I keep dreaming about buying a home in Mexico—big enough for a garden, planting fruit trees, making it mine. But there’s this voice in the back of my mind saying… what if I get it wrong? There could be risks! What if the land has hidden legal issues, or it turns out to be unsafe—or unsellable? I’m still renting for now, but I’m deep in the research—and this video is about everything I’ve learned so far.

Background

I came to Mexico in March of 2024 with the intention of finding a place I’d like to stay semi-permanently, and hopefully buying my own home to live in. I was burned out from nursing, priced out of the U.S., and craving peace. I didn’t want just a house—I wanted a new beginning.

I say semi-permanently because I’ve moved so often in my life, and I know nothing is really permanent and forever. But my intention is to stay a good long time and develop a life in the community and create a home that’s all my own.

After a year of renting and exploring, I’ve started to feel like I want to create something. A place that feels like mine. A garden, a home, my sanctuary in the world.

The Dream- Why Buy?

I’ve come to love the Patzcuaro area in Michoacan, and even though I wanted (and I still want) to see many other parts of Mexico, this to me feels like home. There are many things I could list that make me love the area (see many previous videos), and a few downsides too, like any place in the world.

I could rent a place forever, but it’s not the same. If you’ve owned your own house you may know what I mean. I want a place that’s all mine, that I can develop into my dream property. That no one is going to sell or kick me out of. And that can be my retreat from the world.

For many years I’ve wanted a property big enough that I can have a large garden and possibly more animals like chickens and a mini donkey. A mini farm is my dream and, in Mexico, it might be a reality in my future. 

I’ve heard a few people say that foreigners cannot buy property in Mexico but that is not true. Mexico has a stable legal framework for property ownership—even for foreigners—especially outside of the restricted zones (which include the coasts and near the borders). The right to private property is part of the Mexican Constitution, and once you hold the title and it’s recorded in the Public Registry, it’s legally yours, regardless of who is in office.

Foreigners’ property rights in Mexico are protected by law, and a change in government is very unlikely to reverse that. But as with any country, it’s smart to stay informed and protect yourself legally.

The Search Begins

So I’ve been looking at a few properties, getting an idea of the market around here. Seeing what’s currently available, and learning how the whole process of buying a property works in Mexico. Coincidentally, I have a couple of friends here who either recently bought their home, or are in the process of buying, and it’s great to hear how they have been experiencing the process.

After lurking online, studying the houses for sale here and dreaming, I finally decided to see a few of them in person.  And I’ve learned a lot. By the way, I’m not a professional in anyway so if you need answers for your own situation please consult an expert. This is just my experience so far.

In my last video I showed you the cute little casita for sale in the ideal place in Patzcuaro to walk to everything! It had a lovely yard and great location in town. But it wasn’t for me.

I saw a variety of old and newly built houses around town. This one was really nice, if a bit big for me. And this one is lovely! On almost 3 acres with a nice house and little casita I could rent out. I didn’t like that the fence seemed to be falling down, and it’s a bit above my budget, but I really liked it.

It was clear to me that I didn’t want to live right in town. A more country property is the way to go for me! There are a few houses out there, currently for sale that I haven’t seen yet. Like this one with the beautiful trees and land, and a sprawling 4 bedroom house. And this one with a little barn, but they seem to have raized any tree in sight, so that’s not for me.

One thing I’ve learned the hard way: just because a home is listed online doesn’t mean it’s really available. A lot of agencies leave up old listings—places that sold months or even years ago—just to get your attention and make you call. It’s a bait-and-switch. So now, I always ask: ‘Is this still available, and can I see the most recent photos or title information?’ before I get my hopes up.  And, I’ve seen a couple of properties that look nothing like the pictures online! Whether they are very old pics, or the place has been recently neglected, don’t believe every picture you see!

What I’ve learned So Far

There are important differences in buying a home here compared to the United States. In fact each state in Mexico has its own rules, so depending on which state you’re in, things might be different. All the more reason to consult a professional.  Here are some of the differences:

To buy you…

• You need a notario, not just a lawyer

A notario is not just like a notary in the U.S. A notario is a specialized lawyer in Mexico who has an advanced degree, at least 3 years of litigation experience, and must be certified by the state.  A highly trained legal professional who holds a public office granted by the government — and they play a central role in real estate transactions.  They essentially act as a notary, title company, and lawyer all in one I think. 

When it’s time, they sign off on the legit deed (escritura) of the property, not encumbered by any previous taxes or liens or anyone claiming to have a right to that land.  Registers the sale with the Public Registry of Property (Registro Público), making your ownership official.

Ensures the buyer and seller pay any required taxes and fees (capital gains, transfer tax, etc.).  Drafts and Oversees the Final Sale Contract (Escritura Pública):

This is the official deed of transfer—signed before the Notario and legally binding.  Confirms the Property Is Not on Ejido Land

A good Notario is neutral—they’re not “your” lawyer or the seller’s. They work for the government to ensure the transaction is legally sound for both sides.

You cannot legally complete a property purchase in Mexico without a Notario.

Do You Still Need a Lawyer? It’s not legally required but I say:

Yes — especially as a foreigner, it’s smart to hire a bilingual real estate attorney to look out just for you. The Notario ensures legality and public registration, but your own lawyer can:

• Review contracts before the Notario sees them
• Flag red flags earlier in the process
• Negotiate or explain things in plain English

Of course, you can have a real estate agent to make things go smoothly. A bilingual agent can help translate and be the go between in negotiations. They can advise you on neighborhoods, future development, infrastructure, water access, safety, and resale potential.

But keep in mind that real estate is not as tightly regulated here. Real estate agents in Mexico are not licensed in many areas.

In Michoacán, real estate agents are officially regulated under a state law that went into effect in early 2016, and must be registered and hold a valid license.

No matter what country you’re in, if you’re dealing with registered professionals, it hopefully gives more legal certainty, ethical accountability, and protection.

• Notario is essential—not just a lawyer
• Ask for proof of land title and boundaries
• Check for ejido (communal) land—red flag
• Confirm road access and water rights
• Don’t assume anything is permitted or officially registered

Questions I Still Have

Here’s what I still don’t know for sure: Will I feel stuck if I buy? Can I trust the process? Is owning here better than renting long-term? 

The part that’s hard to talk about is this: what if I buy, and something happens I didn’t see coming? A neighbor claims part of the land. The town changes. Or I just feel… stuck. I suppose these are possibilities anywhere, but it’s unnerving when you’re not as familiar with the process.

Even with all that, I’m still looking. I still want this. Because creating a home here—on my own terms—is one of the deepest dreams I’ve ever had.

I’ve made big decisions before. Some turned out great, and some didn’t. This one—I want to get right.

Caution doesn’t cancel hope!

If you’ve bought land or a home in Mexico, I’d love to hear how you did it—and what you wish you knew before. And if you’re like me, still dreaming but moving slowly… you’re not alone. Buying a home in Mexico is not just a purchase, it’s a new Chapter!

By the way, I’m in escrow to sell my house in Oregon. Finally! And the doggies are fine. Sometime in late May we went from warm, hazy summer like weather, to the rainy season so it’s been cool with some sun usually in the morning followed by stormy afternoons and evenings. It’s like someone threw the switch! Very distinct seasons here and I love it!