Buyers Manual

Visualizing the plan

Before anything else, picture exactly what you want. Answer the five key questions: What property are you looking for? Where would you like it to be? How do you plan to acquire it? When can you see it? And what budget do we have? With those answers clear, you have the foundation for a focused, efficient search.

Property search

Once your plan is clear, it is time to search for the best property options for you. Ramar offers a leading property search for Baja California Sur. Backed by the reliable and efficient MLS (Multiple Listing Service) system, every option in Ramar is up-to-date and active on the market. You can interact with the map to see each property and its exact location, scroll through the listings, and use the filters to customize your search. Logging in or signing up gives you your own portal account, where you can save listings (just click on the star) and receive automatic updates.

Find the perfect place

After exploring our property search in Cabo and selecting the best options with the characteristics you are looking for, it is time to visit the properties on a tour and find the perfect place for you. To request a tour, reach us through our chat, email, phone call, or WhatsApp. At Ramar we are ready to advise and assist you in finding your oasis in Cabo.

The closing process

This explanation of the closing process is based on a standard cash transaction; of course, many variables can occur during a sale. Every effort will be made to close the transaction in a timely manner. The process is subject to the Mexican requirements for the sale of a property, as well as the availability of the trust bank, the Ministry of Foreign Affairs, the parties involved, the closing coordinator, the notary, and others. Over the years the process has been simplified by the Mexican government, and once the transaction is completed you can be absolutely sure that your investment is protected.

In broad strokes, the steps are: (1) Offer signed and accepted, where buyer and seller agree on the sale and the buyer enters an escrow agreement with the escrow company. (2) Period of procedures, where the buyer makes the agreed initial deposit plus the escrow fee, and our consultants deliver the accepted offer, escrow notification, identification, and property documentation to the closing company. (3) The initial deposit (earnest money), a standardized escrow agreement under which the buyer deposits the funds and the pre-closing cost share; if the earnest money is not received within five business days and no extension is negotiated, the transaction is canceled and the deposit returned. (4) Transfer of title, where all pending documentation is delivered to the notary and the trust bank; the notary prepares the capital gains tax estimate, the trust-bank instruction letters, and the trust deed, and a Foreign Affairs Permit (FAM) is required for any foreign buyer. (5) Settlement and closing, where the buyer deposits the balance into escrow, the settlement statement is signed, the notary transfers the title, and funds are released per the escrow agreement, generally within two business days.

Fideicomiso, escrow, appraisals & inspections

The Fideicomiso, or trust deed, is the mechanism through which foreigners (non-Mexican citizens) acquire property in Los Cabos and in all coastal and border areas of Mexico. The trustee is generally determined by the notary and is often the same trust used by the seller, for reasons of cost and continuity. The trustee's sole responsibility is to hold the trust deed on behalf of the beneficial owner and act according to the owner's instructions. Property held in trust is not considered an asset of the trust bank under Mexican law and the Constitution. If an existing trust applies, the beneficiary rights can be assigned; if the buyer is Mexican, the trust is canceled, and if both parties are Mexican, the deed is transferred directly. One key benefit: in the event of the owner's death, the property passes automatically to the assigned beneficiary, without the need for a will. To learn more about the benefits of the trust, consult one of our advisors.

Live your new space

In the weeks following the transfer of title, the notary registers the updated deed before the municipal tax and Public Registry offices and pays the corresponding sales and acquisition taxes for both parties. Once the buyer's acquisition tax is paid, the notary issues a collated copy of the deed and assists with transferring contracts and finalizing memberships. After registration before the Public Registry, the notary issues a complete package to the buyer that includes a certified copy of the deed registration, a certified English translation, a summary of the deed (legal description, owner's record, registry value, cadastral code), the final escrow settlement, and copies of all closing costs and expenses paid; the seller receives certified copies of the capital gains (ISR) payment letter and receipts. All documents are delivered in digital and printed formats by the closing office, who follows up with you. Now it is time to release and enjoy your new property!