By Joseph Sanchez

Last updated: October 2026

When a Rocky Point property changes hands — sold, or passed to family — one surprise shows up again and again: the bills that were quietly adding up in the background. In Mexico, a property has to be current before a notario will transfer title. No back taxes, no unpaid trust fees, no liens. So the arrears don’t just disappear — they become the first thing the next owner, often the family, has to settle. Here’s what accrues, and how to stay ahead of it.

The annual trust fee (fideicomiso)

Foreign owners hold coastal property through a Mexican bank trust, and the trustee bank charges a fee every year to administer it. Miss it, and the trust slips into arrears — and the bank generally won’t process changes to the trust, including a transfer to heirs, until it’s caught up. It’s a small annual number that turns into a roadblock at exactly the wrong moment.

Predial (property tax)

Predial is the municipal property tax, and by U.S. standards it’s low — but it still accrues, and unpaid years pick up surcharges. To sell or transfer, it has to be paid current. (Paying early in the year usually earns a discount, which is the easy win most owners miss.) The full annual picture is in The Real Cost of Owning in Rocky Point.

Not sure if yours is current? The free 2-minute check flags exactly these items — and emails you a copy for your records.

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HOA and community dues

If the home is in a gated community or condo — Las Palomas, Sonoran Sun, Bella Sirena, Las Conchas and the rest — unpaid dues can become a lien against the property, and the association will expect them settled before title moves.

Utilities

Electric (CFE) is the one that bites: an unpaid balance attaches to the account and the meter, so a new owner can inherit a debt or a disconnected meter rather than a clean start. Water accounts work similarly. Small to keep current, a nuisance to untangle after the fact.

Why it lands on the family first

Put it together and the pattern is clear: at a sale or an inheritance, the notario requires everything current before title changes — taxes paid, trust fee paid, no liens. A property that’s been kept current transfers quickly and cleanly. One that’s been let slide gets settled out of the family’s pocket, often before they can even sell to recover it. The arrears are rarely huge; the delay and the scramble are the real cost.

Get ahead of it

Keep the predial and the trust fee current — set a yearly reminder for both. Keep community dues paid. Know the account numbers and which bank holds the trust. A quick annual once-over catches anything slipping before it compounds, and it’s a lot cheaper than catching it at closing.

Not sure what’s current and what’s not?

That’s exactly what the free check is for. Nine plain questions about how your property is held and whether the basics are current, about two minutes, an instant Legacy Score, and an emailed copy you can keep or forward to your family. Free, nothing to buy.

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This article is general information, not legal, tax, or accounting advice. Fees, tax rules, and lien procedures change and vary case by case — before you rely on any figure here, confirm the specifics with a licensed Mexican notario público and a contador.

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.