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Area guide

Rosarito: a guide to living and buying by the ocean

Playas de Rosarito, just south of Tijuana on the Pacific coast, pairs beach living with easy access to the border. Here is what to know before you buy.

By the Márquez Realty Group teamUpdated October 2, 20262 min read

Key facts

Location
Pacific coast, south of Tijuana, on the road to Ensenada.
What people buy
Oceanfront condos, houses in gated developments and lots.
Foreign buyers
The whole municipality is in the restricted zone: foreigners buy through a bank trust.
Local taxes
The acquisition tax moved to a bracketed scale in 2025, and property tax values were updated for 2026.
Oceanfront
A federal maritime zone runs along the beach.
On this page
  1. What living in Rosarito is like
  2. Local taxes: what changed recently
  3. What to check when buying on the coast
  4. Frequently asked questions
  5. Sources

What living in Rosarito is like

Rosarito is a beach town with a slower pace than Tijuana, yet close to its services and to the border. It draws local families, second-home buyers who want to be on the ocean, and retirees from the US and Canada. Options range from condo towers with ocean views to houses in gated developments and view lots.

If you work in San Diego, the commute includes the road to Tijuana and the border crossing; try it at rush hour before you decide. See living in Tijuana, working in San Diego.

Local taxes: what changed recently

Rosarito switched its property acquisition tax from a flat rate to a bracketed scale for 2025, as Zeta Tijuana reported in December 2024. For 2026 the municipality updated its cadastral values, and local press reported property tax increases that varied widely by zone (Zeta Tijuana, February 2026). Before you make an offer, ask for the property’s latest tax bill and have the notary calculate the closing costs. See closing costs in Baja California.

What to check when buying on the coast

  • A recorded deed and a lien certificate in the seller’s name.
  • That the land does not come from ejido (communal) land that was never regularized: fraud involving such land has been documented in the region.
  • For oceanfront property, how the lot relates to the federal maritime zone, a strip next to the beach that belongs to the nation.
  • The development’s or condominium’s rules, fees and rules on vacation rentals.
  • For pre-construction, building permits and a written delivery date.
  • If you are a foreigner, the bank trust. See buying property in Mexico as a foreigner.

Frequently asked questions

Can I rent out my Rosarito condo by the night?

It depends on the condominium rules and local regulations, and platform rentals are subject to taxes. Check before you buy if you plan to rent that way.

Is it safe to buy a lot in Rosarito?

Yes, with due diligence. Check that the title is recorded in the Public Registry and that the land is not ejido land that was never regularized. Be wary of sales by “transfer of rights” instead of a deed.

Sources

  1. Rosarito presenta adenda para modificar cobro del impuesto sobre adquisición de inmuebles (diciembre de 2024). Zeta Tijuana (accessed October 2, 2026).
  2. Entre 20 y 30 % de las inversiones inmobiliarias están frenadas por alza del impuesto predial en Rosarito (febrero de 2026). Zeta Tijuana (accessed October 2, 2026).
  3. 50 % de clientes, víctimas de fraudes inmobiliarios (diciembre de 2022). Zeta Tijuana (accessed October 2, 2026).
  4. Ley General de Bienes Nacionales (zona federal marítimo terrestre). Cámara de Diputados (accessed October 2, 2026).
  5. Constitución Política de los Estados Unidos Mexicanos, artículo 27. Cámara de Diputados (accessed October 2, 2026).
  6. Ley de Inversión Extranjera, artículos 10, 10-A, 11, 13 y 14. Orden Jurídico Nacional (accessed October 2, 2026).

Keep reading

  • Tijuana

    A Tijuana guide for buyers: Zona Río, Playas and Otay, sourced rents and prices, crossing to San Diego, safety and what to check when you buy.

  • Ensenada

    An Ensenada guide for buyers: the port city, the coast and Valle de Guadalupe; what to check on land, water, ejido title and foreign ownership.

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