Journal
The journal — plain language, real titles, real prices.
Everything we know about buying land on the Oaxaca coast, written down. No hype, no jargon — the process, the titles, the towns, and what things actually cost.
Buying Guide
Buying Land in Oaxaca: The Complete Guide for Foreigners
How to buy land in Mexico's Oaxaca coast, legally and safely: title types, fideicomisos, real closing costs, and the red flags that burn foreign buyers.
Buying GuideOaxaca Beach Property: The Honest Guide
What Oaxaca beach property really costs, what the law allows, and which lots hold their value — the honest guide to buying land on Mexico's Pacific coast.
Buying GuideBuying Land Sight-Unseen: The Remote Purchase Guide
Buying land sight unseen in Mexico is possible — if you insist on a clean escritura, a video walkthrough, and a local ally you trust on the ground. Here's how.
Buying GuideCan Foreigners Buy Land in Mexico? (Yes — Here's Exactly How)
Can foreigners buy land in Mexico? Yes — legally, including beachfront. And here's how the restricted zone, fideicomiso, and clean titles actually work.
Buying GuideClosing Costs When Buying Land in Oaxaca: The Real Numbers
What closing costs buying land in Oaxaca actually look like: the ISAI tax, notary fees, registry, avalúo, and fideicomiso — with real numbers and ranges.
Buying Guide7 Common Scams in Mexican Land Sales (and How to Avoid Every One)
Land scams in Mexico follow patterns any buyer can spot in advance. Here are the seven most common in Mexican land sales — and how to avoid every one.
Buying GuideDue Diligence Checklist: 17 Things to Verify Before Buying Oaxaca Land
Due diligence before buying land in Oaxaca: a complete 17-point checklist — title, legal, physical, and financial checks — before any money moves or deposits.
Buying GuideGlossary: 30 Terms You'll Hear Buying Land in Mexico
Thirty Mexican real estate terms explained in plain English: titles, trusts, taxes, and zoning — everything you'll hear buying coastal land in Mexico.
Buying GuideHow Long Does Buying Land in Mexico Actually Take? A Timeline
How long does it take to buy property in Mexico? Four to ten weeks from signed promise to registered title — longer for complex titles. Here's the timeline.
Buying GuideNegotiating Land Prices in Mexico: What Actually Works
What actually works when negotiating land prices in Mexico: honest discount ranges on the Oaxaca coast, levers that move sellers, and when not to bargain.
Buying GuideOption Agreements & Reserving a Lot in Mexico
What reserving a lot in Mexico really means: apartado, option agreements, deposits, refund rules, and the fine print to check before you sign or send money.
Buying GuideBuying Land in Mexico Step by Step: The Full Timeline
How to buy land in Mexico, step by step: budget, title types, the offer, due diligence, the notario, closing, and registration — with honest timing throughout.
Buying GuideGetting Water, Power & Internet to Your Lot
Getting water and power to land in Mexico takes planning. Here's how to connect utilities to your lot — honest costs, timelines, what to verify first.
Buying GuideWiring Money to Mexico: Currency, Banks, Limits
What it takes to wire money to mexico for property: notario trust accounts, SWIFT routing, exchange spreads, fees, and the reporting rules you need to know.
Legal
The Fideicomiso Process Explained: How Foreigners Hold Land in Mexico
The fideicomiso process explained: how the bank trust works, what it costs, and what you actually control — plain answers for buying coastal land in Mexico.
LegalEscritura vs Acta de Posesión vs Ejido: Title Types in Mexico, Explained
Escritura vs acta de posesion: what each title type means, what it costs to fix, and why a bad title makes cheap land the most expensive you'll ever buy.
LegalBuying Land as a Couple, Trust, or LLC: Legal Structures Compared
Buying land in Mexico as a couple, a fideicomiso trust, or an LLC: the legal structures compared — costs, privacy, succession, and the honest advice you need.
LegalEjido & Comunal Land: What It Is, What It Isn't, Whether to Buy It
Ejido land mexico is community land with a legal path to private title — what it is, what it isn't, and when buying it on the Oaxaca coast makes sense.
LegalInheritance & Succession for Foreign Landowners in Mexico
Inheritance tax? Mexico property foreigners own passes under Mexican law — there's no federal inheritance tax; the real costs are legal fees and probate.
LegalThe Public Land Registry (RPP) in Oaxaca: How to Check a Title
How to check a property title in Mexico's public registry in Oaxaca: what the RPP shows, what it misses, and what your notario verifies before you buy land.
LegalLand Surveys (Deslinde) in Mexico: Why You Need One
A land survey Mexico buyers need before closing: what a deslinde is, who does the work, what the plano shows, what it costs, and when you should demand one.
