Don’t buy land in Mexico until you read this! So what do you need to know? This idea seemed far away from reality and wasn’t even a dream a year ago. However, fast forward to now, and my boyfriend Greg and I bought land in Mexico that we plan to develop. I know, you must have many questions and trust me, I still do too! This process of dirt to home is one we are diving head first into and I want to share what we learn here. My hope, like most of The Rife Guide is to give you practical information that helps make your dreams (no matter the size) come true. Whether it’s planning a once in a lifetime trip, discovering an iconic restaurant or building your dream home in the jungle, we hope to inspire you and have your back!
How did it all start?
So how did it all start? As you may know Bekah and I have a condo in Baja California that we bought in 2021. We did a 6th month remodel and we are now in our 4th season hosting as a short term rental. I like to say this process helped shake the ‘owning property abroad’ jitters off. We learned the nuances of foreign real estate in Mexico and received some sound advise. Overall we had an extremely positive, creative and enriching experience. Fast forward to spring 2024 when Greg found an amazing piece of land in Lo de Marcos, Nayarit. It was an impulse buy based off a gut feeling (who doesn’t love those) and we were left with a few options. Sit on it and sell it, build a spec home or perhaps build our own dreamy villa.
When I finally saw the dirt 6 months later, I immediately thought, we must live here! When you know you know. So let’s dive into some extremely important things to consider before you buy land in Mexico.
Getting Clear on the Vision
Start by getting clear on the vision and how you actually want to live, not just where. Are you craving surf and a barefoot lifestyle, or cooler weather and space to grow food? Do you need community, walkability, or total privacy? Mexico is wildly diverse, and the vibe can shift dramatically between regions, even just a few hours apart. Spend time in different areas, rent short-term and talk to locals and expats. Once you’ve dialed in the lifestyle you’re after, start exploring nearby towns and rural zones where land is available. Don’t be surprised if your dream spot is a little off the beaten path, some of Mexico’s best-kept secrets aren’t listed online. Mexico is a very handshake, eye contact, I heard it from my neighbor kind of country.
You won’t find most land deals on Zillow. In Mexico, the search usually starts with local real estate agents, word of mouth, and even ‘Se Vende’ signs nailed to trees. Facebook Marketplace and local expat groups can be surprisingly useful, especially in smaller towns. For more established listings, sites like Inmuebles24, Vivanuncios, or Point2Homes offer filters for land-only properties. Just keep in mind: the best finds often come from being on the ground, asking questions and talking to people who know the area well.
* Pro Tip ~ Don’t be deterred by the use of WhatApp in Mexico, even for professional services. It might feel informal to you, but WhatApp reigns supreme in Mexico.
Ejido Land
Ejido land, have you heard of it? If you’re looking at land in Mexico, you’ll eventually hear the word ejido. It’s one of those terms that can sound harmless, until you realize it could mean the land you’re eyeing can’t be sold to you directly. Ejido land is communal farmland granted to Mexican citizens after the revolution. It technically belongs to the government and the community, not any one person. This makes private sales to foreigners (or even other Mexicans) tricky, if not illegal.
Due Diligence
So, can you buy ejido land? Technically, yes—but you’ll want to do some serious due diligence with a reputable local law firm before you take the leap. Honestly, this goes for any land or home purchase in Mexico, ejido or not. A solid legal team will tell you if the land is a go or a hard no. If you do fall in love with a piece of ejido land and your lawyer gives it the green light, you’ll likely need to find a ‘presta nombre’. Que es esto? It literally means ‘loaned name’. A setup where a Mexican citizen holds the title in their name while you fund the purchase and act as the unofficial owner behind the scenes. Sounds a little spooky, right?
It can work, but only if it’s backed by solid contracts, a power of attorney, a clear payment structure and a lot of trust. This is where your lawyer earns their keep. Don’t DIY this, get pros specializing in this kind of deal before you buy land in Mexico.
Is there an upside to buying ejido land?
