Buying a home is one of life's biggest financial decisions, and in Mexico the process has its own stages and documents that are worth understanding before you start. Knowing what comes next gives you peace of mind, helps you negotiate and lowers the risk of costly mistakes.
This guide walks through the typical process of buying a resale or finished home in Querétaro, from the search to getting the keys, and sums up the costs usually added to the price. It is a general guide: the details depend on each transaction and should be confirmed with the notary.
1. Set your budget and how you will pay
Before viewing homes, be clear about your total budget. If you will use financing, get pre-qualified by a bank, Infonavit or Fovissste. If you are paying cash, make sure your funds will be available on the dates needed. Also set aside money for closing costs, the move and possible repairs.
2. Search, visit and compare
Pick areas and compare similar properties by price per square meter, age, condition and HOA fee. Visit at different times of day and ask for the community rules. Our viewing checklist helps you cover everything.
3. Offer and reservation
When you find the home, you make an offer, usually in writing. If the seller accepts, it is common to sign a reservation document or offer letter with a payment that takes the property off the market. Before paying, verify the seller's identity and ownership, and put in writing the price, payment method, deadline for the purchase promise and when the reservation is refundable.
4. Document review
With the offer accepted, the legal review begins. The notary or your lawyer will usually ask for the seller's deed, IDs, receipts showing property tax and water are paid, a no-debt letter from the HOA if applicable and a lien certificate from the Public Property Registry. If anything is not in order, this is the time to fix it or renegotiate.
5. Purchase promise agreement
The purchase promise (promesa de compraventa) is the contract in which buyer and seller commit to signing the deed on a date or under certain conditions. It usually includes a down payment, the total price, the payment schedule, penalties if either side defaults, what is included with the home and the handover date. Read it carefully and ideally have the notary or a lawyer review it first.
6. Appraisal and financing
If you buy with a loan, the lender will require an appraisal by an authorized valuation firm. The appraisal sets the reference value for the loan and is also used to calculate taxes. Then comes final loan approval and coordinating the signing with the notary and the bank.
7. Closing before the notary
The public deed (escritura) is the document that makes you the owner. Buyer, seller and, with a mortgage, the bank take part in the signing. The notary reads or explains the content, collects signatures, receives the taxes and fees, and then registers the deed with the Public Property Registry. The registered deed is usually delivered weeks or months after signing.
8. Handover
Agree in the purchase promise how and when the home is handed over. At handover, check that everything is as agreed, collect keys, remotes and documents (plans, manuals, receipts), read the meters and transfer utilities to your name. Let the community's management know you are the new owner.
Costs added to the price
Closing costs vary with the municipality, the home's value, the notary and whether there is a loan. As a general reference, the buyer usually covers:
- Property acquisition tax, set by each municipality.
- Notary fees and deed expenses.
- Public Property Registry fees.
- Certificates and letters (liens, no-debt, cadastre).
- The appraisal and, with a loan, bank fees and insurance.
What the seller usually pays
The seller normally pays income tax on the capital gain, with the exemptions the law provides in some cases, and hands over the property with property tax, water and HOA fees up to date. The real estate commission is agreed in each transaction. Ask the notary for an itemized written estimate: it is the best way to know how much you will really need.
Mistakes to avoid
Paying a reservation without a signed document or clear details about the seller; signing the purchase promise without having seen the lien certificate; forgetting to budget for closing costs and the move; agreeing to declare part of the price below its real value, which can cause tax problems; or setting a signing date without first confirming the bank's timeline. An orderly review with your agent and the notary avoids almost all of these pitfalls. If you are buying from abroad, also plan the timing of international transfers and any documents that need an apostille or translation.
How long it takes
A cash purchase with documents in order can close in a few weeks; with a mortgage it usually takes longer because of the appraisal and approval. Timing depends on each case.
Frequently asked questions
What is the reservation (apartado)?
An initial payment with a signed document that takes the property off the market while the purchase promise is prepared. Put in writing when it is refundable.
What is the difference between the promise and the deed?
The promise commits both parties to the sale; the deed signed before a notary formalizes it and, once registered, proves ownership.
How much are closing costs?
They depend on the municipality, the property value and the notary. Ask the notary for a written estimate before signing the promise.
Who chooses the notary?
It is usually agreed between the parties; with a mortgage, the bank may work with approved notaries. Ask at the start.
How long does buying a home take?
A few weeks for a cash purchase with documents in order; usually longer with a loan. Every case is different.
General information, not legal or tax advice. For your specific case, consult a notary, lawyer or accountant.