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For Rocky Point owners & their families

Who Gets Your Beach House?

Most owners set up their Mexican bank trust years ago and never looked at it again. Take the free 2-minute check and see if your Rocky Point home will pass to your family the easy way, or the hard way.

Start here. Who's taking the check?

⏱ 2 minutes9 quick questionsFree, instant results
Joe Sanchez
From Joe Sanchez, Team Sanchez · author of
“Who Gets the Beach House?” in the Rocky Point Times
Bank trustHow foreigners hold coastal property in Mexico
1 formSubstitute beneficiaries: often blank or out of date
No probateWhen the trust is set up right, the bank transfers it
Question 1 of 9

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Where should we send your Legacy Score?

You'll see your score and every gap we found on the next screen. We'll also email you a copy you can share with your family.

Please fill in your name, a valid email and a phone number.
🔒 Private. Used only to send your results and follow up about your check. Never sold or shared.

What we found

Here's why this matters more than most people think

If you own property near the coast in Mexico as a foreigner, you hold it through a Mexican bank trust, called a fideicomiso. Most owners don't realize that trust can work like a built-in estate plan.

Inside it is a list of substitute beneficiaries: the people who receive the property when you're gone. When that list is filled in and current, the bank can transfer the home to them without going through Mexican probate. Mexico has no inheritance tax, and the transfer costs run roughly 3% of the appraised value.

⚠ When it's blank or out of date

The family can end up in a Mexican probate process instead: notarios, certified translations, court filings and months of back-and-forth, often managed from another country while they're grieving. Unpaid trust fees or property taxes have to be settled before anything moves. A U.S. will alone may not cover the Mexican property cleanly.

The hard way

  • Nobody knows which bank holds the trust
  • Beneficiaries never named, or name someone who's passed
  • Back fees and taxes discovered later
  • Kids fly down, chase paperwork in Spanish
  • The house sits while it gets sorted out

The easy way

  • One organized file per property
  • Beneficiaries current and on record
  • Fees and predial paid and documented
  • The family knows exactly who to call
  • The home passes the way you intended

Introducing the Rocky Point Legacy Checkup

We review every property you own here, find what's missing or out of date, and hand your family one clear file. You do it once. Your family never has to figure it out.

For each property, we check:

  • Bank trust & substitute beneficiaries: who's named, and whether it still matches your wishes
  • Annual trust fee: current or behind
  • Property tax (predial): paid and documented
  • Title & public registry: the record matches what you own
  • Mexican will: whether you have one and if it fits
  • LLC or company papers, if the property is held that way
  • Utilities & HOA: accounts in the right name
  • Your U.S. estate documents: flagged if they conflict with the Mexican side

You receive:

  • A property file for each home: the key documents and contacts in one place
  • A green / yellow / red summary you can read in two minutes
  • A plain-English action list of anything that needs fixing
  • A family copy so your heirs know exactly where everything is
  • A handoff to licensed professionals (notario, trust bank, attorney) for any fixes, so you're not left on your own

How it works

Order onlineTakes a minute. Secure card checkout.
Tell us about your propertiesA short form, then a 15-minute call or Zoom. Send what documents you have. Missing papers are fine; finding them is part of the job.
We do the legworkWe review the trust, title, taxes and accounts and request records, in Spanish, with the banks and offices here.
Results meetingWe walk you (and your family, if you like) through the summary and the action list. In person, by Zoom or by phone.
Fixes, if neededWe connect you with the licensed notario, trust bank or attorney to complete them, and keep your file updated.

Handling this for Mom and Dad?

You're probably the one who'll get the phone call someday. Let's make that call simple.

  • No trip to Mexico needed. Everything works by email, phone and Zoom.
  • We deal with the Spanish-language paperwork and the local offices.
  • One organized file instead of a drawer of documents nobody can find.
  • Your parents stay in charge. We work with them, and with you, the way they want.
Joe Sanchez

Meet Joe Sanchez

Joe is a licensed real estate broker in Puerto Peñasco and leads Team Sanchez. He also develops Viviente at Sandy Beach, so bank trusts, notarios and closings here are his everyday work.

He wrote “Who Gets the Beach House?” for the Rocky Point Times after seeing too many families find out the hard way. The Legacy Checkup is the service that article kept pointing to.

Choose your Legacy Checkup

Every package gives your family the same result: one organized file and a clear plan. The difference is how much digging it takes to get there.

Recommended for you

Confirm

You know the answers and have your papers
$___
first property
  • We verify your trust, beneficiaries, fees, predial and title
  • Green / yellow / red summary
  • Property file + family copy
  • Handoff to licensed pros if anything needs fixing
Choose Confirm →
Recommended for you

Checkup

A few gaps or out-of-date pieces
Founding client price
$___
first property
  • Everything in Confirm
  • Full review of every gap we find
  • Plain-English action list
  • Mexican will and U.S. document conflict check
  • Results meeting with you and your family
Choose Checkup →
Recommended for you

Full Recovery

Lots of “not sure” or missing papers
$___
first property
  • Everything in Checkup
  • We track it all down: the trust bank, contract, beneficiaries, fee and tax status, registry records
  • We request records in Spanish, with the banks and offices here
  • We rebuild the property file from scratch
  • Official record and certificate fees are passed through at cost
Choose Full Recovery →
No guessing on your part. If your intake call shows you need a different package, we'll tell you and adjust it before any work starts.
🔒 Secure card checkout through Stripe. Your card never touches our site.
Notario, bank and attorney fees for any fixes are separate and quoted by them up front.

Questions

Is this legal advice?

No. We review, organize and coordinate. Wills and trust changes are completed by a licensed notario público; U.S. estate questions go to your own attorney. We connect you with them and keep your file current.

Do I need to be in Rocky Point?

No. Everything can be done by email, phone and Zoom. If you're in town, we're happy to meet in person.

I'm not sure what documents I have.

That's normal. Send what you can find; tracking down the rest is part of the checkup.

What if my trust has no beneficiaries named?

It's one of the most common things we expect to find. Updating it goes through your trust bank, usually with a notario. We line it up and introduce you to the professionals who complete it.

Which package do I need?

Your answers point to one, and we've marked it. If the intake call shows you need a different package, we'll tell you and adjust it before any work starts.

I own more than one property here.

Each property gets its own file and summary, and every additional property costs less than the first. Owners with several homes get the most out of this.

Is my information private?

Yes. It's used only for your checkup and shared only with the professionals you approve.

Yes, I want my family protected →
General information only, not legal, tax or financial advice. Team Sanchez is not a law firm or notary. Wills, trust changes and transfers are completed by licensed professionals in Mexico; U.S. estate matters by your own attorney. Results of the free check are based only on your answers.
30 seconds

Let's start your family file

Three quick taps so we can set up the file for your checkup.

Please tell us which property and pick an answer for each question.
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🔒 Private. Used only for your checkup.
See my recommended package →