Educational information only. Not legal, tax, notarial, or real estate advice. Consult a qualified professional before making investment decisions or structuring a real estate transaction.
TL;DR
If you sold a property in Mexico and want to convert pesos to bitcoin, Aureo can help you today through an OTC (over-the-counter, meaning outside an exchange's public order book) transaction. If you have accumulated bitcoin and want to sell it to buy a property or cover a down payment, we can also help. What Aureo does not do yet is intermediate the real estate transaction itself or directly settle a property deal between buyer and seller in bitcoin. In those cases, we can help each party with their side of the conversion, but the real estate transaction must be structured with independent legal, tax, and notarial advice. This article explains the operational scope, required documentation, typical timelines, and two representative cases we have seen.
Why it matters
The Mexican residential real estate market moves substantial peso amounts each year. A growing fraction of those sellers seek to preserve purchasing power in non-peso-denominated assets. Bitcoin is one of those assets.
The peso has lost roughly 50% of its purchasing power against the dollar over the past decade. For a seller receiving several million pesos in a single closing, holding the entire proceeds in Mexican bank accounts carries an opportunity cost that is not trivial.
Real estate transactions trigger specific tax obligations. ISR (Mexican income tax) on the disposition of real estate is calculated at the time of notarization, and a subsequent conversion to bitcoin does not eliminate that obligation. Structuring well from the start reduces friction.
A well-documented OTC transaction executes in predictable timeframes. A poorly documented one can be delayed for weeks or fail to complete. The difference is the quality of the initial preparation, not the willingness of the parties.
The distinction between OTC conversion and real estate transaction matters. Aureo operates in the first. The second requires a separate legal and notarial architecture.
Scope of this guide
This document describes Aureo's operational scope for transactions related to real estate in Mexico. It is educational and operational information. It does not constitute legal, tax, notarial, or real estate advice. If you are buying or selling a property, the documentation and closing structure must be reviewed with the appropriate advisors.
The two scenarios Aureo handles today
1. You sold a property and want to buy bitcoin
This is the most direct case. You closed the sale of a house, land, commercial property, or other real estate; the funds are in your peso bank account; and you want to convert part or all of that amount to bitcoin through an OTC transaction with Aureo.
2. You hold bitcoin and want to sell it to buy a property
We also handle this flow. If you accumulated bitcoin over the years and now want to sell a meaningful position to buy a property, pay a down payment, or move temporarily to pesos, Aureo can structure that conversion as an OTC transaction.
Why bitcoin is used as a destination after a property sale
This is an observation, not a recommendation. Every financial situation is different and should be evaluated with professional advice.
When a client closes the sale of a property in Mexico, they receive a substantial peso amount in their bank account. From that moment, three practical questions arise: where to deploy those pesos, how to protect the purchasing power of the proceeds, and how to structure the destination of the funds in line with their medium- and long-term wealth objectives. Holding several million pesos in Mexican bank accounts has a cost: inflation, as measured by the INPC, erodes real purchasing power, and yields on bank notes or CETES rarely compensate for that erosion after taxes.
Some clients decide to allocate a portion of the sale proceeds to bitcoin as a hedge against long-term monetary depreciation. That decision is not universally correct. Bitcoin is highly volatile, and converting pesos to an asset with historical drawdowns of 70% to 85% is not appropriate for every profile. For a client who understands the asset's volatility well, maintains an investment horizon of five to ten years or more, and sizes the position as a reasonable fraction of liquid net worth, post-sale conversion is one of those decisions where the opportunity cost of inaction may exceed the risk of action.
For the client with a short horizon, an upcoming liquidity need, or no tolerance for drawdown risk, holding pesos in conservative instruments is clearly the better choice. The conversation matters more than the answer.
How the process works: pesos to bitcoin
When the amount is high, Aureo applies enhanced due diligence on the source of funds. This is not unnecessary bureaucracy. It is part of operating with seriousness and protecting both the client and Aureo.
We typically request:
The notarized purchase agreement or equivalent document that allows verification of the property and its sale.
A bank statement or payment receipt showing the receipt of funds in the client's account.
If the property was held by a corporate entity: documentation establishing the relationship between the client and the company, ownership of the property, the sale, and the movement of funds to the account that will execute the transaction.
Once complete documentation is received, approval typically occurs within one business day. In some cases, during business hours, it can be resolved much faster. Approval is tied to the specific amount the client wishes to convert.
How the process works: bitcoin to pesos
When the client wants to sell a meaningful amount of bitcoin to purchase real estate, we also need to demonstrate the legitimate origin of the funds. Depending on the case, this can be established in several ways:
Proof of income or wealth: if the bitcoin position is consistent with the client's documented economic profile, this may be sufficient.
Proof of original purchase: if the bitcoin was acquired years ago on a regulated platform and has since appreciated, we can review that documentation alongside the position's history.
On-chain verification: in all cases, we conduct blockchain analysis to confirm that the funds do not originate from illicit sources.
Once the origin of funds is verified, the account is approved for the corresponding amount and the transaction is processed as an OTC sale of bitcoin to pesos.
