Setting Up Utilities in Your Puerto Escondido Property: A Complete Guide for New Homeowners

Understanding Puerto Escondido’s Utility Infrastructure

Puerto Escondido has evolved significantly from its origins as a small coffee shipping port with limited infrastructure. According to Mexperience, Mexico’s utility systems operate under different structures than many international buyers might expect, with specific processes and requirements that vary by region. The town’s rapid growth as a tourist destination and digital nomad hub has driven substantial improvements in utility services, though understanding the local context remains essential for new property owners.

The coastal location presents unique challenges for utility infrastructure. Tropical weather patterns, particularly during the June through October rainy season, can occasionally affect service reliability. However, modern developments in areas like Rinconada, La Punta, and the Centro have access to increasingly reliable infrastructure that meets international standards for residential living.

Setting Up Electricity with CFE

The Comisión Federal de Electricidad (CFE) is Mexico’s state-owned electric utility and your only option for electrical service. As noted by the CFE Wikipedia page, this federal commission controls the entire national electric industry, making it a monopoly provider throughout Mexico including Puerto Escondido.

Required Documentation for CFE Service

Before visiting the CFE office in Puerto Escondido, gather these essential documents to streamline your application process:

• Valid identification (passport for international buyers, or Mexican national ID)
• Proof of property ownership (escritura or deed)
• Proof of address (utility bill, rental agreement, or property tax statement)
• Completed CFE application form (available at the office or online)
• RFC (Registro Federal de Contribuyentes) if you have one, though not always mandatory for residential service

The CFE Connection Process

The CFE office in Puerto Escondido is located at Avenida Oaxaca S/N, corner with 8a Norte, in San Pedro Mixtepec. The office operates Monday through Friday from 9:00 AM to 3:00 PM. Here’s what to expect during the connection process:

1. Visit the CFE Office: Arrive early, preferably before 10:00 AM, as wait times can extend significantly during peak hours. Bring all documentation in both original and photocopy format.
2. Submit Your Application: A CFE representative will review your documentation and create your account. They’ll assign you a service number (número de servicio) that you’ll use for all future interactions and bill payments.
3. Schedule Installation: If your property has existing electrical infrastructure, CFE will schedule a technician visit within 3-7 days. For new construction without existing connections, the timeline may extend to 2-3 weeks.
4. Technician Visit: The CFE technician will install or activate your electrical meter and verify the internal wiring meets safety standards.
5. Receive Your First Bill: CFE sends bills bi-monthly (every two months). Your first bill typically arrives within 6-8 weeks of service activation.

Understanding Your CFE Electricity Bill

Mexican electricity bills operate on a tiered subsidy system designed to encourage conservation. Puerto Escondido properties typically fall under the “1B” residential rate category, which includes government subsidies for consumption below certain thresholds. The bill includes your service number, billing period dates, meter readings, consumption in kilowatt-hours (kWh), and the payment amount.

Properties exceeding consumption thresholds move into the DAC (Domestic High Consumption) category, which receives no government subsidy and charges significantly higher rates. For coastal properties with air conditioning, monitoring your bi-monthly consumption to stay within subsidized limits can result in substantial savings.

Paying Your CFE Bill

CFE offers multiple convenient payment options that accommodate both residents and non-resident property owners:

• CFE Contigo App: Download the mobile app for iOS or Android to view bills, make payments with Mexican bank cards, and track consumption patterns
• Online Portal: Access your account through the CFE website to pay with credit or debit cards
• OXXO Convenience Stores: Pay in cash at any OXXO location by presenting your bill for scanning
• CFE Office: Pay in person at the Puerto Escondido CFE office with cash or card
• Mexican Banks: Set up automatic payments through most Mexican banking institutions
• International Payment Services: Services like Western Union and XOOM allow payments from US or Canadian bank accounts

Important: Always pay your CFE bill before the due date (fecha límite de pago). Late payments result in service disconnection, and reconnection can take 1-3 days even after payment, potentially leaving you without power during the process.

Water Service Setup in Puerto Escondido

Water service in Puerto Escondido operates differently than in many international markets. The municipal water system delivers water on scheduled days or during specific hours rather than providing continuous 24/7 service. This intermittent delivery reflects the coastal region’s water management challenges, particularly during the six to eight-month dry season.

Municipal Water Connection

For properties in established neighborhoods with municipal water access, contact the local water authority. According to the Comisión Estatal del Agua de Oaxaca, the Puerto Escondido water office (Sistema de Agua Potable de Puerto Escondido) is located at Calle 4ta Norte S/N, between Primera and Segunda Poniente, in Colonia Sector Juárez.