LegalUsing a Mexican Real Estate Lawyer: What It Costs & Why
Mexican real estate lawyer cost, explained: what a lawyer actually does, what you'll pay in 2026, and when you can safely skip one on the Oaxaca coast.
LegalThe Notary Appointment: What Actually Happens at Closing
What actually happens at the notary appointment when you close on land in Mexico — the paperwork, signatures, funds, and the surprises that catch buyers out.
LegalThe Notary (Notario Público): The Most Important Person in Your Purchase
What the notary public in Mexico does, what they cost, and how to choose one — the notario público explained for foreigners buying land on the Oaxaca coast.
LegalPower of Attorney for Buying Land in Mexico
How a power of attorney for Mexico real estate works: what a poder is, general vs special, how to get one abroad, and what the notario checks at closing.
LegalRegistering Your Deed (Escritura) in Oaxaca
Registering your deed in Mexico turns a signed escritura into legal ownership. Here's how it works in Oaxaca, what it costs, and how to confirm it's done.
LegalMexico's Restricted Zone: The 50km Coastal Rule Explained
Buying property in Mexico's restricted zone explained: the 50km coastal rule, the fideicomiso trust, costs, and how foreigners buy coastal land legally.
LegalTitle Insurance in Mexico: Worth It or Not?
Title insurance in Mexico, explained honestly for buyers of Oaxaca coast land: what it covers, what it costs, and whether it's actually worth the premium.
Towns
Mazunte vs Zipolite vs Salchi: Which Coastal Town Is Right for You?
Mazunte vs Zipolite vs Salchi: three Oaxaca coast towns, three speeds of life. We compare beaches, land prices, and which one honestly fits you.
TownsAgua Blanca & El Tomatal: The Undiscovered Stretch
Agua Blanca & El Tomatal, east of Huatulco: the undiscovered stretch of Oaxaca coast — two tiny fishing villages, wild empty beaches and almost no land market.
TownsBeach by Beach: Mazunte to Huatulco
Mazunte to Huatulco beaches, town by town: character, crowds, surf, and what land nearby really costs — from the turtle sanctuary to the nine resort bays.
TownsThe 7 Best Towns to Buy Land in Oaxaca (Ranked)
The best towns to buy land in Oaxaca, ranked honestly — Mazunte to Salchi. Prices, services, rental potential, and the trade-offs nobody else will tell you.
TownsChacahua & the Lagoon Coast: The Wild North
Chacahua lagoon and the wild north of the Oaxaca coast: a national park of mangroves, remote fishing villages, and why foreigners can't buy land there yet.
TownsHuatulco: 9 Bays, Master Planning, and Land Prices
huatulco land for sale, honestly explained: what lots cost in each bay, what the FONATUR master plan built, and how title works in Oaxaca's nine-bay resort.
TownsLa Escobilla: Turtle Beach and Its Hinterland
La Escobilla turtle beach is Oaxaca's great olive ridley arribada shore. The land behind it? Mostly ejido, acta de posesión, and rules you need to know.
TownsOaxaca Coast Road Trip: Puerto Escondido to Huatulco
Planning the classic Oaxaca coast road trip from Puerto Escondido to Huatulco? Here is the full route, honest drive times, and the land story at every stop.
TownsPuerto Ángel: The Working Fishing Town
Puerto Ángel Oaxaca real estate, honestly: what land costs in the working fishing port, its two beaches, services, and who the town truly fits, plainly.
TownsPuerto Escondido: The Boom Town — Land Prices & Zones
An honest guide to Puerto Escondido land for sale: the boom town's zones, neighborhood-by-neighborhood prices, the water reality, and who fits best here.
TownsSalchi: The Secret Beach with Land Behind It
Salchi beach is the Oaxaca coast's best-kept secret: wild sand, jungle parcels, and land behind the beach from $15k–$45k. Here's what owning it really takes.
TownsSan Agustinillo: The Quiet Neighbor Worth Watching
San Agustinillo real estate is scarce, hillside land in a quiet Oaxaca fishing village between Mazunte and Zipolite. Here's what it costs and who it fits.
TownsSanta Elena: The Town Between the Beaches
Santa Elena Oaxaca is the quiet hill town between the beaches — jungle lots with ocean glimpses, off-grid living, and title paperwork you check twice.
TownsVentanilla & the Lagoon: Nature-First Land
Ventanilla lagoon country on Oaxaca's Pacific coast: mangroves, crocodiles, and the honest truth about land prices, boundaries, and who truly belongs here.
Mazunte
Land for Sale in Mazunte: What's Available & What It Costs
Land for sale in Mazunte, Oaxaca: where the lots are, what they cost, the title realities, and what to check before you buy. Real prices, plainly told.
