So let's not start with a property today. Let's start with a fridge. You're buying a fridge in Mexico today. And you go and look at a fridge online. You buy it. They let you plug it in after you have signed. And when you plug it in, it turns out the fridge only works two months a year. And the rest of the year is plain storage. And you're like, how is this possible? Was this an accident?
And no, it's intentional. That's how the market for real estate works in Mexico. You don't have the same ability that you have back home. When you can check the property market before you raise the hand and ask for more details from the listing agent. In Mexico, most websites are built by some random people on a weekend. You have no way to validate that what's in the website is the actual truth. Because what happens is you look at a picture of a nice property, you ask for details, and the details you get are what the seller decided to show you.
And without proper buyer representation in Mexico, depending who's asking is how you get tagged. If you speak English, if you bring dollars, that's the info you get from the seller. Don't trust me. It's all over Reddit. There's evidence to Show that depending who's asking is the price they get. So what does our by representation buyer presentation look like for you? First, from day one, you get everything under contract.
And this is how it looks in real life. We ask in pesos for you because the market works in pesos, not dollars. We don't expose who the buyer is. So the price doesn't immediately change for you. If you need dollars, you get the exchange rate that works best for the day that you're signing, not the exchange rate that works best for the ones who sell it. And that changes pretty much depending on who is asking. But listen, I was in the same position when I tried to buy a property back in 2020.
I noticed that the market wasn't honest about many things. Everything looked like a promise that sounded good on a brochure, but it didn't really match what the market was showing. So we created Feudo to protect the buyer and to put a methodology that protects you when making a decision where the market isn't regulated like in other places. Let me explain how does this work.
Have you seen these guys, the jet business? They don't show you a picture of a seat Or how nice an airplane looks? First, they start by educating you. They try to understand what you need and what you are not willing to accept. And they start by disposing the options that don't fit you. At the end, whatever survives is what you get to see. The actual picture, the video, the distance you get to fly with that plane, the cost.
All of that after you have put your non-negotiables and your deal breakers first. That's kind of how it works best in a market where you can't really validate a lot of things. but What's a deal breaker and what's non-negotiable? Because you probably have no idea on this. A deal breaker could be the price. The closing price with closing costs and whatever comes after.
Could be the noise of the area you're buying. Could be the neighbors. Could be getting called at 3 a.m. because the AC stopped working. What you don't want is the fastest thing to an answer that will clear a lot of what the market is actually showing you online. When you put those things up front, the rest of the market is easy to read. But how does this work in a buyer representation? And where do we get paid from?
In Mexico, there's commissions that go up to 8 or 10% percent off the sale price. And that's money you're paying. Doesn't matter if you have buy rep. Doesn't matter if you're buying directly from the developer. Doesn't matter if you're doing it on your own. The commission has been fixed before you even asked. The way that we protect you from any conflict of interest is we put a contract from day one where you get to see what we're charging to represent you.
If there's a commission involved, throughout the process, you will see what the commission agreement is, what the seller is paying, and we cap the commission so that any surplus on top of that goes back to you as a discount on the property. Because that's the right thing to do. And even after closing, you'll get full evidence of what we charge at the end, all under contract from day one.
Many out there will probably say the same. And there might be hidden contracts and agreements with the sellers and developers and construction firms that you don't get to see. We don't mind showing you how much we're making if that gives you certainty about what you're doing and the level of representation that we're. We have placed a methodology and tools that will help you make a better decision and put the risk upfront so you can dispose those options that don't really fit with your expectations.
We with a 30-minute call to understand what you're looking to buy, to understand why you have seen online that may have caught your attention. And if during that call, everything makes sense, then we move on to the next step. If at the end of the call, we decided that the market has no fit for you, we'll say it up front We're not trying to convince you about buying. we also believe that not buying is part of the result that we provide as a buyer representation.
