Financing Guide

INFONAVIT (Instituto del Fondo Nacional de la Vivienda para los Trabajadores) is Mexico's largest mortgage lender, serving workers registered with the IMSS (Mexican Social Security Institute). It is funded by employer contributions equal to 5% of each worker's salary.

Who qualifies?

Any worker currently employed in the formal sector with IMSS registration. You must accumulate a minimum number of points (currently 1,080) based on your salary, age, and years of contributions. You can check your points balance at the official INFONAVIT portal.

How much can I borrow?

The maximum loan amount depends on your salary and points balance. As of 2025, the maximum credit for the Riviera Maya market typically ranges from MXN 800,000 to MXN 2,500,000 (approximately $45,000–$140,000 USD). Higher-income workers may qualify for larger amounts through the "Crédito INFONAVIT Plus" product.

Interest rates

INFONAVIT loans are denominated in pesos and carry fixed interest rates that vary by salary level — typically 2.81% to 10.45% annually. The effective rate is considerably lower than commercial bank mortgages.

Using INFONAVIT in the Riviera Maya

INFONAVIT credits can be used to purchase new or used properties anywhere in Mexico, including the Riviera Maya. The property must be registered with INFONAVIT-approved developers or pass an individual property appraisal. We work with INFONAVIT-registered properties and can guide you through the approval process.

Key steps

FOVISSSTE (Fondo de la Vivienda del ISSSTE) is the housing fund for workers employed by the Mexican federal and state governments, registered with the ISSSTE (Institute of Social Security and Services for State Workers).

Who qualifies?

Active federal and state government employees registered with ISSSTE. You must have a minimum of 18 months of continuous contributions to access the housing credit.

Credit products

FOVISSSTE offers several credit modalities: traditional FOVISSSTE credit (lottery-based assignment), ALIA (direct credit for eligible workers), and co-financing options with commercial banks for higher loan amounts.

How much can I borrow?

Credit amounts are calculated based on salary, years of service, and the specific product. Traditional credits range from MXN 500,000 to MXN 2,000,000. The ALIA product and co-financing options can reach MXN 4,000,000 or more.

Interest rates

FOVISSSTE loans carry interest rates of 4–6% annually in pesos, making them among the most affordable mortgage products available in Mexico.

Using FOVISSSTE in the Riviera Maya

FOVISSSTE credits are accepted for properties throughout Mexico. The property must pass a FOVISSSTE appraisal and meet minimum habitability standards. We maintain relationships with FOVISSSTE-approved appraisers in the Riviera Maya.

Key steps

Foreign nationals purchasing property in Mexico have several financing options, though the landscape is more limited than in their home countries.

Mexican Bank Mortgages

Several Mexican banks offer mortgages to foreigners, including BBVA, Banorte, Santander, and HSBC. Requirements typically include: proof of legal residency or valid visa, Mexican tax ID (RFC), minimum 2 years of verifiable income, and a down payment of 20–30%. Interest rates are typically 9–12% annually in pesos.

Developer Financing

Many pre-construction developers in the Riviera Maya offer direct financing with competitive terms — often 0% interest during construction and 6–8% post-delivery. This is frequently the most accessible option for foreign buyers and can be structured in USD.

Home Country Financing

U.S. buyers may leverage home equity lines of credit (HELOCs) or cash-out refinancing on existing properties to fund a Mexican purchase. This avoids Mexican mortgage complexity and often provides lower interest rates.

Self-Directed IRA

U.S. citizens can purchase Mexican real estate through a self-directed IRA, allowing tax-advantaged real estate investment. This requires a specialized IRA custodian and careful compliance with IRS rules.

Private Lending

For buyers who need flexibility, private lenders and bridge financing are available in the Riviera Maya market, typically at 10–15% annually for 1–3 year terms.

Our Recommendation

We analyze your specific financial situation and recommend the optimal financing structure. In many cases, a combination of developer financing and personal funds provides the best terms and simplest execution.