How volatility and execution are handled
Bitcoin moves quickly, and on transactions of this size, execution matters. Aureo does not offer price locks (fixed-price guarantees for indefinite periods) or quotes frozen beyond the agreed execution window. The applicable exchange rate is the market rate at the moment we receive the funds, whether pesos or bitcoin.
That said, we can structure execution in several ways:
Market execution: we trade as soon as we receive the funds, at the price available at that moment.
Client confirmation before execution: we receive the funds and wait for your final approval before closing the transaction.
Limit order: we can set a target price and execute only if the market reaches that level. This option may carry a higher fee.
On meaningful transactions, the form of execution is not a minor detail. It is defined with the client before any funds are moved.
Typical process timelines
Timelines vary depending on the quality of initial documentation, but a well-prepared client can expect the following flow:
Day 0: initial contact, case review, list of required documentation.
Days 1 to 3: the client gathers and submits documentation. The quality and completeness of this package is what most affects the total timeline.
1 to 2 business days after complete receipt: internal review, on-chain analysis (where applicable), amount approval.
Following day: OTC transaction execution after fund transfer.
In practice, a well-prepared transaction closes in a week or less from first contact. A transaction with incomplete documentation can take two or three times as long, not because of internal procedures but because of back-and-forth to complete the file. Initial preparation is the variable over which the client has the most control over the total timeline.
Cases we have seen
The following are representative cases based on real transactions. Details have been modified to preserve confidentiality.
Apartment seller in Mexico City, partial conversion to bitcoin. A client closed the sale of an apartment in a central area of Mexico City for an eight-figure peso amount. After paying the corresponding ISR and setting aside funds for real estate reinvestment, they decided to convert approximately one-third of the net proceeds to bitcoin as a long-term wealth hedge. The full process, from first contact to OTC transaction settlement, took four business days. Documentation included the public deed of sale, the bank confirmation of fund receipt, and a brief letter from the client describing the destination of the rest of the proceeds.
Liquidating a bitcoin position for a commercial land down payment. A client who had accumulated bitcoin through DCA over several years needed pesos for a down payment on a commercial parcel in the Bajío region. The transaction required on-chain analysis to verify the gradual origin of the position over time, along with documentation demonstrating consistency with the client's economic profile. Once verification was complete, we executed the OTC sale with prior client confirmation on the applicable price. The client received the pesos in time to meet the closing date for the notarized down payment.
Both cases share one feature: the client arrived with organized documentation and clarity on the destination of the funds. That preparation is what distinguishes a one-week transaction from a one-month transaction.
What level of support Aureo provides
For this type of transaction, Aureo works more closely than a self-service platform. From the start, the client has direct contact with a founder or a senior team member. That support includes:
Help structuring documentation correctly, whether the transaction is conducted in personal capacity or through a corporate entity.
Coordination of the execution timing and close follow-up throughout the transaction.
Help configuring a bitcoin wallet if the client does not yet have a defined self-custody solution.
Introductions, where it makes sense, to specialized institutional or multi-institutional custodians.
Introductory sessions for clients who want to better understand how Bitcoin works, what the risks are, and how to custody it correctly before executing.
The goal is simple: that the client understands the full process, knows what documents they need, and has clarity on each step before moving meaningful amounts.
What Aureo does not do yet
There is a third scenario that comes up frequently: one party wants to pay directly for a property in bitcoin, or the seller wants to receive bitcoin as consideration for the transaction. That service is not yet part of Aureo's operational scope.
In other words, Aureo does not currently sit inside the real estate transaction to receive bitcoin from one party and settle pesos to the other as the integral operator of the closing. Real estate transactions in Mexico involve notaries, tax obligations, document validations, and legal structures that require specialized expertise.
What we can do is help each party with their side of the conversion:
If the buyer holds bitcoin and needs pesos to close the purchase, we can help convert that bitcoin.
If the seller receives pesos and wants to move part of the proceeds to bitcoin, we can help execute that OTC purchase.
The legal and notarial coordination of the property's purchase and sale must remain with the appropriate advisors. We are working on a more robust structure to participate more directly in this type of transaction in the future, and when it is ready we will communicate it clearly.
Quick summary
Scenario | Can Aureo help? | Comment |
You sold a property and want to buy bitcoin | Yes | OTC transaction with enhanced due diligence on source of funds. |
You hold bitcoin and want pesos to buy a property | Yes | OTC transaction subject to source-of-funds verification and on-chain analysis. |
You want to pay for a property directly in bitcoin | Not yet | We can help with your side of the conversion, not with the integrated real estate transaction. |
You want to receive bitcoin as direct payment for the sale of a property | Not yet | We can help with the individual conversion, but we do not replace the legal, tax, or notarial structure. |
Risks and disclaimers
Volatility: Bitcoin is a highly volatile asset. Drawdowns of 50% or more have occurred multiple times in its history. Converting real estate sale proceeds to bitcoin exposes that capital to that volatility.