And the money that you put up front goes towards anything that you do after. Additional to that, whether you decide to move on, you're getting the full playbook about how to buy a property in Mexico properly without getting the white tax on top. What you should be asking for, what's the process, how to check things that you can't really check online, what questions to ask for any property, so you get the and most honest outcome, and you get the full picture of what it implies about buying a property in Mexico.
That's just a bonus with years behind it, with secrets from inside the industry. This is the kind of things that no one that's trying to sell you anything will hand you. is the kind of things that will protect you even from us. So if any of this makes sense for you, all you have to do is book a call with us, and then we go from there.
I’m a buyer’s agent in Mexico. I go through what you’re about to buy and hand you, in writing, what the risk is, where the price actually sits, and what holds up. Then you decide.
Book my exploration callUSD 100 · CREDITED IF YOU GO ON TO REPRESENTATION
I’ve closed more than 14 million dollars in operations. And of every three people who come to me, I tell two of them not yet.
You already worked this out yourselves
Most brokers will not show resales because they receive their commission upon deposit with presale, and resales no commission until closing.
r/mexicoexpats
Online listings are old, inaccurate, duplicates, sometimes scams. No MLS exists. You won’t be able to make much progress online.
r/mexicoexpats
Many foreigners assume that asking prices bear a resemblance to selling prices. They do not. The average house might be selling for 60% of asking.
r/mexicoexpats
The owners of the first two houses raised the price after learning we’re from the US, and another doubled the price literally while we were looking at it.
r/mexicoexpats
Somebody in that same thread asked “What is Redfin for Mexico?” and got zero answers. Somebody else asked how to find a trustworthy agent. Five replies, not one of them a recommendation.
The honest version
Plenty of foreigners buy here alone and it works out. On a finished home, the notario closes the legal side and most people land fine. The disaster is concentrated in presale, and there it’s not fraud, it’s delivery: deposits taken and then silence, handover eighteen months late, renders showing trees where a hotel went up.
And in presale it gets worse than a delay. Some developers will charge you the penalty their own late delivery caused, and it works, because most buyers never find out the contract already gave them the stronger position.
What happens to almost everyone else is quieter. You spend two days, see six places, get a feel for the price points, and that is the extent of the research. There is no public sales data to check yourself. So the number you pay is whatever the person selling told you it was.
You can’t buy in a country with no structure off a picture, trusting somebody you met online last week. It has to be reversed.
The thesis, in one sentence
How reversed works
Walk into a jet company and they don’t show you a plane and tell you how the view will look or how comfortable the seat is. You don’t buy a plane by looking at the seat. They ask what you need to do with it, and what operating it actually involves. Then they start taking the market out until what’s left is the thing that makes sense for you.
Same here, and it starts with your deal-breakers. Could be the price. Could be the noise. Could be the neighbors. Could be getting called at three in the morning because the AC broke.
A client came to me with hers: ground floor, she’s retiring and doesn’t want stairs. A budget that would not move by a dollar. No presale. Over 950 square feet. At least one separate bedroom.
We swept the market against that list. Then we started taking it out.
If nothing survives, that’s a result too. Then the move is to wait, save more, or get flexible about something you thought was fixed.
And if you never buy anything, you didn’t lose the money. Most people who came through here never became clients. They left knowing how this decision gets made, which is what they didn’t have walking in.
What I check
Anyone can call themselves a realtor here, and one buyer was told a developer was reputable when it was his first building. I check what he has actually finished, and when.
Legally registered or not, and who the owners and directors actually are.
Prices move once the seller knows the buyer is foreign. Two owners raised the price on one buyer after learning they were from the US, and a third doubled it while they were standing there. So I get the number first, before you are anywhere in the conversation. It is built from what actually transacted, since there is no MLS and no public sales data for you to check yourself.
Portals here do not take down what already sold, and no days-on-market data exists. I verify that what you are looking at is still available at the price it says, before you get on a plane.
How long it takes to sell, where it sells, and who the buyer on the other side actually is.
A test you can run without me
Ask any agent you’ve spoken with: “What was the last project you declined to represent, and why?”
