Make a piece of
the Rancho yours.
Privately titled land on Oaxaca's Pacific coast — with water, electricity, and a community that grows slowly, on purpose.
This isn't about
buying a lot.
Owning land here means joining a small, intentional community — people who care about the coast, the lagoon, the quiet, and each other. You're not buying into a development. You're becoming a neighbor.
We keep the pace slow and the bar high. Every new member shapes the character of this place, so we'd rather find the right people than sell quickly.
Find your place
on the Rancho.
The interactive map is in development. In the meantime, write to us and we'll send you detailed lot plans and availability.
Transparent pricing,
no surprises.
All prices are in Mexican Pesos. USD equivalents are approximate and based on current exchange rates. Payment plans may be available — ask us.
Every lot comes
ready.
Municipal water
Connected to the local water network, with the option to add cistern and rainwater harvesting.
Electricity (CFE)
Grid connection via Mexico's Federal Electricity Commission. Solar-ready lots.
Paved access
All-weather roads to every lot. No dirt-track adventures required to reach your front door.
Surveyed & registered
Each lot professionally surveyed by a licensed engineer and registered with the Public Registry of Property.
Private title
Fully titled, fee-simple ownership — not ejido land. Your name on the deed, protected by Mexican law.
Community membership
Access to shared infrastructure, community decisions, and the people building this place alongside you.
How it works —
step by step.
For Mexican nationals
Straightforward notarized purchase. Most transactions close in 4–8 weeks.
- 01 Choose your lot
Visit the Rancho (or review plans remotely) and select the lot that fits your vision.
- 02 Deposit & agreement
A refundable deposit reserves your lot while the purchase agreement is drafted.
- 03 Notary & title transfer
A local notario público handles due diligence, drafts the escritura (deed), and registers the transfer.
- 04 You own it
Title is in your name, registered at the Public Registry. Start planning your build.
For foreign buyers
Mexico's bank trust (fideicomiso) lets foreigners hold full ownership rights near the coast. It's routine, safe, and widely used.
- 01 Choose your lot
Same process — visit or review remotely, pick the lot you want.
- 02 Foreign Affairs permit
We apply for a permit from Mexico's Secretaría de Relaciones Exteriores. Standard process, usually 4–6 weeks.
- 03 Bank trust (fideicomiso)
A Mexican bank holds legal title on your behalf. You retain all rights: sell, lease, build, inherit. The trust renews every 50 years.
- 04 Notarize & register
A notario formalizes the trust, registers the deed, and you're the beneficiary owner. Done.
The fideicomiso is not a lease — it’s a legal vehicle that gives foreigners the same property rights as Mexican nationals. Thousands of expats own coastal property this way.
Clear title,
no gray areas.
This is not ejido or communal land. Full, fee-simple private ownership with no government restrictions beyond standard zoning.
Every lot is professionally measured and staked by a certified civil engineer. Boundaries are precise and documented.
Titles are formally registered with the state's Registro Público de la Propiedad, providing legal certainty and public record.
All transactions are handled by a notario — a government-appointed legal professional who verifies title, collects taxes, and files the deed.
Everything you'd want
to ask.
What are the annual property taxes?
Property taxes (predial) in this area are very low — typically a few hundred pesos per year for a standard lot. Exact amounts depend on lot size and assessed value, but expect well under $100 USD annually.
Are there HOA fees or community costs?
There is a modest monthly community contribution that covers shared road maintenance, water infrastructure, and common-area upkeep. The amount is decided collectively by owners and currently runs around 500–1,000 MXN/month. No surprise assessments.
What can I build? Are there restrictions?
We encourage thoughtful, climate-appropriate design — but there's no cookie-cutter rulebook. General guidelines: max two stories, natural materials preferred, setbacks from lot lines. We'll share the full building guidelines when you're ready. Eco-friendly construction methods (rammed earth, bamboo, passive cooling) are welcomed and encouraged.
How long does the buying process take?
For Mexican nationals, 4–8 weeks from deposit to title. For foreigners using a fideicomiso, 8–14 weeks due to the bank trust setup and Foreign Affairs permit. We guide you through every step.
Can I rent out my property?
Yes. Owners may rent their home short-term or long-term. We ask that rentals align with community values — no party houses. We can help connect you with local property managers if you'd like hands-off income while you're away.
Do I need to build right away?
No. Many owners purchase land now and build later. There's no construction deadline. Your lot is yours to develop on your own timeline.
What is a fideicomiso, exactly?
A fideicomiso is a 50-year renewable bank trust that allows foreigners to own property in Mexico's restricted zone (within 50 km of the coast). A Mexican bank holds legal title, but you — the beneficiary — retain all rights: build, sell, lease, inherit. It's the standard mechanism used by tens of thousands of foreign property owners across Mexico. It's not a lease; it's full ownership through a trust structure.
Is the land really not ejido?
Correct. This land is propiedad privada — privately titled property with a clean chain of title. Ejido land carries conversion risks and legal uncertainty; we specifically chose privately held land to protect our owners. The title is registered at the Public Registry of Property.
What people say about
the buying experience.
Buying land in Mexico felt overwhelming until we visited. The team walked us through every step, and a year later we're building.
The fideicomiso process was simpler than I expected. Honest people, clean title, and now I have a piece of paradise with my name on it.
We were looking for a place where our kids could run free and the community felt real. This was it — and the process was completely transparent.
Come see it
for yourself.
The best way to know if this is your place is to stand on it. Walk the lots, meet the community, watch the sun set over the lagoon. We'll show you everything.