Buying Property in Todos Santos: The Complete 2026 Guide

Your Complete Guide to Buying Property in Todos Santos

Whether you’re looking for a vacation home, retirement property, or investment opportunity, Todos Santos 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.

Can Foreigners Buy Property in Todos Santos?

Yes, absolutely. Mexico welcomes foreign property buyers. For properties within 50 kilometers of the coastline (which includes all of Todos Santos), 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

1. Choose your property — Work with a licensed agent to find the right fit
2. Sign a purchase agreement — Both parties agree on price and terms
3. Apply for the fideicomiso — Your agent handles the bank trust application
4. Foreign Affairs permit — The bank obtains a permit from Mexico’s Ministry of Foreign Affairs
5. 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 Todos Santos

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 Todos Santos Today?

Houses: 23 listings from $245K to $9.9M (median $499K). Browse houses →

Condos: 15 listings from $180K to $500K (median $325K). Browse condos →

Land: 56 listings from $28K to $4.5M (median $110K). Browse land →

Commercial: 8 listings from $200K to $2.2M (median $1.3M). Browse commercial →

Best Neighborhoods in Todos Santos

The pueblo mágico offers properties in the historic centro, the beach area near Cerritos, Las Tunas, La Poza, and the surrounding ranch land. Each zone has its own character and price range.

Why Buy in Todos Santos?

• 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 Todos Santos real estate. From your first property tour to closing day, our expert team handles everything.

• Search 102 active MLS listings in Todos Santos →
• Phone: +52 1 612 288 9722
• WhatsApp: +52 1 624 622 3489

Guide updated March 2026 with live MLS data.

More About Todos Santos Real Estate

• Todos Santos Market Report
• Todos Santos Price Guide
• Luxury Properties in Todos Santos
• Retiring in Todos Santos
• Understanding the Fideicomiso: How Foreigners Buy in Mexico
• Where to Buy in Baja California Sur — Location Comparison