The First 90 Days After Buying in Cabo: Your Post-Closing Playbook

The first 90 days after buying property in Cabo set the foundation for every year that follows. Get the legal, financial, and operational setup right now, and your property runs itself. Skip it, and you spend the next decade chasing problems that should have been solved in week one. This is the playbook I give every client after their closing.

Days 1–30: Critical Setup

These are non-negotiable. Every item on this list should be started within your first 30 days of ownership. Some can be initiated before closing if your notario is proactive.

1. Get Your RFC (Tax ID)

Your RFC (Registro Federal de Contribuyentes) is your Mexican tax identification number. You need it for everything: utility accounts, bank accounts, tax filings, contractor payments, and rental income compliance. Apply at the SAT office in San Jose del Cabo with your passport, proof of address (your escritura), and CURP number. Processing takes 1–3 business days. Your notario or a Mexican accountant (contador) can assist or file on your behalf.

2. Open a Mexican Bank Account

A Mexican bank account lets you pay local bills in pesos without international wire transfer fees ($25–$50 per transfer). BBVA and Banorte are the most commonly used by expats. Requirements: passport, RFC, proof of address, and an initial deposit. The process takes 1–2 visits and 5–10 business days for activation. Set up online banking immediately — you will use it to pay CFE, water, predial, and HOA fees remotely. See our utilities setup guide.

3. Transfer Utilities

• CFE (electricity): Visit the CFE office with your escritura, RFC, and the previous owner's last bill. Transfer takes 1–3 days. Set up automatic payment through your Mexican bank account.
• OOMSAPAS (water): Visit the water utility office with the same documents. Transfer process is similar to CFE. Budget $30–$80/month for water depending on usage and property size.
• Internet: New account — not a transfer. Options: Telmex fiber (where available, 50–100 Mbps, $40–$60/month), Starlink ($599 hardware + ~$55/month, 50–200 Mbps), or local wireless ISP. For rural East Cape or Pacific Side properties, Starlink is the clear choice.
• Gas: If your property uses LP gas (most do for cooking and water heating), set up delivery service with a local provider. Zeta Gas and Tomza are the major carriers. Deliveries are on-demand or scheduled.

4. Set Up Home Insurance

Your property should be insured from day one of ownership. Standard policies cover hurricane, earthquake, fire, theft, and liability. Annual premiums: $1,500–$3,000 for a condo; $2,500–$5,000 for a villa. GNP, Qualitas, and Zurich are common carriers. See our insurance guide for detailed coverage recommendations.

5. Hire a Property Manager (Absentee Owners)

If you will not be living in the property full-time, hire a property manager immediately. At minimum, you need someone to inspect the property weekly when vacant, check for water leaks, run the AC periodically to prevent mold, and serve as your local emergency contact. Basic check-in service: $100–$300/month. Full rental management: 20–30% of gross rental income.

6. Register with Your HOA

Introduce yourself to the HOA administrator. Get copies of the CC&Rs (reglamento de condominio), the current budget and financial statements, the meeting schedule, and any pending assessments or construction projects. Ask for the emergency contact list and the maintenance request process. Understanding your HOA governance from day one prevents surprises.

7. Get a Mexican Phone Number

A local cell number makes everything easier: calling contractors, banks, utility companies, and emergency services. Telcel has the best coverage in Baja California Sur. Prepaid SIMs start at $10–$15 with monthly plans around $15–$30 for unlimited data. See our connectivity guide.

8. Meet Your Neighbors

Walk the community and introduce yourself. Your neighbors are your best security system, your first-alert network for community issues, and often your future friends. Bring a bottle of wine or a box of good pastries. First impressions matter in a small community.

Days 31–60: Build Your Network

9. Hire a Mexican Accountant (Contador)

A contador handles your monthly ISR filings (if you have rental income), annual tax declaration, predial tax payment, and compliance with Mexico's anti-money laundering reporting requirements. Cost: $100–$200/month. Get referrals from your agent or property manager — a good bilingual contador who understands foreign-owner obligations is essential.

