Buying Land in Baja: What You Need to Know in 2025

Have you dreamed of owning a piece of paradise in Baja California Sur? Whether you're imagining a future home, a vacation rental, or a place to build your retirement dream, buying land in Baja California Sur real estate can be an exciting — and rewarding — investment.

As a licensed real estate agent with 23 years of experience (and someone who bought land in Pescadero before building a home here), I know this process inside and out. Here’s what you really need to know before buying land in Baja in 2025.

1. Foreigners Can Own Land in Baja — With the Right Legal Structure

Foreigners cannot own land directly within the restricted zone (which includes all coastal and border areas), but you can hold title via a fideicomiso (bank trust) or a Mexican corporation. Most residential buyers choose the fideicomiso route.

✅ Tip: Work with a trusted notario and real estate agent who has done this before. This isn’t the time to DIY.

2. Raw Land = More Due Diligence

Not all land in Baja is created equal. Some listings may lack proper paperwork, zoning, or legal clarity.

Here’s what to check before making an offer:

• Legal title (escritura)

• Land use certificate (uso de suelo)

• Infrastructure access (water, power, road)

• Whether an Environmental Impact Study is needed

✅ I always recommend a due diligence period with your offer — it gives you time to verify everything before putting down a large deposit.

3. Know the Costs Involved

Aside from the land purchase price, expect additional fees like:

• Bank trust setup + annual fees (approx. $500–$1,000/year)

• Closing costs (5–7% of purchase price)

• Notary and legal fees

• Capital gains taxes (if/when you sell)

Pro Tip:

Budget wisely — and always ask your agent for a cost breakdown upfront. Understanding the full closing process can save you time, stress, and money. Learn what to expect step-by-step here.

4. Thinking of Building? Start Planning Now

The dream of building your own Baja home is real — and possible — but it takes planning. My husband and I built our home in 2022 after buying land in 2018, and it was one of the most rewarding (and crazy) journeys of our life.

Here’s what you’ll want to line up:

• Reliable architect and builder

• Clear build timeline + permits

• Infrastructure installation (CFE, water, septic or solar)

• Ongoing on-site oversight or project management (if you aren't going to be here during the building process, an owner representative is a must)

Want to talk to someone who’s done it? I’d love to share what I’ve learned — the highs, the headaches, and what I’d do differently (Oh, trust me there is so much I would do different).

5. The Best Time to Buy Is Before the Next Boom

Interest in Baja real estate continues to grow — especially in areas like Todos Santos, Cerritos, and El Pescadero. Land inventory is tightening, and prices are rising.

If you’ve been watching the market from afar, now is a good time to get serious.

Frequently Asked Questions About Buying Land in Baja

Can foreigners legally buy land in Baja?

Yes. While foreigners can’t own land outright within the “restricted zone” (including coastal areas), you can legally purchase land through a fideicomiso (bank trust) or by forming a Mexican corporation. A licensed agent and notary will guide you through the process.

What is a fideicomiso?

A fideicomiso is a 50-year renewable bank trust that allows foreigners to hold title to land in the restricted zone. It’s established through a Mexican bank and gives you all the rights of ownership — including selling, leasing, and inheriting the property.

How much does it cost to set up a fideicomiso?

Initial setup can range from $2,000 to $3,500 USD, depending on the bank and location. Annual maintenance fees typically run $500–$1,000 USD.

What’s the difference between buying titled land and ejido land?

Titled land has a registered deed and can be legally transferred to foreigners.
Ejido land is communal agricultural land that cannot be sold to foreigners unless it’s been privatized. Avoid ejido land unless working with a very experienced local legal team — it’s a risky process.

How long does it take to close on land in Baja?

Closing on land in Baja typically takes 90 days to 6 months, depending on the complexity of the transaction. Factors like fideicomiso setup, land documentation, due diligence, and notary timelines can all affect the closing period. It’s important to work with an experienced real estate agent and legal team to stay ahead of delays.

Let’s Talk Land

I help buyers from around the world — including the U.S., Canada, Europe, and beyond — navigate the process of buying land in Baja. If you’re ready to turn your dream into reality, let’s schedule a call or tour so I can help you find the perfect piece of paradise.

📩 Contact Me: Jimela Bewley
📍 Follow on Instagram: @SellingBaja