You may be asking yourself, so what is the upside to buying ejido land? Well, this type of land, while it can be located in developed towns, there are probably lusty ejido lots in off the beaten path areas. In less developed parts of Mexico there is likely no city infrastructure, water, plumbing, electricity, you get the idea. Think off-grid building and living (more on that later). You are probably thinking, I thought we were talking about upside of ejido land? Well, there are 2 major upsides to buying ejido land. Ejido land is often dramatically cheaper – sometimes 30% to 70% less than titled land in the same area. If the ejido area starts to develop; slowly-slowly utilities, roads and maybe even street lights will pop up.
At this point (and potentially several years later), the land can become fully titled and foreigners can buy it legally through a trust. This is also known as a fideicomiso – and now you can say adios to your presta nombre. You may also hear locals call this ‘normal title’.
Appreciation
Saving the best for last, appreciation! Once the ejido land becomes fully titled, its value can shoot up. Sometimes the appreciation doubles, triples, or even jumps 10x depending on the location and timing. That same $20K lot someone picked up as ejido could be worth $100K or more once it’s titled. This is especially true if it’s near the beach, a growing town, or future infrastructure like a new road or airport. Investing in ejido land can have great risk and reward. Land and homes in Mexico, once in normal title are much more desirable for foreign investors. Please consult real estate and law firms you trust and take your time with your due diligence process.
* Pro Tip ~ Maybe an individual at the law firm you trust will be your presta nombre? For a fee of course.
Off-Grid Living
As the lot we bought is right outside of town in a jungle-y area, I want to talk about off-grid building as that is what we will be doing. As someone who has spent the last 13 years in the solar industry, off-grid living has always fascinated me. It was always a faraway dream of mine to live this way and I am still in shock we are building an off-grid house. Why, you may ask. Well the area our land is in is starting to boom, but for right now there are no utilities to tap into. This process is lengthy in Mexico. With off-grid living you build all the normal utilities usually provided by the city or private companies into your home. Before you are fully turned off to this idea, consider much of the world and even many parts of the United States live this way.
1) Electricity
So what are the details to building an off-grid house? Let’s start with electricity. You will need a solar system, backup batteries and gas generator to be prepared for various conditions. Ideally, the solar and batteries are sized correctly and they alone can power your needs throughout most of the year. Keep in mind solar energy is only produced during the day, so you want your excess solar energy stored in your batteries for nighttime use. But let’s say a storm rolls through for several days and there is no sun to power the panels and batteries. This is when a backup generator comes in handy to power your critical loads.
The right local solar company should be able to size and install all these components correctly based on your home’s electricity needs and your usage patterns. Consider running all your beefier loads during the day when the sun is out so you are not drawing from the batteries. For example, your pool/water pumps, laundry, charging EV cars, use of power tools, etc.
2) Well
Who’s ready to dig a well? We are very lucky in the state of Nayarit to have plenty of water. It is possible for a whole home to run off of well water in this area. We drilled 270 ft down on our property and hit plenty of water. From there, our well pump will draw water from the underground source that will fill a cistern (an above-ground or underground storage tank). This will be located underground in our garage, out of site. Water from the cistern is then pumped using a booster pump to maintain pressure for household use.
Tanakas are also common on roofs here in Mexico. You can use these as your primary tank from the well, or as a secondary backup option when the cistern is low on water. It is common in Mexico to filter incoming water to make it potable and even drinkable.
3) Septic
Septic systems are also very common in Meixco. This typically involves installing a concrete or plastic septic tank and a drain field, often called a campo de infiltración. The tank collects wastewater from the home, allowing solids to settle and liquids to drain into a gravel-filled trench where the soil filters and treats it naturally. It’s important to choose a location with good drainage and avoid building near water sources or steep slopes. A local builder will understand the proper location and leach field setbacks in relation to your well. Supposedly septic tanks have come a long way since the 80s, i’ll be sure to report back, LOL.
4) Propane Gas
Propane gas tanks are a common sight as well. Unlike natural gas lines that connect directly to city systems, propane setups link to a large tank on your property. This versatile fuel source powers essential home functions such as heating water and cooking. In Mexico, specialized companies travel to refill these tanks for each residence. For longevity, it’s best to keep your tank sheltered from the sun and rain, preventing rust and overheating. In some cases, tanks are designed to be portable, with delivery trucks exchanging empty tanks for full ones. These are similar in appearance to large helium tanks. If you’re involved in a new construction project, take the opportunity to test your water pressure and heating efficiency before the walls are closed to ensure everything is functioning properly.
