Last updated: June 2026. The safest time to find a problem is before the deposit, not after everyone is emotionally attached to the house with the view.
Deal-risk checklist
1. Verify the listing source
Who published it? Which agent or agency is credited? Does the source URL match the details? Are there duplicate versions with different prices? Start with current listings, but ask the credited source for the original documents before relying on the listing.
2. Verify seller authority
- Registered owner name and ID.
- Marital/property regime where relevant.
- Corporate authority if the owner is a company.
- Power of attorney if someone else signs.
- Trust assignment authority if it is already in a fideicomiso.
3. Verify title, taxes, and land status
- Escritura, trust deed, or condominium documents.
- Public Registry data and liens/limitations check.
- Predial and utility payment status.
- HOA rules, dues, and reserves if applicable.
- RAN/agrarian history for lots that may have ejido roots.
4. Verify the physical property
Photos are not a survey. Confirm boundaries, access, construction condition, water, electricity, drainage, road rights, beach/federal-zone issues, and whether what you see is actually transferable.
5. Verify the money path
Ask who holds the deposit, what makes it refundable, what documents must be delivered, and how wiring instructions are confirmed. Changed wiring details deserve a phone call through a known trusted channel.
6. Verify the closing structure
For foreign buyers, Puerto Escondido usually means a fideicomiso. Read the fideicomiso checklist, estimate buyer costs with the closing-costs guide, and do the extra review if the property is land by reading the ejido warning.
7. Verify the contract
| Clause | What to look for |
|---|---|
| Currency | MXN/USD amount, exchange-rate mechanics, payment dates. |
| Included items | Furniture, appliances, parking, storage, equipment, common-area rights. |
| Conditions | Refunds if title, registry, bank trust, or permits fail. |
| Costs | Who pays taxes, fees, commissions, repairs, and HOA balances. |
When you are still shopping, use popular searches, latest listings, and saved search alerts. When a listing gets serious, slow down and verify.
FAQ
What should I check before paying a deposit?
Seller authority, title/registry status, land status, debts, boundaries/access, payment instructions, and whether the property can close through the correct foreign-buyer structure.
Do I need both a notario and a lawyer?
The notario formalizes and registers the transaction. Many foreign buyers also use independent counsel to review risks from the buyer side.
Can I rely on the realtor?
A good realtor helps, but legal, tax, and registry checks should still be reviewed by the notario and independent advisers.
Sources and verification notes
- SRE: fideicomiso permits for restricted-zone property
- Oaxaca municipal finance law: transfer-domain tax
- SAT/SPPLD: cash and metals restriction table for real estate
- Registro Agrario Nacional: agrarian registry services
- RAN: dominio pleno property-title procedure
This is general market education, not legal, tax, accounting, immigration, or investment advice. Before signing or wiring money, work with a qualified notario, attorney, tax adviser, and the credited realtor or source for the specific property.