Buying in Mato Grosso, in detail
The 2022 census counted 3,658,649 people in Mato Grosso, which makes it the 16th of 27 units by population. Its estimated 2026 total is 3,950,330. That gain of 8% puts it 7th of 27, above the Brazilian 5.5%. The state belongs to the Centro-Oeste region.
Renting is where it stands out. Of 1,278,111 occupied homes, 27.8% are rented, the 2nd highest share of the 27 units, while Brazil shows 22.2%. Owners still hold 64% of homes. Homes in the state hold 2.86 people on average, 13th of 27 units, where the country has 2.8.
Financing tells a more modest story. Homes bought with a loan have a median appraised value of R$ 245,900, which is below the Brazilian median of R$ 290,545 and sits 15th among the 27 units. Keep in mind that this Banco Central figure covers only financed homes, not every sale. Run through the Tabela Price, that median gives R$ 1,834 a month. SINAPI, the construction cost reference, reads R$ 2,137 for each square metre, ranks 7th of 27 and sits above the national R$ 2,000.
Credit terms follow national rules. The Selic, the policy rate, sat at 13.75% in August 2026, with mortgages averaging 11.28% a year. If you finance 80% over 30 years on R$ 500,000, you borrow R$ 400,000, pay R$ 3,730 a month under Price and R$ 4,690 on the first SAC instalment. SAC starts higher and falls over time, while Price keeps the instalment level from start to finish.
Cuiabá is the capital and the only Mato Grosso city on Payotte. Its 650,877 residents are 17.8% of the state population. Its ITBI, the municipal transfer tax, is 2%, the same as the median of the 41 cities whose law Payotte could read. Thirteen cities charge more and 1 charges less. Financed SFH transfers pay 0.5% on the amount financed, and buyers in social housing programs with family income up to 6 minimum wages are exempt. A R$ 500,000 purchase carries R$ 10,000 of ITBI, and a R$ 1 million purchase R$ 20,000.
The state fee table gives amounts before state taxes and funds, and no escritura or registro amount could be written for Cuiabá, so these totals are lower limits. The 2024 IPTU bill in Cuiabá, the yearly property tax, averaged R$ 1,590 a home, which is 26th in a ranking of the 100 largest cities. Várzea Grande, 92nd nationally, also charges 2% ITBI. For anything the table leaves out, ask the prefeitura or the cartório.
In short
On a R$ 500 thousand home in Cuiabá, the capital of Mato Grosso, the ITBI transfer tax, the notary deed and the registration come to at least R$ 10,000. The city's ITBI rate is 2%. 27.8% of occupied homes were rented in the 2022 Census.
Calculate for Mato Grosso
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Cuiabá?
On a R$ 500 thousand home in Cuiabá, the capital of Mato Grosso, ITBI transfer tax (2%) R$ 10,000: at least R$ 10,000 in all, from the rates and fee tables read on 15 October 2026 (the state's table prints no amount for this price; the state's table gives the fees before state taxes and funds).
How much are the purchase costs on a R$ 1 million home in Cuiabá?
On a R$ 1 million home in Cuiabá, the capital of Mato Grosso: ITBI transfer tax (2%) R$ 20,000, at least R$ 20,000 in all.
What is the ITBI rate in Cuiabá?
Cuiabá charges ITBI at 2% of the value of the transfer (Lei Complementar nº 43/1997 (Código Tributário) art. 228 (alíquotas), art. 226 (base), art. 229 (pagamento)); the same law sets a reduced rate of 0.5% or 0% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Mato Grosso?
R$ 400,000 borrowed on a R$ 500 thousand home (CMN cap 80%) costs R$ 3,738 a month with Price over 30 years at 11.31% (September 2026), or R$ 4,699 the first month with SAC.
Do more people rent in Mato Grosso than in Brazil as a whole?
In the 2022 Census, 27.8% of the 1,278,111 occupied homes in Mato Grosso were rented and 64% owned by a resident, against 22.2% rented across Brazil (IBGE).
What is the typical value of a financed home in Mato Grosso?
The median appraisal value of homes financed in Mato Grosso was R$ 245,900 in June 2026, against R$ 290,545 for Brazil (Banco Central do Brasil, homes bought with a loan only, not all sales).
What is the average construction cost per square metre in Mato Grosso?
The SINAPI average construction cost published by the IBGE for Mato Grosso was R$ 2,137 per square metre in September 2026, against R$ 2,000 for Brazil.
How much tax when you sell a home in Mato Grosso?
Federal rules apply in Mato Grosso as everywhere in Brazil. A non-resident pays 15% on a gain up to R$ 5 million, rising by bands to 22.5% (Law 8,981, art. 21), withheld by the buyer: bought R$ 800 thousand, sold R$ 1.2 million, a gain of R$ 400,000 costs R$ 60,000 (R$ 100,000 in a low-tax jurisdiction, 25%). A resident selling an only property for R$ 440,000 or less is exempt, as is one reinvesting within 180 days.