No answer is also an answer
My answer to that same question
What matters isn’t that I said no. It’s what happened afterward.
Capital seed opportunity, priced 40% below market. The partnership structure gave the constructor more upside than the investor. We modeled the deal and walked him through where the numbers stopped protecting him.
Zero sales as of 2026. Still in presale, two years on.
Boutique project, slow construction pace, opacity on project funding. We pressed for financial transparency during due diligence and they couldn’t deliver clear answers. We could not verify how it was funded, so we recommended waiting rather than committing.
The project never broke ground. Empty lot as of mid-2025.
Ground floor, over 950 sq ft, cash buyer. Non-negotiable: no blind presales. Nothing fit until we found a developer with a verifiable construction record. We took it to negotiation, and when they refused a reasonable offer from a committed cash buyer, we didn’t push her to accept.
No deal. She exits informed, with her criteria fully validated.
None of these three paid me a commission. All three walked away knowing how to buy. That’s the job too.
Book my exploration callWhy me
Vinny Govea
Founder · FEUDO Group
Pre-construction condo, about to put the deposit down. Then: three-year build, plus delays. So my money sits dead for three and a half years? They said it would cost more by then. I didn’t care, not compared to what that money makes working for four years. I walked before I signed anything. I did buy later, on a process I could actually verify. And not one person at that first table could tell me what was wrong with what I was about to do.
I come from close to two decades in software, automation and systems architecture. In that work a wrong assumption does not stay an opinion. It ships, it breaks in production, and it costs money. That is where the method comes from: verify before you commit, and write down whatever could not be verified. Every figure and every document gets checked against a source that is not the person selling. What holds up, you get. What does not hold up, you get too, written as a risk with the reason next to it.
So no, I’m not going to be on top of you asking about the property. There are thousands of brokers who’ll make you feel like you’re in the AMEX lounge. This is not the AMEX lounge. This is a money decision.
And there are good realtors down here. They work inside a system where nobody is paid to represent the buyer, so nobody does. My job is keeping the rest away from you.
The money, since nobody brings it up
The property you’re looking at has a commission inside the price already, whether you use me, somebody else, or nobody at all. I charge the standard for your market and not one point over it. If a seller offers more than that, I don’t keep it. The surplus comes back to you as a lower price, documented against his written offer so you can check it. All of it on contract before your first showing.
Be honest with yourself first
You can learn, and you should. Just don’t use my time to learn. There is enough public material out there to get you started, and none of it costs you anything but your own hours.
What you get in writing
PDF document, included
Before You Wire the Deposit
Every figure carries its law article and its publication date.
58 pages · 11 chapters in 3 parts · 4 figures · 12 declared gaps
It reaches you with the exploration call, the day you book.
Eleven chapters ordered by the moment your money leaves. Every chapter opens by telling you what you will know by the end, and closes with a list you can tick off.
With the personal data blacked out, and a glossary of the Spanish column headers, because the paper is in Spanish and nobody translates it for you.
So you can check whether it is still in force. Which is what the guide teaches you to do.
Things the document says it cannot answer, and who to ask instead.
It comes with the exploration call. It is not sold separately.
How we start
Thirty minutes on your actual situation, paid up front, and it credits if you go on to representation. We go through what you are considering, what the numbers have to hold up to, and what has to be verified before any money moves. You leave with that written down: what to check, who to ask it of, and what your next step is — whether you buy through me or you don’t buy at all.
People here already recommend paying a valuador out of pocket for an independent read on one property. This is the same idea, applied before you have picked one.
USD 100
Credited if you go on to representation
Book my exploration callSECURE PAYMENT BY STRIPE
The full breakdown of how representation is charged is in pricing.
Not sure this is the right thing to book, or just want to know how any of it works? Write to me and ask. That part costs nothing.
Because you don’t want to make that call off a picture and find out in three years the property has every problem in the world. And you’re a seven-hour flight away from it.