Homeowner Guide
Homeowner’s Guide
Welcome to home ownership in Baja, Mexico. Everything you need to get settled — documents, utilities, taxes, immigration, and how our Property Management team can take it all off your plate.
Getting Comfortable in Your New Home
Now that you’re a new homeowner, it’s important to take the time to get settled — you likely have questions. Below are the essentials to know, and we always encourage contact with our Property Management team, because we want this place to feel like home for years to come.
Gather Your Documents
Transferring or creating any new account requires legal documents as proof of your identity, residence, and immigration status — bring several copies of each, plus your physical passport. It’s also a good idea to bring a translator or Spanish-speaking friend so you don’t miss anything in a contract.
- Passport information page (color copy)
- Tourist visa (1-sided) or Mexican resident card (both sides)
- A recent electric (CFE) bill
- Fideicomiso, all pages (or notary letter if not yet received)
- Your physical address (from CFE bill or fideicomiso)
- Proof of paid property taxes (“certificate of no taxes owed”)
Setting Up Your Utilities
CFE (Electric Power)
CFE is the only electrical power company, billing every 1-2 months. It must be paid in full or power is disconnected. Pay at offices near Plaza Patio, ATMs, or Walmart (cash only), or register online.
cfe.mx
OOMSAPAS (Water)
The only water supplier, billed monthly. Pay online, directly at the water company office (cash or credit card), or at any OXXO convenience store.
Pay online
Propane Gas
Most homes have a 300-liter tank for water heaters, grills, stoves, and pool heating — a fill costs roughly $3,000-3,500 pesos. Caligas is the largest supplier in Baja Sur.
caligas.mx
Telmex (Phone/Internet)
The national provider, with packages from 10 Mbps ($389 pesos/mo) to 200 Mbps ($1,500 pesos/mo), including TV and phone service. Not all areas have fiber optic yet.
telmex.com
Television Service
Options include Mexican satellite TV (Sky, Dish TV, Claro TV) with some English-speaking channels, or streaming services delivering full English programming via a set-top box or Fire Stick.
Drinking Water
Home water comes from a well or desalination system and isn’t recommended for drinking. Many homes install a reverse osmosis filter — our Projects Department can help add one.
Financial and Immigration
Paying Your Property Taxes
Property taxes are due starting in January, but paying in November gets you a 35% discount, and December gets you 20% off. Pay online using your clave catastral number and credit card at tesoreria.loscabos.gob.mx, or check the due amount via WhatsApp at +52 1 624 315 1516.
Paying Your Fideicomiso Annual Fees
Your annual payment falls every year on the date you closed (shown on your fideicomiso). Payment is due to the bank that owns your fideicomiso — pay in person at a local branch, or online depending on the bank.
Currency in Mexico
The peso (MXN) comes in bills of $20, $50, $100, $200, $500 and $1,000, and coins from $.05 to $20. Major credit cards are accepted almost everywhere, and often US dollars too in Baja Sur. Mexican banks offer checking, savings, CDs, joint accounts, ATMs, mortgages and insurance.
Should I Open a Bank Account?
Not strictly necessary — you can withdraw pesos with your US bank card at any ATM and use cards at most stores. A local peso account is convenient for automating bills and wiring funds for home improvements. You typically need to be a resident, but our Property Management team can help.
Immigration Assistance
We work with a specialized, experienced immigration attorney who can help answer your questions and guide you through the residency process.
Homeowner’s Insurance
All properties we represent are insured — managing a number of houses and condos has allowed us to secure special pricing and an all-cover insurance policy. Since Los Cabos is subject to Pacific hurricanes, we strongly recommend insuring your property along with hurricane shutters; our Projects department can help.
Automobile Insurance
You may bring your vehicle(s) into Baja, but must maintain current Mexican liability insurance. Our Property Management team can help you get the best insurance company for your vehicle.
Ronival Property Management
Full-service care for your property across Los Cabos, Cerritos, Barriles & La Paz — personalized service, timely communication, and a reliable network of contractors, all at fair prices.
Property Management
- Personalized service & timely communication
- Property inspections (weekly, pre check-in & after departure, storm)
- Preventive maintenance plan
- Cleaning & maintenance coordination
- All property payments & service contracts
- Monthly reporting & 24/7 emergencies
Project Management
- Project coordination
- Contractor & vendor management
- Cost & budget management
- Supervision & quality assurance
- Warranty tracking service
Vacation Rentals
- Strategic marketing & distribution
- Dynamic pricing & revenue optimization
- Guest support & concierge services
- Full transparency & monthly reports
- Property protection & insurance
Homeowner FAQ
What documents do I need as a new homeowner in Los Cabos?
Your passport info page, tourist visa or resident card, a recent CFE bill, all pages of your fideicomiso, your physical address, and proof of paid property taxes.
Who supplies electricity and water in Los Cabos?
CFE is the only electric company (billed every 1-2 months) and OOMSAPAS is the only water supplier (billed monthly) — both payable online, in person, or at OXXO.
When should I pay my property taxes?
Taxes are due starting in January, but paying in November gets a 35% discount and December gets 20% off.
Do I need a property manager for my home in Cabo?
Managing a property from a distance can be overwhelming — a professional manager handles maintenance, inspections, payments, and 24/7 emergencies so you don’t have to.
Does Ronival offer vacation rental management?
Yes — Ronival Vacations lists on Airbnb, VRBO, Marriott Homes & Villas and more, with dynamic pricing, 24/7 guest support, and full owner transparency. We also offer monthly and long-term rental management.
Work With Ronival Real Estate
If you’re interested in Cabo real estate, our team can assist with everything from showings and negotiations to closing and property management. Have questions? Contact us or call +52 (624) 227 5766.