10. Set Up Predial Tax Payment

Predial is Mexico's annual property tax. It is assessed by the municipality based on the catastral value (typically below market value) and runs 0.1–0.3% annually. Payment is due in January–February, with a 10–15% discount for early payment. Set a calendar reminder now for January. Your contador can handle the payment or set up automatic debit from your Mexican bank account.

11. Find Reliable Tradespeople

Before you need them urgently, identify and vet:

• A bilingual handyman for small repairs ($200–$500/day)
• A licensed plumber ($300–$600 for a service call)
• An electrician ($300–$500 for a service call)
• An AC technician (annual service: $100–$200 per unit)
• A pest control service ($50–$80/month)
• A pool maintenance service ($100–$200/month)

Get referrals from your HOA administrator, neighbors, or property manager. Visit their completed work before committing. See our household staff guide for salary benchmarks.

12. Join Expat Groups

Join at least two expat community groups — one online (Facebook or WhatsApp) and one in-person (service club, sports group, or volunteer organization). These communities provide practical advice, social connections, and the support network every new owner needs.

13. Get Mexican Auto Insurance

If you have a vehicle in Mexico, Mexican auto insurance is legally required. US and Canadian policies are not valid. Annual policies for full-time residents: $300–$800/year for comprehensive coverage. GNP, Qualitas, and HDI are the major carriers.

14. Start Spanish Lessons

You do not need to be fluent. Conversational basics — greetings, ordering food, giving directions, describing a plumbing problem — transform your daily experience and earn genuine respect from Mexican neighbors and service providers. Several schools in San Jose and Cabo San Lucas offer group classes for expats at $15–$30/hour. See our Spanish learning guide.

Days 61–90: Optimize and Plan

15. Execute a Mexican Will

This is the single most important legal document you will create after your escritura. Your US will does not govern Mexican property. Without a Mexican will (testamento), your property goes through Mexican intestate succession — a process that can take 2–3 years and may distribute assets in ways you did not intend. Execute a Mexican will through your notario público. Cost: $500–$1,500. See our estate planning guide.

16. Set Up Cross-Border Tax Planning

Your Cabo property creates US (or Canadian) tax reporting obligations: FBAR filing if your Mexican bank balance exceeds $10,000 at any point during the year, Form 3520 for the fideicomiso (foreign trust), Schedule E for rental income, and foreign tax credits for Mexican taxes paid. Find a cross-border CPA who understands both systems. See our US tax guide and FBAR/FATCA guide.

17. Set Your Rental Strategy

If you plan to rent the property, the 90-day mark is when your rental setup should be complete: professional photography, listing creation, pricing strategy, furnishing plan, and management company selection. Peak season bookings for November–April start flowing in July–September. Do not miss the booking window. See our rental setup guide.

18. Build Your 12-Month Maintenance Calendar

• January: Pay predial (early discount). Annual AC service.
• February–March: Inspect roof and gutters before rainy season.
• May: Begin hurricane season prep — trim trees, secure outdoor furniture, check emergency supplies.
• June: Pool service increase. Pest control increase.
• July–September: Rainy season monitoring. Check for leaks after major storms.
• October: Post-hurricane season inspection. Paint touch-up before high season.
• November: Deep clean and furnishing refresh before peak season guests/rental.
• December: Fideicomiso annual fee due. Review insurance coverage for renewal.

19. Evaluate Your Visa Situation

If you plan to spend more than 180 days per year in Mexico, you should apply for temporary or permanent residency. The process starts at a Mexican consulate in the US and is completed at INM (immigration) in Los Cabos. Temporary residency requires proof of income (~$3,000/month) or assets. Residency provides tax benefits, easier banking, and the ability to import a vehicle long-term. See our visa and residency guide.