The office operates Monday through Friday from 9:00 AM to 3:00 PM. Contact them at 954-582-0263 or via email at sisagpot@yahoo.com.mx. Required documentation typically includes:

• Valid identification
• Property deed or ownership documentation
• Proof of address
• Completed application form

Understanding Water Storage Systems

Nearly every property in Puerto Escondido includes an underground water storage cistern (cisterna or tinaco). These concrete tanks capture and store municipal water during delivery periods, then supply the property throughout the week. The storage capacity typically ranges from 5,000 to 20,000 liters depending on property size.

When purchasing property, verify the cistern’s condition, capacity, and whether it includes an automatic pump system. Modern properties often feature electric pumps that maintain consistent water pressure throughout the home, while older systems may rely on gravity feed or manual pumps.

Alternative Water Solutions

Some neighborhoods, particularly newer developments or areas outside the municipal network, rely on water delivery trucks (pipas). These services deliver potable water directly to your cistern on a scheduled basis. Expect delivery schedules ranging from weekly to bi-weekly depending on household consumption and cistern capacity.

For drinking water, Puerto Escondido residents typically use 19-liter bottled water (garrafones) rather than consuming tap water directly. Water delivery companies provide regular delivery of these bottles, or you can purchase them at local markets, OXXO stores, or water refill stations (purificadoras) throughout town.

Internet and Telecommunications Setup

Reliable internet connectivity has become increasingly important in Puerto Escondido as the town attracts digital nomads and remote workers. The good news is that internet infrastructure has improved dramatically over the past five years, with fiber optic coverage now reaching most developed neighborhoods.

Major Internet Providers in Puerto Escondido

Telmex

As Mexico’s largest telecommunications provider, Telmex offers the widest coverage throughout Puerto Escondido. The company has transitioned much of its copper wire network to fiber optic technology (fiber-to-the-home or FTTH), particularly in central areas near the main station on the Coastal Highway next to the ADO bus terminal. Telmex typically requires a six-month minimum contract and charges installation fees that can be paid upfront or in installments added to monthly bills.

Totalplay

Totalplay has emerged as a favorite among digital nomads and remote workers for its high-speed fiber optic service. The provider typically offers free installation but requires an 18-month minimum contract commitment. Speeds range from 50 Mbps to 200 Mbps for residential connections, with some areas offering even faster packages.

Izzi

Izzi (Televisa Cable) combines internet service with cable television packages, making it popular for families seeking bundled services. The company uses a mix of cable (DOCSIS 3.0) and fiber technologies, delivering reliable speeds in most tourist zones and established neighborhoods.

Choosing Your Internet Provider

Before committing to any provider, verify coverage at your specific property address. Internet availability can vary significantly even between neighboring streets, particularly in newer developments or areas farther from the main telecommunications infrastructure. Contact each provider to confirm:

• Service availability at your exact address
• Technology type (fiber optic preferred over copper or wireless)
• Available speed packages and their reliability during peak hours
• Contract length requirements and cancellation policies
• Installation timeline and any associated fees

The Installation Process

Installing internet service typically follows this timeline:

1. Schedule Installation: Visit the provider’s local office, call their customer service line, or apply online. Bring identification and proof of address.
2. Technician Visit: Installation usually occurs within 3-7 days. The technician will run necessary cabling, install the modem/router, and test the connection.
3. Equipment Setup: Most providers include a modem and router in their package. You can use your own equipment with some providers if you prefer.
4. Speed Testing: Always test your internet speed immediately after installation using services like Speedtest.net, particularly during evening peak hours (7-10 PM) when usage is highest.

Backup Internet Solutions

Even with improved infrastructure, occasional service interruptions occur, particularly during heavy rainstorms or high-demand periods. Many remote workers maintain backup solutions:

• Mobile Data Plans: Telcel offers the most reliable cellular coverage throughout Puerto Escondido, with 4G available in most areas and 5G being rolled out in central zones. AT&T provides a secondary option with good coverage in tourist areas.
• Coworking Spaces: Several coworking facilities in La Punta, Rinconada, and Centro offer high-speed internet with backup power systems for critical work needs.
• Satellite Internet: Starlink has become increasingly popular for properties in remote areas or as a backup solution for professionals who cannot afford any downtime.

LP Gas Service for Cooking and Hot Water

Unlike natural gas infrastructure common in some countries, Mexican homes typically use liquefied petroleum (LP) gas stored in tanks for cooking and water heating. This system offers flexibility and relatively quick setup compared to other utilities.