Tax obligations: the disposition of real estate triggers tax obligations in Mexico (ISR, in some cases VAT, notarial fees). Subsequent conversion to bitcoin does not eliminate those obligations. The sale of bitcoin can also generate capital gains or losses with specific tax treatment. Consult a Mexican tax professional.
Source of funds: Aureo is required to verify the legitimate origin of funds on high-value transactions. Incomplete documentation delays or prevents the transaction. It is not flexibility that is missing, it is the regulatory framework that applies.
Custody: once bitcoin is received, its custody is the client's responsibility. Aureo can advise on self-custody solutions or introduce institutional custodians, but does not assume post-transaction custody except by specific agreement.
General: this article is educational. It does not constitute legal, tax, notarial, real estate, or investment advice. Each transaction must be structured with the appropriate professionals.
Next steps
If you are evaluating a specific transaction, write to us with the general context of the case: approximate amount, whether the transaction will be in personal capacity or through a corporate entity, and whether the flow is from pesos to bitcoin or from bitcoin to pesos. With that information, we can tell you from the start what documentation will be needed and how to structure the process as smoothly as possible.
You can schedule a call with Gustavo Flores Echaiz, founder of Aureo, through this link if you have any questions or want to begin the process.
If you want to get started, you can also create your Aureo account and begin verification. Inside the app, you will always have the option to contact support and speak with a person at any time.
Related reading
Bitcoin ETFs: advantages, limitations, and what LATAM investors must know
Dollar-cost averaging bitcoin: a rigorous guide for Mexican investors
Glossary
OTC (over-the-counter): a bilateral transaction between two parties outside an exchange's public order book. Used for high-value transactions where public-book liquidity would be insufficient or where the trade would move the price against the client.
On-chain analysis: review of the transaction history of an address or set of addresses on the Bitcoin blockchain to verify the origin of funds and confirm they do not come from illicit sources.
Corporate entity (persona moral): a legal entity (corporation, limited liability company, etc.) distinct from a natural person. Transactions through corporate entities require additional documentation on the entity's ownership, control, and financial statements.
Enhanced due diligence: the level of documentary review applied to high-value transactions or those with elevated risk profiles. Includes identity verification, source of funds, transaction purpose, and, where applicable, on-chain analysis.
Bitcoin wallet: software or hardware device that custodies the private keys necessary to control bitcoin. A self-custody wallet means the client, not a third party, controls the keys.
Self-custody: custody model in which the asset's owner directly controls the private keys, without depending on a centralized custodian.
Price lock: a guarantee of a fixed price during a specific time window. Aureo does not offer this service for real estate-related OTC transactions; the applicable price is the market price at the moment of fund receipt.
ISR on real estate disposition: the Mexican Income Tax (Impuesto Sobre la Renta) applicable to the sale of real estate in Mexico. It is typically calculated and withheld at the time of notarization by the notary public.
Frequently asked questions
What is the minimum amount for an OTC transaction at Aureo?
OTC transactions are structured case by case. For real estate-related flows, amounts typically start in the high six figures of pesos and up. For smaller amounts, the standard purchase flow through the Aureo app (with unique CLABE and SPEI) is usually the more efficient route.
Does Aureo withhold taxes on the transaction?
Aureo does not act as a withholding agent for ISR on real estate disposition or on capital gains from the sale of bitcoin. That obligation falls on the taxpayer, whether a natural person or a corporate entity, and must be coordinated with the appropriate tax professional. Aureo provides transaction documentation that the client can deliver to their accountant.
What if the notary asks me to prove the origin of bitcoin funds?
When a client sells bitcoin to pay a down payment or close on real estate, the notary may request proof of the origin of funds. Aureo issues OTC transaction documentation that typically covers that requirement, along with the bank transfer confirmation. In complex cases, we can coordinate directly with the notary to provide whatever information they require.
Can I split the transaction into multiple tranches?
Yes. On high-value transactions, several clients prefer to divide the conversion into two or three tranches over several days or weeks, either to reduce timing risk or to coordinate with specific cash flows. This is agreed at the start.
How long does it take from first contact to settlement?
For a well-prepared transaction, typically between three and seven business days. The variable that most affects the timeline is the quality and completeness of the initial documentation. Transactions with incomplete documentation can extend to two or three weeks.
Can Aureo receive bitcoin from a hardware wallet, or only from exchanges?
Aureo receives bitcoin from any source: hardware wallets, software self-custody wallets, or accounts at regulated exchanges. In all cases, on-chain analysis is conducted to verify the origin of funds.
What happens if the price of bitcoin moves significantly between request and execution?
The applicable price is the market price at the moment of execution, not at the moment of request. If the client prefers to set a target price, the transaction can be structured as a limit order. That option may carry a higher fee, and execution only occurs if the market reaches the agreed level.
Does Aureo participate directly in real estate transactions in bitcoin?
Not yet. Aureo does not currently sit inside the real estate transaction as the integrated operator of the closing. We can help each party with their side of the conversion, but the legal, tax, and notarial structure of the real estate transaction must be handled through the corresponding channels. We are working on a more robust structure for this scenario and will communicate it when ready.