The buying process in Puerto Vallarta, step by step
Updated · By Chase Jordan
Reviewed by Lic. Erick Pichardo, Vallarta Law · October 27, 2026
You make a written offer, sign a promissory contract with a deposit, the notary checks the title and taxes, the trust bank gets the SRE permit, and everyone signs the deed at the notary. Many resale purchases close in roughly 30 to 60 days after an accepted offer, but your notary confirms the timeline for your property.
The 8 steps
- Set your budget and area. Cash or financing, which side of the bay, and how you will use the home. Add closing costs on top of the price.
- Search and visit. In person, or by live video tour if you are abroad. Ask for the HOA fee, property tax and any special assessments early.
- Make an offer. In writing: price, deposit, closing date and conditions (inspection, documents).
- Sign a promissory contract (promesa de compraventa). It sets the terms and the deposit. Many foreign buyers hold the deposit in escrow rather than paying the seller directly.
- Due diligence. The notary orders the no-lien certificate (certificado de libertad de gravamen), checks that property tax, water and HOA are paid, and orders the appraisal (avalúo). Hire your own inspector too.
- Open the trust. Choose a trust bank; the notary and bank obtain the SRE permit and prepare the trust.
- Close at the notary. Everyone signs the deed (escritura) before the notario público, who verifies title and collects the taxes. You pay the balance and closing costs; you get the keys.
- Registration and handover. The notary registers the deed at the Public Registry. Transfer CFE electricity, water, internet and the HOA account to your name.
How long it takes
Trust permits and paperwork set the pace. Many resale purchases close in about 30 to 60 days after an accepted offer. The exact timing depends on the property, the bank and the documents.
Who does what
- The notary (notario público): a state-appointed attorney who verifies title, calculates and collects taxes, and records the deed.
- The trust bank: holds title as trustee and obtains the SRE permit with the notary.
- Your agent: finds the property, negotiates and coordinates everyone until you have the keys.
- Your own attorney and inspector: optional and recommended.
Frequently asked questions
Do I need to be in Mexico to close?
Not always. Some steps can be signed by power of attorney; ask the notary early which documents need you in person.
What is a promesa de compraventa?
The promissory contract that sets price, deposit, closing date and conditions before the final deed is signed at the notary.
What is the certificado de libertad de gravamen?
The no-lien certificate from the Public Registry that shows whether the property has mortgages or liens.
My listings that fit
Sources
- SRE: permit to set up a trust on property in the restricted zone (official, Spanish)
- Foreign investment rules: restricted zone and bank trusts (SDV law firm)
- Closing-cost ranges: compiled from published estimates by Puerto Vallarta brokers and notaries (Nov 2025 – May 2026); confirm with your notary
General information, not legal or tax advice. Prices and availability can change. Estimates are not a notary calculation.