through a Mexican corporation (SA de CV).

How long does closing take in Mazatlan?

Typically 6-12 weeks from accepted offer to keys in hand. The fideicomiso application (4-8 weeks) is usually the longest step. Cash purchases close faster than financed ones.

What are closing costs in Mexico?

Budget 5-8% of the purchase price. This covers the Notario Público fees, acquisition tax (ISAI), property registration, fideicomiso setup, and certificate of no liens.

Can I get a mortgage as a foreigner?

Cross-border mortgages exist but are limited. Most expats buy with cash or use a HELOC on U.S. property. A few Mexican banks offer financing to foreigners at higher interest rates (8-12%).

What are HOA/maintenance fees like?

Condo maintenance fees in Mazatlan range from $100-400/month USD depending on amenities. Gated communities with pools, gyms, and security run higher. Always verify fees before buying.

Is Mazatlan real estate a good investment?

Mazatlan has seen steady appreciation, especially in Cerritos and Golden Zone. Short-term rental yields can be strong during high season (November-April). But like any investment, returns depend on location, property condition, and management.

Mazatlan Real Estate Expert

Find your place in Mazatlan

Luis Casanova (OCG Capital Group) has spent 6+ years helping expats buy and rent in Mazatlan - from navigating the fideicomiso to finding the right neighborhood. He speaks English, knows the market cold, and the first conversation is free. No pressure.

Get a Free Consultation WhatsApp Luis