How, When, Who, and What’s Next?

Once you’ve found your dream home…

Your agent will draft an Offer to Buy. This document includes the proposed purchase price, payment structure (including the down payment—typically 10% of the total price), the terms of the agreement, and any contingencies. It also sets a proposed closing date.

In Mexico, an Offer to Buy is a legally binding agreement, enforceable by either party.

From Offer to Contract

Once negotiations are complete and both parties have signed the Offer to Buy, your agent or broker will prepare the Buy-Sell Contract.

If you’re a foreigner purchasing property in Mexico, you’ll need a special permit from the Mexican Ministry of Interior (SEGOB), processed via the Ministry of Foreign Relations (SRE). This permit costs approximately $400 USD per person and is required to appear as “The Buyer” on the Title Deed.

At this stage, the buyer must make a deposit—typically 10% of the purchase price—using one of the following methods:

(a) Cashier’s check made payable to the seller and held in trust by the seller’s agent until closing,

(b) Direct wire transfer,

(c) Escrow account.

An inventory list outlining all items included in the sale should be attached as Exhibit A or Addendum A to the contract.

Property Inspection (Recommended)

While not standard practice in Mexico, we strongly recommend a property inspection to evaluate the structure, electrical systems, and plumbing—this can help avoid unexpected issues.

Closing the Deal

The closing must be conducted in the presence of a Notario Público, where the buyer, seller, or their legal representatives (POAs) sign the “Escritura” (Title Deed). The buyer is responsible for all closing costs—excluding any Capital Gains Tax—which typically range from 4% to 6% of the purchase price, not including the cost of the SRE permits.

The Notario will handle the following:

– Professional appraisal of the property

– Title search (up to 10 years back) to confirm the absence of liens

– Get your SREs.

– Issuance of preventive and definitive notices to the Public Property Registry

– Drafting and signing of the deed

– Retention and payment of taxes to the government on behalf of both parties

Once the deed is signed and payment is confirmed (or the Escrow Account is activated), the Notario will proceed with official registration at the Public Registry. The new owner can expect the first testimony of the registered deed within approximately six weeks. The original deed always remains on file with the Notario.

A Word of Caution on Ejido Land

Please do not attempt to buy rural (ejido) land without the guidance of a qualified real estate professional. While it is possible and legal, this process is more complex and carries unique risks.

Final Tip

Always work with a licensed Realtor when buying or selling property in Mexico.

Enjoy the journey—and welcome home!

By Erwit Reichert

The post The Real Estate Purchase Process in San Miguel de Allende, Guanajuato first appeared on San Miguel Properties.

A Flavor That Was Born on a Corner and Won San Miguel’s Heart

In 2005, on a bustling street corner, a humble taco cart was born with a simple but ambitious mission: to be different.

It wasn’t just about serving quick food — it was about offering flavors that stayed with you, and service that made people feel at home. 

From day one, the commitment was clear: impeccable attention, deep respect for every customer, and a dignified presentation. Even from that small street cart, the team wore chef’s whites and gloves, and served with table linens. Their image was as carefully crafted as their flavor — every detail reflected passion, order, and professionalism.

That’s how it all began: the very first taco cart delivering “the best flavor, seasoning, and service,” with cleanliness, presence, and quality from the start.

Early customers would ask for new dishes, and the answer was always: “We’ll have it for you next week.” That simple phrase became a promise — one that was always fulfilled. Each suggestion sparked a new creation, and over time, the menu —  and the community of loyal customers — steadily grew. I can personally attest to this: today, you can even order “Enchiladas a la Erwit.”

As time passed, the little corner space was no longer enough.

Demand, public affection, and the family’s passion for hospitality led them to move the business into their home.

What once seemed like a risky decision became the key to their success: a house transformed into a restaurant, where homemade flavors, heartfelt service, and unwavering quality are always on the menu.

At the heart of every taco is Chef Gloria — the soul of the project — and a close-knit family team that works with love and dedication.

Each member contributes their own grain of corn — and a whole lot of heart — to ensure Tacos Don Félix remains a beloved and respected name.

And when we say “family team,” we mean it: there’s Emilio, Diego, Lalo, and leading them all is the tireless Félix, guiding the restaurant with strength and heart. It’s more than a business — it’s a legacy.

The present: a family business that honors its roots and continues to grow — with the same flavor since 2005.