MazunteMazunte's Micro-Neighborhoods: Where the Lots Are
Mazunte's micro-neighborhoods, explained: the beachfront strip, the pueblo, the hills, and the quieter edges of town — where the lots are and what they cost.
Market
What $50,000 USD Buys You in Coastal Oaxaca
Wondering what 50k buys Oaxaca coast land? Honest per-town price ranges, real closing costs, and what $25k, $50k, and $100k actually reach.
MarketBeachfront vs Ocean View vs Jungle Lot: Pricing & Trade-offs
The beachfront vs ocean view vs jungle lot question on the Oaxaca coast, answered: indicative 2026 prices, title rules, build costs, and the real trade-offs.
MarketCash vs Financing for Land in Mexico
Cash vs financing land mexico: how most coastal land is bought, why seller financing via the promesa de compraventa works, and when payment plans make sense.
MarketHuatulco vs Puerto Escondido: The Investment Comparison
The honest huatulco vs puerto escondido comparison: indicative 2026 prices per m², title quality, airports, and which lifestyle fits you on the coast.
MarketIs Now a Good Time to Buy Land in Oaxaca?
Is now a good time to buy land in Oaxaca? The honest 2026 answer on prices, timing, and what actually decides whether a coastal lot is worth buying today.
MarketLand Appreciation on the Oaxaca Coast: What the Data Shows
What the data really says about land appreciation oaxaca coast: honest ranges, the towns that moved, the ones that didn't, and how to buy for the long run.
MarketLand vs Condo: The Smarter Coastal Investment
The honest land vs condo mexico comparison for the Oaxaca coast: entry price, income, appreciation, holding costs, and which buyer each one really fits.
MarketLot Sizes Explained: 20×40, 1,000 m², Hectares — What to Buy
Lot sizes Mexico, explained plainly: what 20×40, 1,000 m², and hectare parcels actually mean on the Oaxaca coast — and which fits your build and budget.
MarketOaxaca Coast Land Prices: Price per m² by Town (2026)
The real land prices Oaxaca coast in 2026: indicative USD per m² for every town from Mazunte to Huatulco, with honest notes on title, access, and view.
MarketPlusvalía: How Land Appreciation Actually Works in Mexico
Plusvalía in Mexico, explained plainly: what the word means, what drives land appreciation on the Oaxaca coast, what kills it, and the tax on your gains.
MarketProperty Taxes (Predial) on Oaxaca Land: What Owners Pay
Property taxes Mexico predial: what Oaxaca land owners pay each year, how the bill is calculated, and the taxes due at purchase and sale — with ranges.
MarketRental Income for Land Buyers on the Oaxaca Coast
The real story of rental income land buyers oaxaca coast: the honest timeline, demand by town, building costs, and the alternative to building on your lot.
MarketSelling Land in Oaxaca: Capital Gains & the Exit
Selling land in Oaxaca, explained plainly: the process, the paperwork, and what the capital gains tax selling property mexico charges at closing means for you.
MarketThe Tulum Story: What Happened There, What It Means for Oaxaca
Everyone asks is oaxaca the new tulum. Honest answer: the coast is a decade behind on the same arc — cleaner titles, published prices, real limits to growth.
Travel
7 Days on the Oaxaca Coast: The Perfect Itinerary
A practical oaxaca coast itinerary for a week: one base in Mazunte–Zipolite–San Agustinillo, with day trips to turtles, empty beaches, and Huatulco's bays.
TravelThe 12 Best Beaches Between Mazunte and Huatulco
The best beaches on the Oaxaca coast from Mazunte to Huatulco: access, crowds, swimming safety and character — plus getting between them and the land behind it.
TravelGetting to the Oaxaca Coast: Airports, Buses, Driving
How to plan getting to Oaxaca coast: flights to Huatulco and Puerto Escondido, ADO overnight buses from Mexico City, and honest driving times and costs.
TravelMazunte's Turtle Sanctuary & Bioluminescence: What to Know
What to know about the Mazunte turtle sanctuary: nesting seasons, arribadas at La Escobilla, bioluminescence at Playa Mermejita, and how to see it responsibly.
TravelThe Oaxaca Coast Travel Guide: Mazunte to Huatulco
The complete, honest Oaxaca coast travel guide: Mazunte to Huatulco's beaches, towns, airports, seasons, and where to stay — no hype, just real detail.
TravelPuerto Ángel: The Fishing Town That Time Forgot
Puerto Ángel Oaxaca is the coast's working fishing town, between Zipolite and Puerto Escondido. The honest take on its beaches, seafood, pace, and land.
TravelSalchi: The Hidden Beach You Can Almost Have to Yourself
salchi beach oaxaca: the quiet stretch between Puerto Ángel and Ventanilla, how to get there, when it's empty, and what the land behind it really costs.
