Your Complete Guide to Buying Property in East Cape
Whether you’re looking for a vacation home, retirement property, or investment opportunity, East Cape in Baja California Sur is one of Mexico’s most sought-after real estate markets. This guide covers everything you need to know — from the legal process to what properties are available right now.
Current Market Snapshot: 532 active listings in East Cape, ranging from $430K to $67.5M. Median price: $1.3M.
Can Foreigners Buy Property in East Cape?
Yes, absolutely. Mexico welcomes foreign property buyers. For properties within 50 kilometers of the coastline (which includes all of East Cape), foreign buyers use a fideicomiso — a bank trust that gives you full ownership rights, including the right to sell, rent, renovate, and pass the property to heirs.
How the Fideicomiso Works
- Choose your property — Work with a licensed agent to find the right fit
- Sign a purchase agreement — Both parties agree on price and terms
- Apply for the fideicomiso — Your agent handles the bank trust application
- Foreign Affairs permit — The bank obtains a permit from Mexico’s Ministry of Foreign Affairs
- Close at a notary — A Mexican notary public oversees the title transfer
The entire process typically takes 4–8 weeks. Baja Sur Realtors guides you through every step.
Closing Costs in East Cape
Expect closing costs of approximately 4–6% of the purchase price. This includes:
- Acquisition tax (ISABI): ~2% of assessed value
- Notary fees: ~1–1.5%
- Fideicomiso setup: ~$1,500–$2,500 USD (one-time)
- Annual trust fee: ~$500–$600 USD/year
- Appraisal and certificates: ~$500–$1,000 USD
What Can You Buy in East Cape Today?
Houses: 113 listings from $81K to $10.0M (median $825K). Browse houses →
Condos: 14 listings from $219K to $675K (median $296K). Browse condos →
Land: 400 listings from $165K to $67.5M (median $450K). Browse land →
Commercial: 5 listings from $270K to $17.6M (median $4.5M). Browse commercial →
Best Neighborhoods in East Cape
Key areas include Los Barriles for fishing and kite surfing, Buena Vista for quiet beachfront living, Punta Pescadero for luxury, and Los Zacatitos for off-grid desert beauty.
Why Buy in East Cape?
- Year-round sunshine — 350+ days of sun per year
- Growing market — Consistent property appreciation in Baja California Sur
- Rental income — Strong vacation rental demand from tourists
- Lifestyle — World-class beaches, golf, fishing, and dining
- Proximity to the US — 2-hour flight from Los Angeles, Dallas, and other major cities
Ready to Start Your Property Search?
With years of proven experience in the BCS luxury market, Baja Sur Realtors is the trusted partner for international buyers navigating East Cape real estate. From your first property tour to closing day, our expert team handles everything.
Guide updated March 2026 with live MLS data.