There you have it, with these 4 items your off-grid utilities are set.
Design and Build
Are you still with me and ready to buy land in Mexico?! You’ve got your sliver of dirt, and now it’s time for the real adventure: design and build. The great news? Everything we’ve covered so far gets way easier once you’ve have a solid local team. One of the underrated perks of building in Mexico is how much more relaxed the permitting and inspection process can be in many jurisdictions. This is especially true compared to the red-tape, heavy U.S. building codes. That freedom opens the door to creative designs you’d never get away with back home. Think floating staircases with no railings, boundary-to-boundary builds and architectural quirks that give your place real character.
When it comes to the actual build, there are two main paths: one is more hands-off, the other puts you right in the mix. Let’s start with the simpler route.
Turn-Key Design and Build Firm
If you’re looking to keep things simple (and your stress levels low), hiring a turn-key design and build firm is the way to go. These companies handle everything from design, permits, materials, labor and construction. If you chose this route you don’t have to juggle a bunch of contractors or play middleman from afar. It’s the most hands-off option, ideal if you’re not living in Mexico full-time or just don’t want to get into the nitty-gritty. Many of these turn-key design and build firms are super familiar with local quirks, so they know how to navigate the system. They have worked with local municipalities and know how to keep your project moving. Just make sure you vibe with their style, communication and timelines. This is a long-term relationship.
Choosing this option takes a tremendous amount of trust and is likely more expensive than the second option we will talk about. If you go this route, I would recommend being involved in the timelines, understanding the budget and choosing a local company. In new construction, even if something you want is a splurge it will be more expensive and a bigger hassle adding it as a retrofit. Make sure you really understand your contract, payment terms, change orders, protocol if prices on material changes, warranty and process for delays.
General Contractor
If you’re the type who wants to stay closer to the action, working with a general contractor (GC) is your next best bet. You’ll still have a pro managing the day-to-day on site, but this will allow you to be more involved. You can help make real time decisions and even source materials that will shape the final look and feel your place. It’s a good fit if you like having a say in the details, or if you’re trying to keep tighter control of the budget. The key here is finding a general contractor who communicates well, respects your vision and isn’t afraid to problem-solve creatively.
You’ll likely need to be on-site more often or have someone local you trust keeping tabs. The payoff is a build that really feels like yours. With this route, you will discuss with your GC which tasks are theirs and which ones you will take on.
With Greg and I living close to our land and us both having construction experience this really was our only option. We are also building our primary residence and we want to see our dream come to life. If this was a vacation home I (maybe) could have let go a bit more with the process. With taking on certain tasks of the project we are paying contractors directly and cutting out some of the middlemen and material markups. We also chose our own architect and involved our GC when the designs were coming to a close.
To Each Their Own
To each their own with design and build style. Choosing to buy land in Mexico and develop it is a huge undertaking and realistically not for everyone. The good news is there are many existing homes and pre-construction projects ready to be sold all over Mexico. These options are easier undertakings than a ground up build.
I hope this article gave you some insight into the dirt to home process and perhaps inspired you to think about off-grid living for your future. With the resources in the world changing at a drastic rate, sourcing our own power and water resonates deeply with me. It just so happens this area that we love has an abundance of beauty, water and sun and for that we are extremely lucky.
Another thing to take into account is, while there are international home loan options, paying cash will be the best deal. The beauty of paying cash is that you will own your house free and clear, no rent no mortgage. One more time for the people in the back – NO RENT NO MORTGAGE. Talk about leveraging money especially if the place you are building is somewhere you will spend several months of the year. This still makes me giddy, 🙃. A major life hack? I like to think so. Ask me in a year and I may have a different tone about the whole project; however I am holding the highest vision for our mysterious house in the jungle, Casa Chico! We hope to start the foundation work in May 2025, I will keep updates coming here.
Please reach out with any questions you may have on this topic. Wishing you the space and joy to pursue your dreams even if they feel a bit scary. We will never know until we try.
Con amor,
Rachel
PS ~ For tips on driving into mainland to buy land in Mexico 😉, check out our article here!
