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Baja Real Estate Legal Services · English & Spanish
Article · Coastal Property

Federal Maritime Zone Concessions in Baja California

What beachfront and oceanfront owners should know about the 20-meter federal zone, concessions and coastal property transactions.

Mexico's beaches and the strip of land immediately behind them belong to the nation. Owners of beachfront and oceanfront property in Rosarito, Ensenada and along the Baja California coast often use or build on part of that federal zone without realizing it requires a concession. This article explains how the zone works and what to review before buying, building or selling.

English and Spanish legal services available.

Aerial view of a Baja California beach and coastline

Key points

20-Meter Federal Strip
Owned by the Nation
SEMARNAT Concessions
Annual Federal Fees
Transfers Need Approval
Public Beach Access
Explanation

What Is the Federal Maritime Zone?

The Zona Federal Marítimo Terrestre (ZOFEMAT) is the strip of firm, passable land 20 meters wide that runs along the beach. Under Mexico's General Law of National Assets, the beach and this strip are property of the nation. They cannot be bought or sold. Private parties may only use them under a concession, permit or authorization issued by SEMARNAT, Mexico's federal environmental agency.

Coastal areas generally include

Beach (playa)The strip covered and uncovered by the tides, open to public use and transit
Federal maritime zoneThe 20-meter strip of land next to the beach, owned by the nation
Land reclaimed from the seaLand formed by filling or natural accretion, which is also federal property
Private propertyThe titled land behind the federal zone, transferable by deed
Beachfront buildings along the Baja California coast
Cliffs

Cliffs and Rocky Coastlines

Where the coast has no beach and consists of rocks or cliffs, the federal zone is determined within a 20-meter strip next to the shoreline only where the slope is continuously 30 degrees or less. Whether a cliff-top property includes federal zone therefore depends on a technical survey, not on appearance.

Official delimitation line
Topographic survey
High-tide reference
Slope of the strip
Existing structures
Shoreline changes
Adjacent concessions
Concession Holders

Holding a Federal Zone Concession

A concession grants the right to use and occupy a defined area of federal zone for an approved purpose. It does not create ownership or other real-property rights, and SEMARNAT sets its term based on the use, the area and the investment involved.

  • Using the area only for the approved purpose
  • Paying annual federal fees on time
  • Building only works that have been authorized
  • Keeping the concession area clean and maintained
  • Respecting public access to the beach
  • Covering survey and boundary-marker costs
  • Requesting an extension before expiration
  • Obtaining approval to assign the concession
  • Keeping concession documents and receipts
  • Complying with environmental and urban rules
Get Help With a Concession
Adjacent Owners

Owning Property Next to the Federal Zone

Owners of land bordering the federal zone are among those given preference when SEMARNAT grants a concession over the adjacent strip. Even when the area is not occupied, a concession can help protect the use and enjoyment of the ocean front.

  • Confirming whether the lot borders federal zone
  • Reviewing the official delimitation
  • Checking for third-party concessions in front
  • Applying for a concession with preference
  • Regularizing existing patios, walls or stairs
  • Allowing public access where required
  • Reporting land invaded by the sea
  • Reviewing erosion or shoreline changes
  • Coordinating with the municipal ZOFEMAT office
  • Planning before building near the shoreline
Review Your Ocean-Front Lot →
Issues to Address

Common Federal Zone Problems

Request a Federal Zone Evaluation

No Concession

Patios, decks, stairs or walls built in the federal zone without a concession can lead to fines and orders to remove the works.

Expired Concession

A concession that was not extended in time may leave the occupant without the right to use the area.

Unpaid Federal Fees

Outstanding annual fees can block an extension, an assignment or the sale of the adjacent property.

Unauthorized Works

Construction must match what the concession authorizes, and changes may require prior approval.

Outdated Delimitation

The official federal-zone line may differ from older surveys, title plans or the current shoreline.

Assumed Transfer With Sale

A concession does not pass automatically to the buyer of the adjacent property. Its assignment requires SEMARNAT approval.

Cliff Slope Questions

Whether a rocky or cliff-front strip is federal zone depends on its measured inclination.

Blocked Beach Access

Owners and concession holders may not prevent public access and transit to the beach.

Shoreline Changes

Land permanently covered by the sea can become federal property, though former owners keep a preference for a concession.

Buying

Buying Beachfront or Oceanfront Property

A beachfront purchase involves two different legal regimes: the private lot transferred by deed, and any federal zone used under a concession. Review both before signing a purchase agreement or paying a substantial deposit.

Title and registry certificate
Official federal-zone delimitation
Topographic survey of the lot
Current concession title
Concession term and expiration
Federal fee payment receipts
Authorized works in the zone
Assignment approval requirements
Fideicomiso or company structure
Pending inspections or sanctions
Review a Beachfront Purchase
Oceanfront home on a rocky Baja California cliff
FAQ

Frequently Asked Questions

Can I own the beach in front of my house?+
No. Beaches and the 20-meter federal maritime zone belong to the nation. They can be used under a concession, but they cannot be owned, sold or included in a private title.
Can a foreigner hold a federal zone concession?+
Generally, yes, subject to Mexico's foreign investment rules. Foreign buyers in the coastal restricted zone usually hold the adjacent property through a fideicomiso or a Mexican company, and the concession should be reviewed together with that ownership structure.
Does the concession transfer when I buy the house?+
Not automatically. Assigning a concession requires SEMARNAT authorization, and the current holder must generally be up to date on fees and obligations. The purchase agreement should address this condition.
How long does a concession last?+
SEMARNAT sets the term of each concession based on the use, the area and the investment involved. A concession can be extended if the holder has complied with the law and its conditions, so the extension should be requested before the term ends.
Who do I pay the federal zone fees to?+
Concession holders pay annual federal fees for the use of the zone. In many coastal municipalities, payment is handled through a municipal ZOFEMAT office under a coordination agreement. Keep every receipt, since fee status is reviewed for extensions and assignments.
My property is on a cliff. Do I need a concession?+
It depends on the survey. On rocky coasts without a beach, the federal zone exists only where the 20-meter strip has a continuous slope of 30 degrees or less. A technical review of the delimitation is the way to confirm it.
Can I block public access to the beach?+
No. Beaches are for public use and transit. Where there is no public road or access, adjacent owners may be required to allow access through points agreed with the authority, with compensation set by law.
Is federal zone advice available in English?+
Yes. Baja Legal Solutions provides legal consultations and explanations in English and Spanish.
Next Step

Protect Your Ocean-Front Investment

Whether you own beachfront property, plan to buy or want to regularize works near the shoreline, start with a review of the title, the survey and any existing concession. Tell us the property location and what you are planning.

info@bajalegalsolutions.com

Contact

Contact Baja Legal Solutions

Send the property location and describe the federal zone, concession or beachfront matter requiring attention.

Tijuana Office

Calle Cantera #400, Interior 106 Sección Terrazas de Mendoza Fraccionamiento Playas de Tijuana Tijuana, Baja California 22504, Mexico

Federal Zone Review Request

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