How to Buy Property in Cerritos Beach, Baja Mexico
Introduction: Why Cerritos Beach Is a Good Investment
Picture waking up to the sound of crashing waves, stepping outside your front door, and breathing in the fresh Pacific Ocean air. This dream is a daily reality for many expats, retirees, and investors in Cerritos Beach, a scenic enclave nestled in El Pescadero, Baja California Sur. Just an hour away from the hustle and bustle of Cabo San Lucas, Cerritos Beach strikes the perfect balance between laid-back coastal living and modern amenities.
What makes this spot so attractive for real estate investment?
Steady Appreciation: As one of Baja’s rising stars, Cerritos Beach real estate continues to gain value.
Expat Appeal: A welcoming community of surfers, digital nomads, and retirees from the U.S., Canada, and beyond.
Relaxed Vibe: Think miles of beaches, quality surf breaks, and no massive high-rise developments blocking the view.
Easy Access: Proximity to major airports in Cabo and La Paz, making it convenient for frequent flyers or visiting family members.
If you’ve been toying with the idea of owning property in Mexico—whether as a vacation home, rental investment, or a long-term retirement plan—Cerritos Beach deserves serious consideration. Below, you’ll find a step-by-step guide on everything you need to know, from the legalities of foreign ownership to choosing the best neighborhoods in the area. Let’s dive in!
Step 1: Understand the Basics of Buying Property in Mexico
Buying property in Mexico is a bit different for foreigners compared to purchasing back home. However, the process has been streamlined to protect the interests of both buyers and the local community.
Key Points to Know:
Restricted Zone: By Mexican law, non-citizens cannot directly own properties within 50 kilometers of the coast. Cerritos Beach, being coastal, falls into this category.
Fideicomiso (Bank Trust): To get around this restriction, foreign buyers typically use a fideicomiso, a bank trust that grants you all the rights of ownership—selling, leasing, improving, or inheriting the property.
Reliable System: The fideicomiso has been in place for decades, making it a tried-and-true method of property acquisition for foreigners.
If the property is purely commercial, some investors set up a Mexican corporation instead. For a typical home or condo purchase, though, a fideicomiso is the most common route.
Pro Tip: Always work with an experienced notary (Notario Público) and best real estate agents in Cerritos Beach who understand the intricacies of Mexican real estate law. They’ll ensure the transaction is compliant and smooth.
Step 2: Research Costs and Set a Budget
Before you begin browsing Cerritos Beach homes for sale or land parcels, get a realistic handle on your budget. Prices can vary significantly depending on property type, location, and whether it’s a pre-build or move-in-ready home.
What to Budget For
Purchase Price: Determine your upper limit and stick to it.
Potential Change in Peso Value: Purchase or build price will be in Pesos, which could fluctuate in value compared to your local currency as much as 10-20% during your closing or build process.
Fideicomiso Setup: Setting up or transferring a fideicomiso can cost anywhere from a few hundred to a couple of thousand USD.
Closing Costs: Includes notary fees, title searches, transfer taxes, and other administrative expenses (often 4–8% of the property’s value).
Property Taxes: Local property taxes (predial) in Mexico are generally low, but be sure to confirm exact rates.
Homeowners Association (HOA): If you’re buying into a gated community or condo complex, you’ll have monthly or yearly HOA dues.
Maintenance & Insurance: From storm shutters to termite treatments, coastal properties often require proactive upkeep.
Financing Options
Most buyers pay cash or use financing from their home country. Some Mexican banks offer mortgages to foreigners, but interest rates can be higher. Another route is developer financing—certain condo projects in Cerritos may offer payment plans, especially for pre-construction units.
For an up-to-date list of current properties and pricing, be sure to visit our Real Estate Listings page (coming soon). You’ll find everything from beachfront condos to hillside estates.
Step 3: Choose the Right Real Estate Agent
One of your most vital decisions is who represents your interests. Real estate agents in Cerritos Beach come in various forms: bilingual professionals well-versed in the local market, ex-pats who’ve transitioned into property consulting, and larger agency outfits with multiple locations across Baja.
Qualities to Look For:
Local Market Knowledge: Agents familiar with El Pescadero and Cerritos Beach can pinpoint off-market deals and understand upcoming developments.
Experience with Foreign Buyers: The agent should know how the fideicomiso process works and how to guide non-Mexican clients.
Network of Professionals: Agents with good connections to trustworthy notaries, lawyers, inspectors, and architects can save you time and money.
Step 4: Scout the Best Neighborhoods in Cerritos Beach & El Pescadero
Cerritos Beach is part of the larger area called El Pescadero, which is divided by a major highway. You’ll find different vibes depending on which side of the highway or which micro-area you choose.
Cerritos Beach (Surf Point Area)
What You’ll Love: Surf schools, beach volleyball, lively restaurants, and a vibrant atmosphere.
Property Types: A mix of condos (some in pre-build phases) and single-family homes near the beachfront.
Ideal For: Surfers, social butterflies, and those who want immediate beach access.
South Cerritos
What You’ll Love: Peaceful surroundings, more traditional neighborhood layout, fewer hotels and restaurants.
Property Types: Mostly single-family homes with a quieter setting.
Ideal For: Families or individuals seeking tranquility away from the busier surf zone.
