Can a Mexican citizen buy a house in Texas?

Yes. A Mexican citizen can buy a house, lot or condo in Texas without U.S. citizenship or residency. Texas Property Code Section 5.005 gives noncitizens the same property rights as citizens, with the exceptions in SB 17, which restricts purchases tied to countries designated for national-security reasons: currently China, Iran, North Korea and Russia. Mexico is not on that list (checked Oct 18, 2026).

Note: General information, not legal, tax, immigration or lending advice. Amy is not an attorney, accountant, immigration adviser or lender.

What does Texas law say?

Texas Property Code Section 5.005 says a noncitizen has the same real and personal property rights as a U.S. citizen, except as provided in Subchapter H. That subchapter (Sections 5.251 to 5.259) was added by SB 17 of the 89th Legislature, signed on June 20, 2025 and in effect since September 1, 2025.

SB 17 bars certain people and entities tied to a "designated country" from acquiring Texas real property: its government, companies headquartered there or controlled from there, individuals domiciled there, certain of its citizens, its agents and members of its ruling party. It does not apply to U.S. citizens or lawful permanent residents or to leases under one year, and it lets a lawfully present individual buy the home they live in.

A designated country is one the U.S. Director of National Intelligence names as a national-security risk in at least one of the three most recent Annual Threat Assessments, or one the Texas governor designates. The list can change, so this page dates it. The governor can also designate organizations (Section 5.254); in November 2025 he designated two, and neither is Mexican (Office of the Governor; checked Oct 19, 2026).

Is Mexico on the SB 17 list?

No. The Texas Attorney General names China, Russia, Iran and North Korea. Revised rules to enforce the law were published as a proposal in the Texas Register on October 9, 2026, with a 30-day comment period; the earliest adoption date is November 8, 2026 (Winstead summary). This page will be updated when they are adopted.

The proposed rules would treat title companies and real estate licensees as "facilitating entities" that must report a prohibited purchase they know of or should have known of. In practice, any statement or certification a title company asks for is asked of every buyer the same way. Amy does not ask about your nationality or citizenship to decide whether to work with you.

Is there a "restricted zone" for foreigners, as in Mexico?

No. Mexico's Constitution, Article 27 bars foreigners from direct ownership of land within 100 kilometers of the borders and 50 kilometers of the coast, which is why a bank trust (fideicomiso) is used there. Texas has no such zone: you can buy in your own name in McAllen, Brownsville, South Padre Island or anywhere in the Valley, on the river or on the beach.

• Farmland. A foreign person who acquires agricultural, ranch, orchard or forest land must report it to USDA on Form FSA-153 within 90 days (AFIDA rules). This matters for ranches in Starr and Willacy counties and the rural parts of Hidalgo and Cameron.
• CFIUS. Buying a single housing unit is excepted from federal foreign-investment review (U.S. Treasury). Large tracts near military installations can be different; ask a Texas-licensed attorney.

What documents do I need?

• ID. A valid passport. The title company verifies each signer's identity; ask early what else it accepts.
• U.S. dollars. The standard Texas resale contract (TREC 20-19) has you deliver earnest money and the option fee to the title company within 3 days after the effective date. International wires can take days, so line them up before you offer.
• Proof of funds or pre-approval with your offer: a bank statement for a cash purchase, or a lender's pre-approval letter.
• A mailing address and an email you check, for county tax and HOA notices.
• An ITIN only if you need one: usually not for a cash purchase; yes to report rental income, to sell later (FIRPTA) or for an ITIN loan. See ITIN mortgages in Texas.

How can you pay for it?

Buyers who live in Mexico usually pay cash, take a foreign national loan from a bank or private lender that holds the loan itself, or use an ITIN loan if they already file U.S. taxes. Conventional loans sold to Fannie Mae require a noncitizen borrower to be a lawful permanent or non-permanent U.S. resident (Fannie Mae B2-2-02), which someone living in Mexico usually is not. FHA dropped the non-permanent resident category for case numbers assigned on or after May 25, 2025 (HUD Mortgagee Letter 2025-09), and VA and USDA programs do not fit buyers who live abroad.