Today, almost 20 years later, this dream is more alive than ever. What began as a little taco cart on a street corner is now a warm, welcoming home for everyone who appreciates great taste, great service, and genuine care.

Because at Tacos Don Félix, every customer becomes a part of the family.

The post From the Street to the Home first appeared on San Miguel Properties.

Dear Investor,

In today’s fast-moving world—where stock markets can tumble overnight, political climates shift unpredictably, and global resources remain volatile—many savvy investors are asking the same question:
Where can I place my money and feel secure?

The answer continues to shine brightly:
Real estate. And more specifically, real estate in San Miguel de Allende, Mexico.

A Time-Tested, Tangible Investment

San Miguel de Allende is more than a UNESCO World Heritage Site—it’s a thriving destination that blends old-world charm with modern luxury. 

With a growing international community, robust rental demand, and a steady influx of cultural tourism, property here continues to appreciate year after year.

Unlike stocks or crypto, real estate offers stability. It’s tangible, resilient, and—when chosen wisely—appreciates significantly over time. In San Miguel, demand remains strong while supply is limited, especially in the historic center and popular surrounding areas.

Now Is the Time: A Buyer’s Market

We are currently in a buyer’s market, particularly in pre-sale developments located in fast-growing neighborhoods. These projects often launch with “friends and family” events—an ideal entry point for early investors.
By getting in early, you lock in equity before market values catch up.

And here’s the kicker: many developers are offering long-term financing at local cash prices, with some even offering zero interest options—a huge advantage for international buyers looking to preserve liquidity.

Why Land Is a Hidden Gem

Looking for low-maintenance, high-potential investments? Land in San Miguel is an excellent choice. Well-located lots in emerging areas often double in value within a few years—and you don’t have to build right away. Just hold and watch your asset grow.

Work with a Licensed Expert

As a foreign investor, navigating Mexican real estate laws might seem daunting—but it doesn’t have to be. When you work with a licensed, experienced realtor, you get access to trusted legal channels, proper title handling, and secure purchase structures (such as escrow accounts, depending on your needs).

Avoid the guesswork—partner with a local expert who understands both your home country’s expectations and Mexico’s real estate landscape.

Invest in Lifestyle. Build Long-Term Wealth.

San Miguel de Allende offers more than financial returns. It offers community, culture, safety, and beauty. Whether you’re investing for retirement, rental income, or simply diversifying your portfolio, this is a place where your money works for you—and your life feels richer, too.

Interested in current opportunities in San Miguel?
Contact me today for exclusive listings, pre-sale offers, and personalized investment guidance.

Warm regards,
Erwit Reichert
Licensed Real Estate Advisor
erwit@sanmiguelproperties.mx | 415 153 5255 | sanmiguelproperties.mx

The post Why San Miguel de Allende Real Estate Is the Smartest Investment for Foreign Buyers first appeared on San Miguel Properties.

Foreign buyers and domestic investors alike are drawn to the city’s modern amenities, walkable historic core and relatively constrained supply. While many coastal or large-city markets face oversupply, San Miguel continues to benefit from measured growth, offering long-term stability and lifestyle value. With San Miguel Properties as your partner, you benefit from deep local expertise and global service — enabling smart decisions in a market that blends tradition with growth.

The post Featured Articles first appeared on San Miguel Properties.

sanmiguelrealestate.com+1 At San Miguel Properties we’ve partnered closely with this new system to ensure our clients always receive the most complete, accurate and up-to-date listings in the region. What this means for you: faster notifications, streamlined property searches, and a richer selection of homes at your fingertips. We’re proud to lead the way in transparency and efficiency for San Miguel real estate.

The post SMP Updates first appeared on San Miguel Properties.

At San Miguel Properties we continue to monitor the robust momentum in the residential market of San Miguel de Allende. According to AMPI and local MLS data, resale transactions in the first nine months of 2025 are just six units shy of surpassing all of 2024—a clear sign of sustained demand. 

Inventory remains tighter than in recent years, dropping to roughly 11 months of supply in many segments. Brevitas For sellers, that means smart presentations and pricing are more important than ever. For buyers, the cultural allure, strong expat presence and lifestyle advantages of San Miguel continue to drive interest. Our team is committed to guiding you through these dynamics with clarity and confidence.

The post Market Insights first appeared on San Miguel Properties.