Maritime Terrestrial Federal Zone (ZOFEMAT): What "Front of the Sea" Means in Mexico

"Private beach". Every time we read that ad on the coast, we assume the seller didn't read the law or is betting that the buyer doesn't know it. Because in Mexico the beaches belong to the nation, and there is a strip next to the sea that no one can purchase. Neither you, nor the developer, nor the neighbor who has been there for thirty years. If you are looking at properties fronting the sea in Puerto Escondido, this is the concept you need to understand before signing.

What exactly is the federal zone

The maritime terrestrial federal zone, which you will see abbreviated as ZOFEMAT, is a 20‑meter‑wide strip of solid ground, traversable, adjacent to the beach, measured from the highest tide line. It is owned by the nation. It is not sold, not deeded and is not part of your land, even if your fence is built on top of it.

What does exist is the concession: an administrative permit to use and exploit that strip, with a term, conditions, payment obligations and a specific authorized use. The concession is normally granted to the owner of the adjoining land. It is not ownership; it is a usage right that can be renewed, conditioned or lost.

Why this matters when you buy

When a property is advertised as "front of the sea", "a few meters from the beach" or "with private access", there are three possible scenarios and they are not the same:

• The land borders the federal zone and has a current concession in the seller's name. This is the best case. Verify the term, authorized use and that payments are up to date, because the concession must be formally transferred in the transaction.

• The land borders the zone but there is no concession, or it is in a third party's name. Here you are buying the land, not the usage right to the strip. You will have to process it yourself, with the uncertainty that it may not be granted under the terms you expect.

• The construction encroaches on the federal zone. This is the scenario that causes the most headaches: it can lead to closures, fines or demolition of what was built on the strip. Checking this before buying is cheap; after, it is not.

The other point: free passage

Since the strip is federal and traversable, any person has the right to walk on it. That means no property can legally prevent passage on the beach. If a development sells you total exclusivity of access to the sand, it is selling you something it cannot guarantee. This does not diminish the value of a beachfront property —the view, the location and direct access still count— but it changes the expectation, and it is better to know it beforehand.

What to ask for before buying beachfront

Our checklist for this type of property, in addition to the normal document review:

• The current concession title, with term, area, authorized use and holder.

• Proof of payment up to date for the concession fees.

• The plan or survey showing where the private land ends and the federal strip begins.

• Confirmation that no existing construction invades the federal zone.

• If you are a foreigner, a trust also applies because it is a restricted zone; we explain it fully in the trust guide.

And a general warning: on the coast of Oaxaca it is advisable to also review the land regime, because part of the territory is social property. We cover that topic separately in our guide on communal land vs private ownership.

All beachfront properties we publish in our catalog go through this verification. If you are looking at one from another advisor and want a second opinion, write to us.

Frequently asked questions

Can I buy the beach in Mexico?

No. The beaches and the first 20 meters of adjacent solid ground belong to the nation. What can be obtained is a concession to use that strip, with a term and conditions.

So what am I buying when I buy "front of the sea"?

You buy the private land that borders the federal zone. The federal strip is used through a concession, which is normally granted to the adjoining owner and must be formally transferred in the transaction.

Does "private beach" exist legally in Mexico?

No, in the sense of preventing passage: transit through the federal zone is free. What can exist is exclusive access from the property and lack of nearby public accesses, which in practice gives privacy, but not legal exclusivity of the sand.

What happens if the house encroaches on the federal zone?

The authority can require regularization, impose sanctions or demand removal of what was built on the strip. It is a risk that must be detected in the prior review, not after the deed is signed.