Large Oceanfront Lot Cerritos, Pacific

Financing estimate for a foreign buyer

Illustrative only — not an offer, not a pre-approval, and not a quote from a lender.

List price

$517,500 USD

Down payment (35% minimum)

$181,125 USD

Loan amount

$336,375 USD

Published one-time costs

Loan origination (3% + $2,600)

$12,691 USD

SRE permit (restricted zone)

$1,272 USD

Bank trust setup — INVEX, incl. 16% VAT

$1,276 USD

Bank trust, each following year

$638 USD

Not included above, because these are negotiated or set per transaction rather than published as a fixed rate: the acquisition tax (ISAI, a municipal percentage that varies by municipality), notary fees, appraisal, registry fees and title insurance. Those come from your notary and closing agent, and I can walk you through them for this specific property. Each one is broken down, concept by concept, in the guide to closing costs in Los Cabos.

A foreign buyer on this coast holds title through a Mexican bank trust rather than directly. How it works, what it costs each year and how it is renewed is explained in the guide to the fideicomiso, the Mexican bank trust.

Rate shown is the illustrative rate published by MoXi · Global Mortgage; the actual rate is set as U.S. 3-year Treasury + individual margin and depends on your credit profile. Peso amounts converted at 17.0245 MXN/USD (August 17, 2026). Figures reviewed August 20, 2026. Sources: MoXi, SRE, INVEX.