Countries › Mexico › Guide › 11. Real estate and land › Anti money laundering in property deals: the cash ban above 8,025 UMA, notices by developers, brokers, notaries and landlords, and the July 2025 reform

Anti money laundering in property deals: the cash ban above 8,025 UMA, notices by developers, brokers, notaries and landlords, and the July 2025 reform

Last verified: 2026-10-26 · Status: Changing

Paying or accepting cash, in pesos or foreign currency, to buy or create real rights over real estate worth 8,025 UMA or more (MXN 941,412.75 in 2026) is prohibited, even if paid through a bank. Developers and brokers file notices for operations of 8,025 UMA or more, notaries for real estate deeds of 8,000 UMA or more, and landlords are covered when monthly rent exceeds 1,605 UMA, with notices from 3,210 UMA. The reform published in the DOF on 16 July 2025 added developers receiving funds for real estate projects and new rent thresholds; sellers and landlords also report cash over MXN 100,000 to the SAT.

USD conversions use MXN 18.6638 per US dollar, the US Federal Reserve H.10 noon buying rate in New York for 23 October 2026 (FRED series DEXMXUS), the latest observation available when this page was verified. Legal conversions in Mexico use the Banxico FIX, which differs slightly. Conversions are for orientation only.

Key facts

Cash ban threshold for real estate transactions	8025 UMALFPIORPI art. 32, section I, as of 2026-10-26 · in force
Cash ban threshold for real estate transactions in pesos, 2026 UMA	941412.75 MXNLFPIORPI art. 32; UMA 2026 MXN 117.31, as of 2026-10-26 · in force
Notice threshold for real estate developers and brokers	8025 UMALFPIORPI art. 17, section V, as of 2026-10-26 · in force
Notice threshold for notarial real estate deeds	8000 UMALFPIORPI art. 17, section XII A a), as of 2026-10-26 · in force
Monthly rent at or above which landlords file notices	3210 UMALFPIORPI art. 17, section XV, as of 2026-10-26 · in force

The rule

1. Cash ban. It is prohibited to pay or accept payment in coins and banknotes, in national or foreign currency, or precious metals, for the creation or transfer of real rights over real estate worth 8,025 times the daily UMA or more, on the day of payment, even if the cash is paid through a financial entity.
Cost to do it: 8,025 UMA is MXN 941,412.75 with the 2026 UMA of MXN 117.31.
Example: A buyer may not pay MXN 1,000,000 of the price of a house in cash; it must go by transfer or other non cash means. / 8,025 UMA is about USD 50,441.Ley Federal para la Prevención e Identificación de Operaciones con Recursos de Procedencia Ilícita, DOF 17 October 2012, last reform DOF 16 July 2025, art. 32, section I, LFPIORPI art. 32, section I, 2012-10-17 official text · verified 2026-10-26

2. Real estate vulnerable activities. Habitual or professional construction or development of real estate and intermediation in its transfer are vulnerable activities, with notices to the Finance Ministry for operations of 8,025 UMA or more. Receiving funds for a real estate development for sale or rent is now a vulnerable activity with the same threshold. Notaries file notices for transfers or creation of real rights on real estate (except guarantees for financial entities or public housing agencies) when the highest of price, cadastral value, commercial value or secured amount is 8,000 UMA or more. Granting use of real estate is covered when monthly rent exceeds 1,605 UMA, with notices when monthly rent is 3,210 UMA or more.
Cost to do it: Compliance costs for the obliged person; no fee.
Example: A developer selling apartments at MXN 2,400,000 each files a notice for each sale (above MXN 941,412.75). / Notice thresholds about USD 50,441 (8,025 UMA), USD 50,283 (8,000 UMA) and USD 20,176 of monthly rent (3,210 UMA).Ley Federal para la Prevención e Identificación de Operaciones con Recursos de Procedencia Ilícita arts. 3, section IV Bis, and 17, sections V, V Bis, XII A a) and XV, reformed and added DOF 16 July 2025, LFPIORPI art. 17, 2025-07-16 official text · verified 2026-10-26 · changed: Reform DOF 16 July 2025: added real estate development (art. 3, IV Bis) and receipt of funds for developments (art. 17, V Bis), reworded notary and lease items and set the lease thresholds at 1,605 and 3,210 UMA.

3. Tax side cash reports. Individuals who receive more than MXN 100,000 in cash, gold or silver coins for a sale of goods or as rent must inform the SAT by the 17th of the following month.
Cost to do it: No fee.Ley del Impuesto sobre la Renta arts. 118, section V, and 128, LISR arts. 118 and 128, 2013-12-11 official text · verified 2026-10-26

Rule	UMA	MXN 2026	USD approx.
Cash ban on real estate payments	8,025	941,412.75	50,441
Developer or broker notice	8,025	941,412.75	50,441
Notary deed notice	8,000	938,480.00	50,283
Lease covered (monthly rent above)	1,605	188,282.55	10,088
Lease notice (monthly rent from)	3,210	376,565.10	20,176

Real estate AML thresholds with the 2026 UMA of MXN 117.31 (LFPIORPI arts. 17 and 32, as reformed DOF 16 July 2025).

Worked example

A foreign buyer agrees to buy a condominium for MXN 2,400,000 (about USD 128,591). The price is above 8,025 UMA, so no part of it may be paid in cash (art. 32). The developer files a notice, and so does the notary because the value exceeds 8,000 UMA; both will ask for identification and beneficial owner information.

Step by step

1. Pay by wire transfer from an account in the buyer's name; keep the bank trail.
2. Expect identification and beneficial owner questions from developers, brokers and notaries.
3. Landlords with high rents: check whether rent exceeds 1,605 UMA a month and file notices from 3,210 UMA.
4. Report cash receipts over MXN 100,000 to the SAT by the 17th of the next month.

Common traps

Paying any part of a large price in cash, even deposited at a bank: prohibited (art. 32).
Using old thresholds: the July 2025 reform changed several items; amounts move each February with the UMA.
Developers taking presale deposits: receipt of funds for a development is now a vulnerable activity (art. 17, V Bis).

Sources

← Expropriation: public purpose causes, the declaration procedure, compensation at commercial value paid within 45 business days, reversion and treaty protectionSectors in Mexico: foreign ownership caps by activity, electricity under the 2025 Electricity Sector Law, oil and gas through Pemex mixed contracts, mining concessions and duties, and telecom concessions →