Buying in Minas Gerais, in detail
Minas Gerais has 20,539,989 residents, the 2nd largest population of the 27 units, and an estimate of 21,460,311 for 2026. Growth since the census is 4.5%, which ranks 20th of 27 and falls under the national 5.5%.
Its housing profile sits close to the Brazilian one. Of 7,534,797 occupied homes, 22.5% are rented, a little over the 22.2% seen nationwide, and 70.7% belong to their residents. The state is 11th of 27 on the rented share. Households average 2.73 people, 22nd of 27, below the 2.8 for Brazil.
Prices for financed homes land almost on the national line. The median value is R$ 289,000, 9th of 27, while Brazil's median is R$ 290,545. This appraisal figure counts only homes financed and reported to the Banco Central. On that median, the Tabela Price payment is R$ 2,156. Construction is cheaper than in most of the country: the SINAPI reference is R$ 1,866 per square metre, 23rd of 27, under the national R$ 2,000.
Interest costs do not change from one state to another. The Selic stood at 13.75% and the average annual mortgage rate was 11.28% in August 2026. On a loan of R$ 400,000 over 30 years, which is 80% of a R$ 500,000 purchase, the Price payment starts at R$ 3,730 a month.
Belo Horizonte, the capital, has 2,315,560 residents and 25.5% rented homes. Its ITBI is 3%, a rate that only one other city read by Payotte exceeds, while 30 cities charge less. The page shows no reduced SFH rate. A 50% reduction, which gives 1.5%, applies when the taxable base is up to R$ 254,293, and Payotte did not read every condition. A PMCMV exemption also exists for low-income borrowers. A R$ 500,000 purchase pays R$ 15,000 of ITBI, R$ 5,523 for the escritura and the same for the registro. The bill reaches R$ 26,046, or 5.21% of the price. On R$ 1 million, the total is R$ 43,733 or 4.37%. The state table gives the full amount paid.
Belo Horizonte also sits 6th among the 100 largest cities for IPTU, at R$ 2,375 per home in 2024. Uberlândia is the other state city on Payotte, with 30.8% of homes rented, but its ITBI law could not be read. Together the two cities hold 14.7% of the state population. Among large cities, Contagem charges 3%, Montes Claros 2.5% and Betim and Uberaba 2%.
In short
On a R$ 500 thousand home in Belo Horizonte, the capital of Minas Gerais, the ITBI transfer tax, the notary deed and the registration come to R$ 26,046. The city's ITBI rate is 3%. 22.5% of occupied homes were rented in the 2022 Census.
Calculate for Minas Gerais
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Belo Horizonte?
On a R$ 500 thousand home in Belo Horizonte, the capital of Minas Gerais, ITBI transfer tax (3%) R$ 15,000, notary deed (escritura) R$ 5,523, registration at the property registry R$ 5,523: R$ 26,046 in all, from the rates and fee tables read on 15 October 2026.
How much are the purchase costs on a R$ 1 million home in Belo Horizonte?
On a R$ 1 million home in Belo Horizonte, the capital of Minas Gerais: ITBI transfer tax (3%) R$ 30,000, notary deed (escritura) R$ 6,867, registration at the property registry R$ 6,867, R$ 43,733 in all.
What is the ITBI rate in Belo Horizonte?
Belo Horizonte charges ITBI at 3% of the value of the transfer (Lei nº 5.492/1988 arts. 5 and 6; Lei nº 9.814/2010 art. 12; Lei nº 8.147/2013; Lei nº 10.692/2013); the same law sets a reduced rate of 0% or 1.5% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Minas Gerais?
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 Minas Gerais than in Brazil as a whole?
In the 2022 Census, 22.5% of the 7,534,797 occupied homes in Minas Gerais were rented and 70.7% owned by a resident, against 22.2% rented across Brazil (IBGE).
What is the typical value of a financed home in Minas Gerais?
The median appraisal value of homes financed in Minas Gerais was R$ 289,000 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 Minas Gerais?