How many people live in Mato Grosso?
Mato Grosso had 3,658,649 residents in the 2022 Census, and 3,950,330 in the IBGE estimate for 2026.
How Mato Grosso compares
Mato Grosso counted 3,658,649 residents in 2022, 1.8% of Brazil's 203,080,756 across the 27 federative units and the 16th largest. The IBGE estimate for 2026, 3,950,330, is 8% higher (Brazil: 5.5%), the 7th fastest of the 27. Cuiabá is the city of the state on Payotte, holding 17.8% of its residents. Region: Centro-Oeste; 2.86 residents per occupied home against 2.8 nationally.
27.8% of the 1,278,111 occupied homes of Mato Grosso were rented in 2022, well above the 22.2% national share; 64% were owned by a resident. That is the 2nd highest rental share of 27 units.
Cuiabá, the capital, charges ITBI at 2%, exactly the median of the 41 city rates read. That is R$ 10,000 on R$ 500 thousand and R$ 20,000 on R$ 1 million; the law also lists 0.5% and 0% for some purchases it defines, which the calculator does not apply.
The 2026 notary and registry fee table of Mato Grosso could not be read, so the purchase costs of Cuiabá carry the ITBI line only, R$ 10,000 on R$ 500 thousand (2% of the price).
In Mato Grosso the median appraisal of a financed home is R$ 245,900, 15.4% below the national R$ 290,545 and 15th of 27 units; a R$ 500 thousand purchase is 2 times that median. A loan of 80% on the median home would cost R$ 1,838 a month over 30 years with the Price system at 11.31%, against R$ 3,738 for R$ 500 thousand. The SINAPI construction cost, R$ 2,137 per square metre, is 6.9% above the national R$ 2,000 (7th of 27).
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Mato Grosso: residents, 2022 Census | 3,658,649 | median unit 3,941,613 | 16th of 27 |
| Share of Brazil's residents | 1.8% | 203,080,756 in Brazil | 16th of 27 |
| Mato Grosso: estimate for 2026 against the census | +8% | Brazil +5.5% | 7th of 27 |
| Mato Grosso: occupied homes, 2022 | 1,278,111 | Brazil 72,461,369 | 15th of 27 |
| Mato Grosso: residents per occupied home | 2.86 | Brazil 2.8 | 13th of 27 |
| Mato Grosso: homes rented | 27.8% | Brazil 22.2% | 2nd of 27 |
| Mato Grosso: homes owned by a resident | 64% | median unit 71.6% | 26th of 27 |
| Mato Grosso: ITBI rate (Cuiabá) | 2% | median of 41 cities 2% | 14th of 41 |
| Mato Grosso: ITBI on R$ 500 thousand (Cuiabá) | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Mato Grosso: ITBI on R$ 1 million (Cuiabá) | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Mato Grosso: all computed lines on R$ 500 thousand (Cuiabá) | at least R$ 10,000 | 2% of the price | R$ 20,000 on R$ 1 million |
| Median value of financed homes | R$ 245,900 | Brazil R$ 290,545 | 15th of 27 |
| SINAPI cost per square metre | R$ 2,137 | Brazil R$ 2,000 | 7th of 27 |
| Cities on Payotte | 1 | 17.8% of the state's residents | - |
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Cuiabá, on R$ 500 thousand | R$ 10,000 | Lei Complementar nº 43/1997 (Código Tributário) art. 228 (alíquotas), art. 226 (base), art. 229 (pagamento) |
| Population, 2022 Census | 3,658,649 | IBGE |
| Population estimate, 2026 | 3,950,330 | IBGE |
| Occupied homes rented, 2022 Census | 27.8% | IBGE |
| Median appraisal value of financed homes (2026-06) | R$ 245,900 | Banco Central do Brasil (ODbL) |
| SINAPI average construction cost per m² (September 2026) | R$ 2,137 | IBGE |
| Average rate, new housing loans to individuals (2026-09) | 11.31% | Banco Central do Brasil, SGS 20774 |
| Selic target, since 2026-09-17 | 13.75% | Banco Central do Brasil, Copom |
No open official series gives home prices by city in Brazil; the Banco Central median is by state.
Cities of Mato Grosso on Payotte
Sources
- ITBI, Cuiabá: Lei Complementar nº 43/1997 (Código Tributário) art. 228 (alíquotas), art. 226 (base), art. 229 (pagamento) (consulted 2026-10-15).
- Notary and registry fees, Mato Grosso: Provimento-TJMT/CGJ n. 80/2025-GAB-CGJ de 17/12/2025 (DJe 23/12/2025, ed. 12093), in force 01/01/2026; values of Lei estadual 7.550/2001 updated by 15.30%; the calculator.
- Census and construction cost: IBGE, SIDRA (4714, 6579, 9930, 2296).
- Loans and values: Banco Central do Brasil open data (ODbL 1.0); Copom decisions.