Frequently Asked Questions

The property, being located 118 km from the closest coastline (Río Lagartos), falls outside the restricted zone, allowing for straightforward ownership in your name.

Residential.

Yes, there are restrictions. Houses cannot be built taller than three floors or higher than 9 meters. This matches the local building regulations seen in Valladolid, Yucatán, which limit building height to preserve community aesthetics and environmental balance.

Yucatán is not located in an earthquake-prone zone. The monsoon (rainy) season typically lasts from June to November. Valladolid has not been directly hit by a hurricane since Hurricane Gilbert in 1985. The reason is that the dense jungle and numerous trees tend to deflect hurricanes, reducing their impact. According to locals, the area experiences heavy rains and occasional falling branches, but severe hurricane damage is rare.

We had the same concern before purchasing the land. Valladolid has a low risk of damaging floods, though heavy rainfall can cause temporary urban flooding. Hurricanes can bring strong winds and rain, but the city’s inland, jungle-surrounded location offers natural protection compared to coastal areas.

I am the legal owner of the lot, and it is registered under my name. However, the escritura pública (public deed) for the lot is still in process and has not been finalized yet by INSEJUPY.

No, the lot is registered under my name. We are currently completing the registration process with INSEJUPY (Instituto de Seguridad Jurídica Patrimonial de Yucatán), which is the equivalent of the land title and survey authority in Canada. This registration provides legal certainty and public record of ownership.

Definitely not. The land is not ejido land, which typically takes years and a complex legal process to convert into private property, so I would not recommend buying ejido land. This land is classified as "terreno innominado," meaning it was granted individually to people more than 50 years ago. We are currently in the process of registering all lots with INSEJUPY to make each lot and registration publicly accessible online.

No. You don't need a fideicomiso—the lot is inland, more than 50 km from the coast.

Yes. Every lot is properly delimited.

Valladolid is in the process of digitizing all property registrations. Currently, the lot is undergoing registration with INSEJUPY (the real estate registry), which will make it publicly visible once finalized.

Construction permits were obtained on October 17, 2023. The subdivision has already been completed and registered. Utilities, such as electricity, are installed with meters located just a short distance from the entrance of the property.

Yes. The property is free of gravamen.

Notary fees usually run around 10,000 MXN, and legal fees are approximately 7,000 MXN. Bank trust fees vary depending on your bank, so we don’t have a specific amount for that. For taxes, please refer to guidance on property tax and acquisition costs from your notary or advisor.

There is no property tax on just owning land (a lot) alone. The annual property tax, known as "predial," applies after construction and is typically calculated as about 2% of the property's value. For an estimate, people in the area commonly pay around 800 MXN per year.

In Mexico, property tax (predial) is based on the “cadastral value” assigned by the municipality, which considers location, size, and construction type but tends to be lower than market value. The tax rate varies by location but usually ranges from about 0.05% to 1.2% of the cadastral value annually. Discounts for early payment are often available.

The property will be managed under a strata (condominium) arrangement. After our upcoming visit, we will define the specific strata fees. These fees typically cover maintenance of common areas, building repairs, insurance, security, and management costs. Once established, the strata fee will be communicated to all owners to cover community upkeep and shared expenses.

Water is available underground and is potable when filtered. Electricity is already connected, with a pole right on the street. There is also a fiber optic pole for high-speed internet access. We can provide more pictures, or you can check on Google Maps for confirmation.

The road outside the premises belongs to the state of Yucatán. The roads inside the premises are access roads shared by everyone in the development.

Easements are legal rights others may have to use part of a property (for example, a shared driveway or a utility line). If you have a specific concern, we’re happy to walk through how access and utilities are arranged for Villas Armonia on a call.

Yes. An environmental impact assessment is required before we move forward with the project. We are leaving ample green space for socializing and amenities, aiming to minimize the impact on nature as much as possible.

The area has a solid limestone underground foundation, which is excellent for construction, whether you plan to build a traditional brick house or an earthship. The soil is very fertile, so planting tends to thrive.

There are many new developments in the area. Ones we’re familiar with include the cenote adjacent to Villas Armonia, known as Cenote Xlakaj, which operates as an eco-park.

About 5 minutes from the center of Chichimilá, 15 minutes from the historic town of Valladolid, 30 minutes from the Maya site Chichén Itzá, about 1.5 hours to Mérida, 1.5 hours to Cancún, and about 1.2 hours to Tulum.

A secure, gated community and an eco-conscious living environment where residents can enjoy privacy, nature, and sustainability—private retreats and a unique opportunity to invest in a culturally rich and naturally beautiful region.

Electricity is provided, with a utility pole located about 10 meters from the development. For water, each resident will be responsible for drilling their own well and setting up a personal filtration system.

There are no restrictions regarding the architectural style of your home—you can build the home you want as long as it does not exceed 9 meters in height.

We have accounts in Mexican and Canadian banks. If you are in another country, payments can be made conveniently using the Wise app for secure, fast, and cost-effective international transfers.

Valladolid, Yucatán, as a Pueblo Mágico, offers history, culture, nature, and gastronomy. Highlights include cenote swimming, the Convent of San Bernardino, strolling the historic center, Yucatecan cuisine, and day trips to Chichén Itzá and nearby cenotes.