TravelSurfing the Oaxaca Coast: Spots for Every Level
Honest guide to surfing Oaxaca coast breaks: which waves suit which level, from Mazunte to Huatulco, plus the seasons, the crowds, and the heavy days.
TravelVentanilla: Paddling the Crocodile Sanctuary
The Ventanilla crocodile sanctuary, explained: the cooperative lagoon tour, the crocs and birds you'll see, when to go, and what the land story means.
TravelWhen to Visit the Oaxaca Coast: Weather, Seasons, Crowds
Wondering about the oaxaca coast weather? Two seasons, not four. This honest guide covers rain, crowds, surf, and the best time to visit oaxaca coast.
TravelWhere to Stay on the Oaxaca Coast: By Town & Budget
An honest town-by-town guide to where to stay on the Oaxaca coast, with real nightly ranges and straight talk — from Mazunte cabañas to Huatulco resorts.
TravelZipolite: Mexico's Only Legal Nude Beach, Explained
Zipolite nude beach, explained: Mexico's one fully accepted clothing-optional beach, how it got that way, the water and the town, and what it costs to buy in.
Lifestyle & Living
Building a House on Your Oaxaca Lot: Cost per m² in 2026
What does building a house in Mexico cost per m² on the Oaxaca coast in 2026? Honest ranges for materials, labor, permits, and total budgets per square meter.
Lifestyle & LivingBuilding Permits & Coastal Construction Rules (ZOFEMAT)
Building permits Oaxaca explained plainly: the licencia de construcción, ZOFEMAT's 20-meter coastal zone, timelines, costs, and the rules for coastal builds.
Lifestyle & LivingCommunity Life in the Oaxaca Beach Towns: Who Lives There
Who actually lives in the Oaxaca beach towns? Here's a plain look at community life in Oaxaca beach towns: locals, expats, kids, seasons, and how to fit in.
Lifestyle & LivingCost of Living on the Oaxaca Coast (Real Monthly Numbers)
The real cost of living on the Oaxaca coast in monthly numbers: rent, food, utilities, transport and healthcare for Puerto Escondido, Mazunte and Huatulco.
Lifestyle & LivingHealthcare on the Oaxaca Coast: Clinics, Hospitals, Insurance
Healthcare on the Oaxaca coast, explained honestly: clinics and hospitals by town, what private visits cost, IMSS for expats, insurance, and emergencies.
Lifestyle & LivingInternet & Remote Work on the Oaxaca Coast: The Truth
The truth about the internet on the Oaxaca coast for remote work: honest speeds by town, Starlink costs, power outages, and which jobs actually work from here.
Lifestyle & LivingLiving on the Oaxaca Coast: The Complete Guide
Living on the Oaxaca coast: where expats actually live, what it costs, the seasons, healthcare, and renting vs buying land — the honest complete guide.
Lifestyle & LivingMoving to Oaxaca from the US/Canada: The 90-Day Plan
Planning a move to Oaxaca from the US or Canada? Here is a calm 90-day plan covering the FMM permit, banking, rentals, shipping, and healthcare on the coast.
Lifestyle & LivingOff-Grid Living on the Oaxaca Coast: Solar, Water, Septic
Off-grid living on the Oaxaca coast, explained plainly: solar costs, wells and cisterns, septic basics, and the legal rules for building without the grid.
Lifestyle & LivingOwning Land Without Building: What to Expect Year One
Owning land without building in Oaxaca: what year one really looks like — predial, rainy-season visits, clearing, and the honest annual costs of holding a lot.
Lifestyle & LivingRetiring on the Oaxaca Coast: The Slow Retirement
Considering whether to retire in Oaxaca Mexico's Pacific coast? Here are the honest costs, the residency steps, healthcare, and which town fits your life.
Lifestyle & LivingVisas & Temporary Residency for Mexico: What Land Buyers Need
Plain talk on temporary residency mexico requirements: the FMM, income and savings thresholds, applying from abroad, and what residency means for land buyers.
Lifestyle & LivingWater, Septic & Power: The Utilities Reality Check
The honest reality of water, septic and power on the Oaxaca coast: pipa delivery, wells, CFE connections, outage truths, and what utilities cost to set up.
Lifestyle & LivingWildlife & Environment on the Oaxaca Coast: Turtles, Crocs, Seasons
Wildlife on the Oaxaca coast, honestly explained: sea turtle seasons, crocodile lagoons, mangrove rules, and what it means to live alongside it all, plainly.
Zipolite
New here?
Start with the Buying Guide.
The short version of everything above — title types, the process, real costs, and the red flags that burn foreign buyers. Read it before you look at a single lot.