Kat's Real EstatePuerto Escondido

Guides

Guides for buyers, owners and visitors

To get a first idea of what you’re looking for and where you may need support, simply send me a message with a few details about your plans, questions, or what you need help with. We’ll then arrange a personal video call to discuss everything in more detail, so I can better understand your situation, what you’re looking for, and how I can best support you.

01

Property and legal

What you need to buy property in Mexico

Buying a property in Mexico is not just about finding something you like and paying the price. It means confirming who actually owns it, checking for outstanding debts or legal conflicts, reviewing the physical condition of the property, and formalizing everything correctly. This guide brings together, in one place, what you need to have sorted before you sign.

Capital gains tax when you sell: what you actually owe

Selling property in Mexico triggers ISR, the income tax on the gain from the sale. ISR is calculated on your actual profit, not the full sale price, and the notary withholds the payment at closing. Understanding what you can deduct and whether the primary-residence exemption applies changes what you walk away with significantly.

The real cost of buying: beyond the listed price

The advertised price of a property is rarely what you actually end up paying. Closing costs in Mexico typically run 5% to 8% of the property's value, on top of the agreed price. Most of these items are fixed by law or by the notary's fee schedule, which means they are predictable once you know them.

What type of property should you choose in Puerto Escondido?

Land is the strongest long-term play, a house is the most versatile, and a condo is the most accessible entry point. The right choice depends on whether you are prioritising appreciation, a mix of use and investment, or ease and speed of income.

What a fideicomiso actually means for a foreign buyer in Mexico

A fideicomiso is a bank trust that lets a foreigner own residential property inside Mexico's restricted coastal zone, which includes Puerto Escondido. The bank holds the title as trustee, but you hold every practical right of ownership: you can live in it, rent it, renovate it, sell it and leave it to your heirs.

How to spot a reliable real estate agent in Mexico

In most of Mexico, including Oaxaca, there is no mandatory licence to call yourself a real estate agent. That means the burden of vetting falls on you, and the checks that matter are about documents, disclosure and behaviour rather than logos and titles.

Escritura, Communal or Ejidal? Understanding Land Ownership on the Oaxaca Coast

On the Oaxaca coast, including Puerto Escondido, property is held in one of three main forms: titled land with an escritura pública (public deed), communal land documented through an acta de posesión, or ejidal land governed by federal agrarian law. Most properties in and around Puerto Escondido sit historically on communal land, which is a long-established, safe form of ownership when the community documentation is properly reviewed.

Acta de Posesión versus escritura pública

An escritura pública (public deed) is the standard form of ownership international buyers are most familiar with. It is executed by a notario público and registered in the Registro Público de la Propiedad, creating a state-level public record of ownership.

Why work with an advisor instead of going straight to a listing?

Finding a property in Puerto Escondido can seem easy, though not every property is listed on the common online platforms. Beyond that, verifying a property, understanding its pricing and real market value, navigating the purchase process and closing it safely is not straightforward. An advisor's value is in the research, checks, coordination and guidance that happen before and after you decide.

02

Visiting and renting

Puerto Escondido's dining scene: a fine dining guide

Puerto Escondido's dining scene ranges from two Michelin-recognized restaurants (Almoraduz and Atarraya) to boutique wine bars, omakase experiences and gastropubs. Most of the fine-dining offer concentrates in Rinconada, La Punta, Brisas de Zicatela, Carrizalillo and Santa Maria Colotepec, the same neighborhoods that concentrate the higher end of the real estate market.

By land: how Puerto Escondido's ground connectivity is changing

Two highway projects are reshaping how Puerto Escondido connects to the rest of Mexico: the Oaxaca-Puerto Escondido highway that opened in 2024, cutting the drive from six-and-a-half hours to two-and-a-half, and the ongoing Salina Cruz-Zihuatanejo modernization that will integrate Puerto Escondido into a continuous southern Pacific coastal corridor by 2029.

What to look for in a Puerto Escondido vacation rental

The photos may catch your attention, but it is the practical details and comfort that will make or break a stay in Puerto Escondido. Before booking, check whether air conditioning is in the bedrooms, whether there is a reliable water supply, what internet connection the property has, and how far you have to walk in the heat.

Best areas to stay in Puerto Escondido: Zicatela, La Punta, Rinconada, Bacocho and La Barra

Zicatela is the busy surf-and-nightlife strip. La Punta is slower, younger and vibrant. Rinconada is residential and walkable to the best swimming beaches. Bacocho is quiet and spread out. La Barra is a calm residential area just outside La Punta, and the surrounding areas offer privacy, nature and space. Choose by how you want to spend a day, not by the photo of the sunset.

What a concierge service in Puerto Escondido actually covers

A concierge service in Puerto Escondido arranges the practical parts of your stay: airport transfers, tours and activities, in-house services, and help when something goes wrong. It is a person making phone calls on your behalf in Spanish, not a booking platform or a packaged tour desk.

Planning a first trip to Puerto Escondido

Fly into Puerto Escondido (PXM) if you can and Huatulco (HUX) if it is cheaper, come for at least a week, and avoid mid-December to early January unless you have booked months ahead. The town is small, hot and informal, and most first-timers underestimate how much of it happens on WhatsApp.