Each lender sets its own documents, reserves and terms, so ask two or three NMLS-licensed lenders for a written Loan Estimate and compare them line by line (CFPB guide). Amy is not a lender; she introduces several and you choose. The Spanish guide crédito hipotecario para extranjeros lists the questions to ask.

What does a second home in the Valley cost to own?

Texas has no state income tax on individuals, but property tax is high and due every year. The homestead exemption is only for a principal residence: the owner states that they claim no other homestead, in or outside Texas, and provides a Texas driver's license or ID showing the property address (Form 50-114). If your principal residence is in Mexico, your Texas home pays full rates without the 10% annual appraisal cap homesteads get (Texas Comptroller).

For each city's detail and a calculator, see property taxes by city. In August 2026 the MLS median sale price was $242,572 in the McAllen-Edinburg-Mission area and $272,000 in Brownsville-Harlingen, according to the Texas A&M Real Estate Research Center. For current prices, see the Rio Grande Valley housing market data.

Can I visit my home on a Border Crossing Card?

Owning a home does not change what your visa allows. Under 8 CFR 235.1, a Mexican citizen admitted with a Border Crossing Card to visit within 25 miles of the border for up to 30 days needs no I-94; with a visa in the passport the limit without an I-94 is 72 hours. McAllen, Brownsville, Harlingen and South Padre Island are inside 25 miles; Raymondville and Port Mansfield are outside (approximate). Going farther or staying longer needs an I-94, which costs $30 at land ports since September 30, 2025 (Federal Register). CBP decides admission; for questions about your status, consult an immigration attorney. More in the Spanish guide comprar casa con visa de turista.

Can I close from Mexico?

Often yes. Texas accepts acknowledgments taken outside the U.S. by a U.S. consular officer or by a notary or official authorized where the signing happens (Civil Practice and Remedies Code 121.001); U.S. consulates in Mexico notarize by appointment for $50 per seal (22 CFR 22.1). Other methods are a notario público in Mexico with an apostille, a Texas online notary, or a power of attorney. The title company, and the lender if there is one, must approve the method before you sign. Wire funds only after confirming the instructions by phone with a number you already have. Details in the Spanish guide cerrar la compra desde México.

Should I buy in my own name or through a company?

It depends on your legal and tax situation in both countries; decide with a Texas-licensed attorney and a cross-border tax adviser before you sign. A federal rule that would have required reporting certain non-financed purchases by entities or trusts was vacated by a federal court on March 19, 2026, and the government has appealed; while that order stands, no report is required (FinCEN). Amy does not recommend legal or tax structures, but she coordinates with your advisers so the contract and closing name the buyer they specify.

What happens after you buy?

• Renting it out: 30% of gross rent is generally withheld for the IRS unless you elect to be taxed on net income and file Form 1040-NR. Managing rentals for someone else requires a Texas real estate license. See the Spanish guide rentar su casa en Texas.
• Selling: the buyer withholds part of the price under FIRPTA. See FIRPTA for foreign sellers.
• Spending a lot of time in Texas: 183 or more days over three years, counted with the IRS formula, can make you a U.S. tax resident (Publication 519). Keep a record of your days.
• Estate planning: the estate of a nonresident non-citizen must file a U.S. estate tax return when U.S.-situated assets, including a home, exceed $60,000 (IRS). Talk with an estate-planning attorney.

Questions

About the author

Amy Herrera is a REALTOR® and Texas real estate sales agent (TREC #808068) with RE/MAX Elite (TREC #9007399), a U.S. Army Reserve Captain (veteran) with an MBA, and she works in English and Spanish across Starr, Hidalgo, Cameron and Willacy counties. Amy works with every buyer, whether you live in Mexico, the United States or anywhere else. She does not ask about nationality or immigration status to work with you. She is not an attorney, accountant, immigration adviser or lender; she introduces licensed professionals and you choose. When you are ready, book a 30-minute call.

General information, not legal, tax, immigration or lending advice. Amy is not an attorney, accountant, immigration adviser or lender. This page summarizes public information current on the date shown and can change. It creates no attorney-client relationship. For your situation, consult a Texas-licensed attorney, an accountant or tax adviser, or an NMLS-licensed lender. Amy Herrera is a Texas real estate sales agent with RE/MAX Elite.