Costs to Own Property in Rosarito, Baja

Q: Is owning property in Rosarito, Baja, affordable?

Yes, the cost of owning and maintaining property in Rosarito, Baja is remarkably affordable compared to the U.S. Total homeownership costs vary depending on whether it’s a single-family home or a condo. Oceanfront homes typically require more upkeep, but overall expenses are significantly lower than in comparable U.S. beach cities.

Q: What are monthly association fees in Rosarito?

Monthly HOA fees in Rosarito are often the most substantial ongoing expense. They cover shared amenities like pools, gyms, security, and maintenance. Fees vary by community, with places like Calafia and Puerta del Mar being more economical, and Club Marena or Palacio del Mar on the higher end.

Q: How are HOA fees calculated in different types of communities?

In condo regime communities, fees are based on unit or land size. In fraccionamientos, fees may be voluntary unless a legal agreement exists. Associations may charge per condo, per unit, or per lot.

Q: What are reserve funds and special assessments?

Reserve funds and special assessments in Rosarito cover long-term improvements like repainting or infrastructure updates. These can range from $0–$100/month or $500–$3000 as one-time project fees.

Q: How much is homeowner insurance in Rosarito?

Homeowner insurance in Rosarito costs about $250 to $700 per year and may include earthquake and storm coverage. Condo owners typically only need interior coverage, as exterior insurance is often included in HOA fees.

Q: What are bank trust fees for non-Mexican property owners?

Non-Mexicans must set up a fideicomiso (bank trust) to hold coastal property titles in Rosarito. This trust costs around $600 annually and is managed through banks like Bajio, Scotiabank, or Bancomer.

Q: What are annual property taxes in Rosarito?

Property taxes (predial) in Rosarito range from $100 to $600 USD depending on size and value. They're paid annually in January at the municipal office, and U.S. credit or debit cards are accepted with a 3% fee.

Q: What are typical utility costs in Rosarito?

Average utility costs in Rosarito include: Water ($10–$100/month), Electricity ($1,000–$6,000 MXN per 60 days), Propane (~$40–$120 USD depending on season), and Internet (~$600–$1200 MXN).

Q: Do I need to pay federal zone fees for oceanfront property?

If your Rosarito property extends into the federal maritime zone, you may pay $400–$1,000 USD annually to SEMARNAT. Many condo HOAs include this fee.

Q: Are there year-end employee contributions in communities?

Yes. Most gated communities collect $100–$300 USD in December to fund holiday bonuses and events for staff such as security and maintenance teams.

First Published on: July 8, 2025

❓ Is owning property in Rosarito, Baja, affordable?

Yes, the cost of owning and maintaining property in Rosarito, Baja is remarkably affordable compared to the U.S. Some expenses are yearly, some monthly, and others as needed. Total homeownership costs in Rosarito vary depending on whether it’s a single-family home or a condo. Oceanfront homes typically require more upkeep. Overall, real estate expenses in Rosarito are significantly lower than those in comparable U.S. beach cities.

❓ What are monthly association fees in Rosarito?

Monthly HOA fees in Rosarito are often the most substantial ongoing expense for property owners. These association fees cover shared amenities such as pools, hot tubs, gyms, landscaped gardens, routine maintenance, 24/7 security, water treatment systems, trash removal, and more.

Communities like Calafia, Puerta del Mar, Plaza del Mar, and Mision Viejo offer more economical HOA structures, while Playa Blanca, Club Marena, Palacio del Mar, and Las Ventanas tend to have higher association dues due to luxury amenities.

❓ How are HOA fees calculated in different types of communities?

In condo regime communities, fees are typically based on the size of the condo or land. In fraccionamientos (where the city owns the streets), fees may be voluntary unless a legal agreement exists. Associations may charge per unit, per lot, or per condo.

❓ What are reserve funds and special assessments?

Reserve funds and special assessments in Rosarito are additional contributions above monthly fees. They support long-term repairs or updates like repainting towers, resurfacing parking, or replacing infrastructure. These fees could range from $0 to $100/month or even $500 to $3000 in one year for specific projects.

❓ How much is homeowner insurance in Rosarito?

Homeowner insurance in Rosarito typically costs $250 to $700 per year and may include earthquake and storm coverage. Condo owners may only need interior coverage since exterior insurance is often included in HOA fees.

❓ What are bank trust fees for non-Mexican property owners?

Non-Mexicans buying real estate in Rosarito need to establish a bank trust (fideicomiso) to hold legal title to property within coastal zones. The annual fideicomiso fee is about $600, payable to a Mexican bank such as Bajio Bank, Scotiabank, or Bancomer.

❓ What are annual property taxes in Rosarito?

Annual property taxes in Rosarito (called predial) usually range from $100 to $600 USD, based on your property’s size and value. These taxes are typically paid in January at the Rosarito municipal building, where U.S. debit or credit cards are accepted with a 3% transaction fee.

❓ What are typical utility costs in Rosarito?

Water: $10–$100/month depending on supply method
Electricity: $1,000–$6,000 pesos every 60 days (avg. $105 USD)
Propane: ~$40 in summer, ~$120 in winter
Internet: ~$600 pesos (IZZI/Telnor), ~$1200 pesos (Starlink)

Upfront installation or hardware costs may apply.

❓ Do I need to pay federal zone fees for oceanfront property?

If your oceanfront property in Rosarito extends onto public beachfront land, you may need to pay annual federal zone fees. These range from $400 to $1,000 USD and are paid to SEMARNAT. For many condo developments, this cost is already built into your HOA dues.

❓ Are there year-end employee contributions in communities?

Yes. Many gated communities in Rosarito collect between $100 and $300 in December to fund employee bonuses or holiday appreciation events for maintenance and security staff.

❓ Can exchange rates affect my ownership costs?

Yes. If your budget is in U.S. dollars but you pay bills or fees in pesos, exchange rate fluctuations can impact your total expenses. For example, during the strong peso periods in 2023 and early 2024, U.S. homeowners in Rosarito saw higher effective costs.

❓ What extra maintenance should single-family home owners expect?

If you’re in a fraccionamiento or certain condo regimes, you may be responsible for roof repairs, painting, gardening, pool maintenance, and more. You might spend ~0.5% of your home’s value per year.

❓ What’s the takeaway on owning property in Rosarito?

Overall, the cost of owning property in Rosarito—especially ocean-view or beachfront homes—is far more affordable than in California or other U.S. coastal markets. With lower property taxes, HOA fees, and utility costs, Rosarito offers exceptional value for retirees, remote workers, and real estate investors seeking a smart, scenic lifestyle.

by Mario Restrepo

Table of Contents