The ultimate guide to real estate in Puerto Escondido

In this guide, we’ll walk you through everything you need to know to invest safely and profitably in land, homes or condos for sale in Puerto Escondido.

Located on Mexico’s southern Pacific coast in the state of Oaxaca, Puerto Escondido has become one of the country’s most promising real estate investment destinations. With its tropical climate, rich cultural heritage, exceptional quality of life, and a thriving tourism industry, it continues to attract investors from around the world.

Here, you’ll find not only stunning beaches and a vibrant local community, but also unique real estate opportunities with excellent potential for long-term returns.

1. Types of properties for sale in Puerto Escondido

Learn about the different types of properties so you can choose the one that’s right for you:

Invest in land: Potential and flexibility

Investing in land in Puerto Escondido is ideal for developers and individuals looking to build their dream property from the ground up. You’ll find everything from urban lots with utilities to rustic plots with ocean or jungle views.

With rising demand for both housing and tourism infrastructure, land holds strong potential for value appreciation.

Key advantages:

• Lower initial investment
• Flexibility to build as you wish
• High potential for capital gain

👉 Discover prime investment opportunities of land for sale in Puerto Escondido

Invest in houses & villas: Perfect to live or rent

From charming traditional Mexican homes to villas with pools and ocean views, Puerto Escondido offers a wide range of options. These properties are especially attractive to those seeking immediate income through vacation rentals or enjoy a prime location near golden beaches, outdoor activities and local culture.

Ideal for:

• Investors targeting Airbnb or long-term rental markets
• Families seeking a second home
• Expats planning a permanent move

👉 View some available houses for sale in Puerto Escondido

Invest in condos in Puerto Escondido: Practical and profitable

Modern condos are a great choice for those seeking turnkey properties with low maintenance. These units are popular among tourists and digital nomads, ensuring consistent occupancy and rental income.

Benefits:

• High occupancy during tourist seasons
• Secure buildings with amenities like pools, coworking spaces, and common areas
• More affordable than beachfront properties in other destinations

👉 Browse available Puerto Escondido condos for sale

2. Why invest in Puerto Escondido?

Strong market appreciation

The real estate market in Puerto Escondido has seen steady growth in recent years. With expanding infrastructure and increasing tourism, property values are expected to keep rising, making it a smart medium-to-long-term investment.

Infrastructure investments are also boosting the regional economy. In 2024, the tourism sector in Oaxaca grew by 8.76%, welcoming over 6 million visitors and generating more than 1,2 billion USD in revenue.

High tourism demand & rental income

Puerto Escondido is one of the most sought-after destinations on platforms like Airbnb. Its bohemian vibe, world-famous surf, and natural beauty attract year-round visitors, driving strong demand for short-term rentals.

Exceptional lifestyle and relaxed living

Investing in Puerto Escondido isn’t just a financial decision, it’s a lifestyle upgrade. Living by the sea, enjoying a multicultural community, eating fresh local food, and escaping the fast pace of big cities is a luxury many people dream of, and it’s fully possible here.

📥 Download the Osan Puerto Real Estate Property Pricing Guide to learn about appreciation trends and why investing here is a smart move.

3. Top places to invest in Puerto Escondido

Punta Zicatela

Known for its laid-back, surfer-friendly vibe, Punta Zicatela is ideal for those seeking a bohemian lifestyle and a creative international community. Boutique hotels, cafés, and yoga studios are abundant here.

Rinconada

One of the most established areas, perfect for families or anyone looking for a peaceful, comfortable environment. It’s close to Carrizalillo Beach, restaurants, schools, and shops, combining local charm with modern convenience.

Barra Colotepec

An up-and-coming neighborhood attracting smart investors due to its affordable prices, natural beauty, and growing infrastructure. Ideal for long-term projects and sustainable developments.

With its rising popularity and proximity to key attractions, Barra offers great projected ROI.

4. Practical guide for national and international investors

How to buy property in Mexico?

For Mexican nationals, purchasing property is a straightforward process. For foreign buyers, particularly within the restricted zone (defined as 50 km from the coastline and 100 km from international borders), direct ownership is restricted under Article 27 of the 1917 Mexican Constitution.

However, this is easily and legally resolved through a fideicomiso or a bank trust.

What is a fideicomiso?

It’s a legal trust issued by the Secretaría de Relaciones Exteriores (SRE) and facilitated by a Mexican bank. The bank holds the title, while the buyer retains full rights to use, lease, sell, or pass the property to heirs.

At Osan Puerto Real Estate, we work with trusted banks to guide you through the fideicomiso setup, ensuring a smooth and secure transaction.

List of requirements for foreign buyers (If you’re purchasing within the restricted zone):

• Create a fideicomiso
• Get SRE approval
• Sign with a notary
• Register your property

If purchasing outside restricted zones, you may buy directly with a temporary or permanent resident permit and register with the SAT (Tax Administration Service).

Financing considerations and taxes

Although many transactions are done in cash, there are other options:

• Developer financing
• Mortgages from Mexican banks
• Incorporating a company for commercial or large investments

When buying property in Mexico, be sure to budget for:

• ISAI (Acquisition Tax): 2%–3.5% of the property value 
• Notary Fees: Vary by value 
• Annual Property Tax (Predial)

At Osan Puerto Real Estate, we help you find the ideal property on the Oaxacan coast.

With clear pricing, legal guidance, and personalized support, we make the buying process safe and easy, no matter where in the world you’re investing from.

Why invest in a property in Puerto Escondido with Osan Puerto Real Estate?

• Trusted Guidance: Our agents are experienced, reliable, and recommended by other international buyers. 
• Multilingual Service
• Legal expertise: We know the local laws and handle all the paperwork for a 100% secure process. 
• Local insight: We live here and know the best investment zones based on your goals. 
• Clear communication: We set transparent expectations and keep you updated every step of the way. 
• Allied network: We work with top notaries, attorneys, and banks to streamline the process. 
• Proven track record: We have real testimonials from happy buyers now living their dream in Puerto Escondido.

Ready to invest in a home, land or condos for sales in Puerto Escondido? Secure your future in one of the most promising real estate markets in Mexico with Osan Puerto.

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