Two numbers decide whether a purchase here works: what you pay every month, and what you need in cash on closing day. This works out both. Nothing here asks for your name, your email or your phone number, and nothing you type leaves your browser.
Estimate
What a Mexico mortgage actually costs per month
Move the numbers to match the property you are looking at. Everything updates as you type. This is an estimate to help you think, not a quote from a lender.
Cash you need at closing
Closing costs here are quoted as a range because most of the line items are fixed rather than percentage based. The section below explains why, with real numbers from three of our own closings.
Estimates only. Figures do not include property tax (predial), trust or corporation fees, HOA dues, insurance, or the lender's own fees, and they assume a fully amortizing fixed-rate loan. Rates and terms change constantly and vary by borrower. Nothing here is a loan offer, a rate quote, or financial advice.
Want a real number instead of an estimate?
We are not lenders and we do not take a piece of the loan. We will introduce you to the lender we use, sit in on the call with you, and tell you honestly if the answer is that you should not borrow. That costs you nothing and it is the fastest way to turn a guess into a budget.
How the closing cost range works
Closing costs in Puerto Vallarta get published as a range, 4% to 7% of the purchase price, and most of the line items inside it are fixed rather than percentage based. The notary work, the trust permit, the registry filings and the bank fees cost roughly the same on a $200,000 condo as on a $2,000,000 one, so the fixed portion lands as a much bigger percentage on a lower-priced purchase. Three of our own closings came in at 4.40%, 3.31% and 5.34%.
You will see 5% to 10% quoted elsewhere. We publish 4% to 7% because that is what our own files actually come to, reconciled line by line against the notary's statements.
What the calculator cannot tell you
It assumes a fully amortizing fixed-rate loan in U.S. dollars, which is what the cross-border programs here actually write. It does not include property tax, trust or corporation fees, HOA dues, insurance, or the lender's own fees. It also cannot know your credit, your documented income or your reserves, and those are what set the rate you are actually offered.
The full piece on financing a Mexico purchase covers who qualifies, what the programs publish, why most buyers here still pay cash, and what changes if you are buying preconstruction. If you are Canadian, read it before you assume you are shut out, because the lender landscape has moved in the last year.
Tom Gordon & Hannah López
Coldwell Banker La Costa, Puerto Vallarta
Hannah Lopez & Tom Gordon Team
Coldwell Banker Global Luxury · CLHMS · AMPI
tom.gordon@luxuryvallartarealty.com
+1 512 569 6371
luxuryvallartarealty.com
Sources
- MoXi, Global Mortgage. Published program terms. globalmortgage.mx/about
- MoXi, Global Mortgage. Mexico mortgage rates for U.S. buyers. globalmortgage.mx/blog/mexico-mortgage-rates
- Closing cost figures are from our own closed transactions, reconciled against the notary's line-item statements.
Disclaimer: This article is general information for buyers considering property in Puerto Vallarta and Riviera Nayarit. It is not financial, tax, legal or mortgage advice, and we are not lenders or mortgage brokers. Loan programs, rates, eligibility and closing costs change constantly and vary by borrower and by property. Confirm every figure with the lender and your notary before relying on it.
Written September 2026. Last reviewed: September 2026.