What
representation
costs.
The standard commission is already built into every property price. We cap our rate there, and any surplus a seller offers above it comes back to you as a lower price.
In Mexico the commission (about 5% nationally, about 6% in the Riviera Maya) is already built into the price of any property, whoever you buy it through. To represent you we charge that standard commission, and not a point over it. Our rate is set and published in advance, the same on every deal, so we have nothing to gain by pointing you toward one property over another. If a seller offers more than the standard, that surplus goes to you as a lower price, documented with the seller's actual written commission offer so you can verify it yourself. If a property pays less than the standard, that never counts against it: a property earns its place by fitting you, and is never hidden or favored over another for what it pays us. And where a property carries no built-in commission at all, such as buying directly from the owner, there is no commission to cap, so the work is covered by a clear fee agreed up front.
Set and published
in advance.
Included in the property price. Funded by the seller’s side, the same commission any agent would earn.
≈ 5%
Included in the property price. Funded by the seller’s side, the same commission any agent would earn.
≈ 6%
Included in the property price. Funded by the seller’s side, the same commission any agent would earn.
Included in the property price. Funded by the seller’s side, the same commission any agent would earn.
The guardrail
Where a deal pays above standard, the excess is returned to you as a documented discount, verifiable against the seller's written commission offer.
The excess lowers
your price.
Seller offers X%
A seller’s side may offer more than the standard commission to close a deal.
FEUDO caps at the published standard
We take the standard commission for your market and not a point over it. The same rate on every deal.
The excess lowers your price
Whatever the seller offered above the standard goes back to you as a documented discount, verifiable against the seller’s written commission offer.
Who pays us.
In buyer representation, our fee comes from the developer's commercial structure, the same commission a seller's agent would earn. The developer's side pays it, not you.
Why that doesn't compromise the filter.
The filter runs before any commercial relationship exists. A project enters your shortlist because it survived the filter, never because of an agreement. We also take separate mandates from owners and developers, different contracts, different clients. Inventory from those mandates never enters a buyer shortlist unless it passes the same filter, and every discard comes with a written reason you keep.
What you pay
beyond the price.
These costs apply regardless of who represents you. Reference ranges for Mexico, useful when you model a purchase.
Closing costs
4–8%
of property value
ISAI transfer tax
2–5%
by state
Fideicomiso (bank trust)
~USD 1,500–2,000
setup + USD 500–800 / yr
Official appraisal
USD 150–500
one-time
Exploration Deposit
USD 99
When you are still exploring and have not settled on a property yet, USD 99 reserves our time and puts you on our desk as someone we take seriously. It is a starting deposit, and the full amount is credited toward your next step with us, whether that is a Purchase Review or your representation at closing. We hold it as a commitment, so it stays with us only if you step away. Once you have a specific property or a defined path forward, the Purchase Review (from USD 800) is where the real work begins.
Purchase Review
from
USD 800
Independent review of a purchase before you commit. Government filing and third-party fees are billed separately at cost. Credited toward your representation if you proceed.
One rate, on the table
before you decide.
No scripts. No pressure. We'll tell you if there's a real fit, and if there isn't. The call is with Vinny. We are a system, not a sales team.