One of the most common questions from buyers: “What are the closing costs in Cabo San Lucas?” Here’s the complete, transparent breakdown for buying property anywhere in Baja California Sur in 2026.
Total Closing Costs: 4-6% of Purchase Price
| Cost Item | Amount | Who Pays |
|---|---|---|
| Acquisition Tax (ISAI) | 2-4% of assessed value | Buyer |
| Notary fees | 0.5-1.5% | Buyer |
| Fideicomiso setup (foreigners) | $2,000-$3,000 USD | Buyer |
| SRE permit (foreigners) | ~$1,000 USD | Buyer |
| Appraisal | $300-$600 | Buyer |
| Certificate of no liens | $50-$100 | Seller |
| Capital gains tax (ISR) | Varies | Seller |
Example: $500,000 Property in Cabo San Lucas
| Item | Cost |
|---|---|
| ISAI (3%) | $15,000 |
| Notary (1%) | $5,000 |
| Fideicomiso setup | $2,500 |
| SRE permit | $1,000 |
| Appraisal | $500 |
| TOTAL | $24,000 (4.8%) |
Example: $300,000 Property in La Paz
| Item | Cost |
|---|---|
| ISAI (3%) | $9,000 |
| Notary (1%) | $3,000 |
| Fideicomiso setup | $2,500 |
| SRE permit | $1,000 |
| Appraisal | $400 |
| TOTAL | $15,900 (5.3%) |
BCS vs. US Closing Costs
| Factor | BCS, Mexico | United States |
|---|---|---|
| Closing costs | 4-6% | 2-5% |
| Annual property tax | 0.1-0.3% | 1-2%+ |
| 10-year property tax on $500K | $5,000-$15,000 | $50,000-$100,000 |
While Mexico’s closing costs are slightly higher, the dramatically lower annual property taxes more than compensate over time. On a $500K property, you save $35,000-$85,000 over 10 years in property taxes alone.
Annual Ongoing Costs
- Fideicomiso annual fee: $550-$1,000
- Property tax (predial): 0.1-0.3% of assessed value
- HOA (if applicable): $200-$650/month depending on community
- Home insurance: $800-$2,000/year
Need a personalized cost estimate? Contact Baja Sur Realtors — we provide detailed closing cost projections for any property in our MLS.
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