Understanding LP Gas Systems

Most Puerto Escondido properties include either a stationary gas tank (typically installed on the roof or exterior wall) or use portable tanks (20-30 kg cylinders). Stationary tanks range from 120 to 300 liters and require refilling when empty, while portable cylinders can be exchanged when depleted.

Arranging Gas Delivery

Multiple gas companies operate in Puerto Escondido, delivering LP gas directly to homes. Common providers include Gas del Bienestar, Zeta Gas, and several local distributors. Setting up service is straightforward:

• Contact a gas delivery company (neighbors can recommend reliable providers)
• Provide your address and specify your tank size
• Schedule delivery (often same-day or next-day service is available)
• Payment is typically made in cash upon delivery

Gas delivery trucks regularly patrol neighborhoods, announcing their presence with distinctive whistles or recorded messages. Once you establish service with a preferred provider, you can often schedule regular deliveries or request refills by phone or WhatsApp.

Safety Considerations

When setting up gas service, ensure your property’s gas lines and connections are inspected by a qualified technician. Look for any signs of corrosion, particularly in coastal areas where salt air accelerates deterioration of metal components. Modern installations should include automatic shutoff valves and proper ventilation for gas appliances.

Practical Tips for Smooth Utility Setup

Timing Your Utility Connections

Begin the utility setup process at least two weeks before you plan to occupy your property. This buffer accounts for potential delays, scheduling challenges, and the bureaucratic pace of Mexican service providers. If purchasing property during the rainy season (June through October), add extra time as weather can delay outdoor installation work.

Language Considerations

While Puerto Escondido’s tourist industry means many service providers encounter English speakers, utility companies primarily operate in Spanish. Consider bringing a Spanish-speaking friend or hiring a local facilitator for your initial setup appointments. Many real estate agents offer utility setup assistance as part of their services for international buyers.

Documentation Organization

Create a dedicated folder (physical and digital) containing all utility documentation including account numbers, service contracts, installation receipts, and payment confirmations. Mexican utility companies may request proof of previous payments or account history for various transactions, making organized records essential.

Payment Method Setup

Establish reliable payment methods for all utilities before leaving Puerto Escondido if you’re not planning full-time residence. Options include:

• Setting up automatic payments through a Mexican bank account
• Authorizing a property manager to handle utility payments
• Using international payment services that accept foreign credit cards
• Prepaying certain utilities (CFE allows prepayment, which gets credited to future bills)

Understanding Seasonal Variations

Utility consumption patterns in Puerto Escondido vary significantly by season. Electricity usage typically peaks during hot months (March through August) when air conditioning runs more frequently. Water consumption may increase during dry season when gardens require more irrigation. Plan your budget accordingly and monitor consumption to avoid unexpected bills.

Building Relationships with Service Providers

Developing positive relationships with utility company representatives, technicians, and local providers can significantly ease your experience. Save contact information for helpful representatives, maintain politeness even when frustrated, and consider small gratuities for technicians who provide exceptional service or emergency assistance.

Common Challenges and Solutions

Service Interruptions

Occasional utility interruptions are part of coastal Mexican living. Power outages typically last minutes to a few hours, though extended blackouts can occur during severe weather. Water delivery schedules may shift without notice. Internet service may slow during peak tourist seasons when demand exceeds capacity. Prepare by maintaining backup solutions such as battery packs for electronics, water storage reserves, and mobile data for internet backup.

Property in Someone Else’s Name

Rental properties or homes purchased through fideicomiso trusts may have utilities registered under different names. You can still manage and pay these bills using the service number without transferring accounts into your name. Download utility apps and register the service numbers to access bills and payment options even when accounts remain in other names.

Remote Property Management

Non-resident owners face unique challenges managing utilities from abroad. Solutions include hiring local property managers to handle on-site issues, setting up automatic payment systems, installing smart home technology to monitor electricity and water usage remotely, and maintaining relationships with neighbors who can alert you to problems requiring immediate attention.

Essential Utility Setup Checklist

Use this comprehensive checklist to ensure you’ve completed all necessary utility setups for your Puerto Escondido property:

Before Property Closing

• Verify all utility infrastructure exists and is functional
• Confirm water cistern capacity and pump operation
• Test internet speed availability at the property address
• Inspect gas system and connections for safety
• Obtain copies of previous utility bills from seller

Within First Week of Ownership

• Visit CFE office to transfer or establish electricity service
• Contact municipal water authority to set up account
• Schedule internet installation with chosen provider
• Arrange initial gas delivery
• Set up bottled water delivery service

Within First Month

• Download and configure all utility payment apps
• Establish automatic payment methods or calendar reminders
• Test all utilities during peak usage hours
• Identify backup solutions for each utility
• Create utility emergency contact list
• Document all account numbers and service details