Gavilan
What You’ll Love: Elevated hills providing panoramic views of the Pacific.
Property Types: High-end homes, upscale villas—often custom-built to take advantage of the scenery.
Ideal For: Those seeking exclusivity and luxury with a dash of privacy.
El Pescadero
Beach Side of Highway: Quiet neighborhoods, boutique hotels, some beachfront properties.
Town Side of Highway: Local life, smaller homes, and budget-friendly options without direct beach views.
Ideal For: Cultural immersion, budget-conscious buyers, or those wanting both local authenticity and nearby beach access.
Step 5: Begin the Property Hunt
Armed with a budget, an agent, and a sense of where you want to live, it’s time to start looking at listings. Whether you’re after Cerritos Beach land for sale to build your dream home or a move-in-ready condo, organize property tours with your agent. Keep notes on each property’s pros and cons—sea views, noise level, HOA restrictions, or how easy it is to access main roads and services.
What to Look Out For:
Title & Documentation: Confirm there are no outstanding liens or title issues.
Quality of Construction: Since many properties are newly built or in a pre-construction phase, check the builder’s reputation and ask for references.
Future Development: Find out if there are plans for nearby large-scale developments that could affect your property’s value or privacy.
For more tips on evaluating properties, check out our Blog on Evaluating Baja Real Estate Investments where we discuss how to spot red flags and potential gold mines (Coming Soon).
Step 6: Navigate the Legal Steps & Paperwork
Once you’ve found the property, you’ll move forward with a formal offer. Here’s a breakdown of the legal and paperwork steps you’ll typically follow:
Offer & Earnest Money
Draft a Purchase Offer: Your agent will prepare a formal document outlining the purchase price, property details, and any contingencies.
Earnest Money: Typically 5–10% of the purchase price goes into escrow to show your commitment.
Notario (Notary Public) Involvement
The Notario Público is an official of the Mexican government who verifies the legality of real estate transactions.
They confirm the property title is free of liens, handle tax calculations, and register the new deed.
Fideicomiso Setup
You’ll work with a Mexican bank to establish or transfer the fideicomiso.
The bank holds the deed, but you retain all the rights of ownership.
Closing Documents
Signing the deed (escritura) in front of the notario.
Payment of any remaining balance, closing costs, and related fees.
Final Registration
The deed is recorded in the Public Registry.
You receive a certified copy of your trust deed as proof of ownership.
Important: Make sure all documents are bilingual or fully translated, and keep digital and physical copies of every record.
Step 7: Plan Your Transition or Management Strategy
After the sale is official, you’ll need a plan for occupancy or property management:
Primary Residence: If you’re moving in full-time, set up utilities (electricity, water, internet) and consider a local phone plan.
Vacation Home: Keep a local caretaker or property manager on retainer to handle maintenance when you’re away.
Rental Investment: List your property on popular vacation platforms or connect with a local real estate office offering property management services. High season in Baja typically runs from December through April, but the surf crowd visits year-round.
Step 8: Factor in the Cost of Living
People often ask, “Is it expensive to live in Cerritos Beach?” The short answer: it depends on your lifestyle. Beachfront homes or luxury villas in Gavilan will naturally incur higher costs, while living inland on the town side of El Pescadero might be more budget-friendly.
Ongoing Expenses to Keep in Mind:
Utilities: Electricity can spike during warmer months if you rely on air conditioning.
HOA Fees: If you’re in a gated community or condo complex, you’ll have monthly dues.
Maintenance: Coastal properties require periodic paint touch-ups and salt-resistant materials.
Healthcare: Baja California Sur offers both public (IMSS) and private healthcare options. Expats often choose private clinics for faster service.
Step 9: Understanding Lifestyle & Community
Cerritos Beach is more than just a real estate haven—it’s a thriving community:
Outdoor Adventures: Surfing, fishing, snorkeling, and whale watching are favorite pastimes.
Local Culture: Shop at roadside fruit stands, explore nearby Todos Santos (a designated Pueblo Mágico), or mingle at local fiestas.
Diverse Dining: While still developing, Cerritos and El Pescadero boast a growing number of restaurants, from casual taco spots to upscale farm-to-table eateries.
For retirees, the laid-back vibe and lower cost of living can be especially appealing. Younger families and digital nomads find it’s a breeze to work remotely while enjoying a paradise-like environment. It’s a place where different cultures blend—surfers chat with retirees at local coffee shops, and local fishermen share the day’s fresh catch at weekend markets.
Step 10: Make Your Move with Confidence
Now that you know the ins and outs of how to buy property in Cerritos Beach, what’s stopping you? Armed with the right information, a reliable real estate agent, and a plan for handling finances, the journey from dream to property owner can be surprisingly straightforward.
Quick Checklist:
Set a Budget: Include purchase price, closing costs, future expenses, and some wiggle room for change in Peso evaluation compared to your currency,
Hire a Pro: Choose an agent familiar with the local market and foreign ownership laws.
Zero In on Neighborhoods: Surf-town living, hillside luxury, or local authenticity?
Inspect & Verify: Check the title, builder reputation, and any development plans.
Finalize the Fideicomiso: Work with a reputable bank and notary to ensure legal compliance.
Manage Your Property: Decide if it’s a primary residence, vacation pad, or rental unit. If you won’t be there full time, make a decision on a Cerritos Beach property management team.
