Guatemala: buying land as a foreigner
Last checked 2026-09-23 · Vastura Travel research. Rules change — confirm with a local notary or lawyer before any money moves.
The short answer
Foreigners — individuals or companies — can own land outright in Guatemala, with title recorded in the Registro General de la Propiedad. Two zones are the exception.
Where foreigners cannot hold title
- 15 km border strip (Constitution Art. 123): land within 15 km of the borders with Mexico, Belize, Honduras and El Salvador can only be owned by Guatemalans by birth, or companies 100% owned by Guatemalans by birth. There is no workaround.
- State reserve zones (Constitution Art. 122; Ley de Reservas Territoriales, Decreto 126-97): 3 km inland from the ocean, 200 m from lakes and 100 m from navigable rivers belong to the State. Nobody owns them — they are leased from OCRET on renewable terms. Lake Atitlán shorefront is an OCRET lease, not a title. Coastal purchases need executive authorization and an OCRET file.
Rural and farm land
There is no general ban on foreigners buying rural or agricultural land outside the zones above. You do not need residency to hold title.
Costs to expect
- Transfer: stamp tax of about 3% on resale, or 12% IVA on a new build bought from a developer.
- Registry fees 0.5–1%; notary 1–2%. Total closing costs are commonly 5–7%.
- Annual property tax (IUSI): 0.2–0.9% depending on value band.
Checks before any money moves
- A certified extract from the property registry (certificación del Registro General de la Propiedad).
- Cadastre check with the RIC (Registro de Información Catastral) where it has coverage.
- IUSI tax solvency certificate.
- A physical survey by a surveyor — overlapping titles are common.
- Holding through a Guatemalan company (S.A.) is common for coastal leases and liability reasons; it does not get around the 15 km rule.
Sources
- https://livinginguatemala.com/tramites/guatemala-residency
- https://consortiumlegal.com
- https://atitlanvida.com/live/residency-visas
- https://thelatinvestor.com/blogs/news/guatemala-buy-land
- https://generisonline.com
- Constitución Política de la República de Guatemala, Arts. 122–123
- Ley de Reservas Territoriales del Estado, Decreto 126-97