Last updated: July 2026
Selling a home in Puerto Peñasco as a foreign owner is a well-worn path — thousands of Americans and Canadians have done it — but it doesn’t work quite like a sale back home. The title is usually held in a bank trust, the closing happens at a notario público instead of a title company, and a few of the steps need to start weeks before you ever list. Know the roadmap up front and the whole thing goes smoothly. Here it is, start to finish.
One note before we start: I’m a licensed real estate broker in Rocky Point, not an attorney or accountant. I’ll give you the lay of the land, but anything touching taxes, contracts, or your specific closing should be confirmed with a licensed Mexican notario público and a contador. With that said — the steps.
Step 1: Get your paperwork in order before you list
This is the step most sellers skip, and it’s the one that protects your money. Start pulling these together now, not when an offer lands:
Your fideicomiso (bank trust) or escritura (deed), your original purchase closing documents, and every factura (official Mexican invoice) for improvements you’ve made — the palapa, the remodel, the seawall. Confirm your predial (property tax), HOA dues, and utilities are current. And if you don’t already have an RFC (Mexican tax ID), look into getting one. Having this documentation in hand is often the difference between paying tax on your actual gain versus a flat rate on the whole sale price, which can be a very large swing. I break that math down in the companion guide on capital gains and selling costs.
Step 2: Price it right
The Rocky Point market moves on a handful of things: location (beachfront vs. a few blocks back), condition, whether it’s in a well-run community, and what comparable homes have actually sold for — not what they’re listed at. I’ll pull real comps for your area and we’ll set a price that’s ambitious but grounded. Overpricing costs you the crucial first weeks of attention; the right number gets you showings and offers.
Step 3: List and market it
Once we agree on price and terms, I put the home in front of the people actually shopping this market: strong photography, the MLS and the major search portals, and the Phoenix/Tucson audience that drives down here every weekend. Commission and marketing are something we’ll walk through together when we set the listing, so you know exactly what comes off the top.
Step 4: The offer and negotiation
When an offer comes in, we look at more than the number — earnest money, how the buyer is funding it, the proposed timeline, and any contingencies. Cross-border deals often use an escrow service to hold the earnest and the funds, which protects both sides. I’ll walk you through each offer and we’ll counter as needed until the terms work for you.
Step 5: Open escrow and the notario público
Once you accept, the deal opens at a notario público — a specialized attorney the Mexican government authorizes to handle real estate transfers. This is the heart of a Mexican closing. The notario reviews title and checks for liens, calculates and withholds the taxes due on the sale, handles the cancellation or transfer of your fideicomiso, and registers the new deed to the buyer. Their role is neutral and official, which is what makes a Mexican closing secure once you understand it.
Step 6: Know your costs and capital gains
Your net isn’t the sale price minus commission. Coming off the top you’ll have commission (plus IVA), trust cancellation, your share of closing items, any balances owed, and — the big one for most foreign sellers — capital gains tax (ISR), which the notario withholds at closing. How much ISR you pay depends heavily on the documentation from Step 1. Rather than guess, plug your numbers into the seller net-proceeds and capital-gains calculator to see a working estimate of what you’d walk away with:
Estimate your net proceeds: Rocky Point Seller Net-Proceeds & Capital-Gains Calculator
The full breakdown of how ISR is figured — and how to legally land on the lower method — is in the companion guide to this series.
Step 7: Cancel or transfer your fideicomiso
If your property is held in a bank trust (as most foreign-owned coastal property is), that trust has to be closed out or transferred to the buyer as part of closing. The notario coordinates this with your trustee bank. It’s routine, but it has its own fee and paperwork, so it’s good to know it’s coming.
Step 8: Closing and getting paid
At closing, documents are signed before the notario, the deed transfers, and your proceeds are released. Two practical things save foreign sellers real money and hassle here: use a currency broker rather than a straight bank transfer when moving funds back across the border — bank spreads can quietly cost you a couple of percent — and if you won’t be in Mexico for the signing, set up a power of attorney well in advance so a signature 1,500 miles away doesn’t stall your deal.
Step 9: What the timeline looks like
From listing to closing typically runs a few weeks to a few months, depending on how the property is priced, how the buyer is funding, and how ready your paperwork is. The sellers who move fastest are the ones who handled Step 1 early — which is exactly why it’s first on this list.
The bottom line
Selling in Rocky Point comes down to two things: get your documentation together before you list, and work with someone who runs this closing process every week. Do those, and the rest is a series of steps rather than a set of surprises.
Thinking about selling? Book a meeting with me and we’ll walk through your property, your timeline, and what it should realistically net you — even if you’re still months out. No pressure, no obligation.
A reminder: I’m a licensed real estate broker in Puerto Peñasco, not a tax attorney or accountant, and this article is general information — not tax, legal, or financial advice. Rules and figures in Mexico change and every sale is different. Before making any decision, confirm the specifics of your sale with a licensed Mexican notario público and a contador (tax accountant). I’m glad to point you to professionals I trust.
Joseph Sanchez is an AMPI-certified real estate agent with RE/MAX Legacy and the developer of Viviente at Sandy Beach. He serves as president of Rocky Point Home Builders and is a proud U.S. Veteran. Originally from Chicago and a Southern Illinois University at Carbondale alumnus, Joseph now resides full-time in Puerto Peñasco with his wife and three children for over 15 years. For more information email rockypointrealestate911@gmail.com.