The SINAPI average construction cost published by the IBGE for Minas Gerais was R$ 1,866 per square metre in September 2026, against R$ 2,000 for Brazil.
How much tax when you sell a home in Minas Gerais?
Federal rules apply in Minas Gerais 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 Minas Gerais?
Minas Gerais had 20,539,989 residents in the 2022 Census, and 21,460,311 in the IBGE estimate for 2026.
How Minas Gerais compares
Minas Gerais counted 20,539,989 residents in 2022, 10.1% of Brazil's 203,080,756 across the 27 federative units and the 2nd largest. The IBGE estimate for 2026, 21,460,311, is 4.5% higher (Brazil: 5.5%), the 20th fastest of the 27. Belo Horizonte and Uberlândia are the 2 cities of the state on Payotte, holding 14.7% of its residents. Region: Sudeste; 2.73 residents per occupied home against 2.8 nationally.
22.5% of the 7,534,797 occupied homes of Minas Gerais were rented in 2022, close to the 22.2% national share; 70.7% were owned by a resident. That is the 11th highest rental share of 27 units.
Belo Horizonte, the capital, charges ITBI at 3%, above the 2% median of the 41 city rates read (1 city charges more). That is R$ 15,000 on R$ 500 thousand and R$ 30,000 on R$ 1 million; the law also lists 0% and 1.5% for some purchases it defines, which the calculator does not apply.
On R$ 500 thousand, the Minas Gerais fee table gives the notary deed R$ 5,523 (R$ 6,867 on R$ 1 million) and registration R$ 5,523 (R$ 6,867 on R$ 1 million). All the lines Payotte computes add up to R$ 26,046, 5.21% of the price, and 4.37% on R$ 1 million: fees weigh less as the price doubles. The table prints the amount the user pays.
In Minas Gerais the median appraisal of a financed home is R$ 289,000, 0.5% below the national R$ 290,545 and 9th of 27 units; a R$ 500 thousand purchase is 1.7 times that median. A loan of 80% on the median home would cost R$ 2,160 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$ 1,866 per square metre, is 6.7% below the national R$ 2,000 (23rd of 27).
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Minas Gerais: residents, 2022 Census | 20,539,989 | median unit 3,941,613 | 2nd of 27 |
| Share of Brazil's residents | 10.11% | 203,080,756 in Brazil | 2nd of 27 |
| Minas Gerais: estimate for 2026 against the census | +4.5% | Brazil +5.5% | 20th of 27 |
| Minas Gerais: occupied homes, 2022 | 7,534,797 | Brazil 72,461,369 | 2nd of 27 |
| Minas Gerais: residents per occupied home | 2.73 | Brazil 2.8 | 22nd of 27 |
| Minas Gerais: homes rented | 22.5% | Brazil 22.2% | 11th of 27 |
| Minas Gerais: homes owned by a resident | 70.7% | median unit 71.6% | 16th of 27 |
| Minas Gerais: ITBI rate (Belo Horizonte) | 3% | median of 41 cities 2% | 2nd of 41 |
| Minas Gerais: ITBI on R$ 500 thousand (Belo Horizonte) | R$ 15,000 | at the median rate R$ 10,000 | +R$ 5,000 |
| Minas Gerais: ITBI on R$ 1 million (Belo Horizonte) | R$ 30,000 | at the median rate R$ 20,000 | +R$ 10,000 |
| Minas Gerais: all computed lines on R$ 500 thousand (Belo Horizonte) | R$ 26,046 | 5.21% of the price | R$ 43,733 on R$ 1 million |
| Median value of financed homes | R$ 289,000 | Brazil R$ 290,545 | 9th of 27 |
| SINAPI cost per square metre | R$ 1,866 | Brazil R$ 2,000 | 23rd of 27 |
| Cities on Payotte | 2 | 14.7% of the state's residents | - |
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (3%), Belo Horizonte, on R$ 500 thousand | R$ 15,000 | Lei nº 5.492/1988 arts. 5 and 6; Lei nº 9.814/2010 art. 12; Lei nº 8.147/2013; Lei nº 10.692/2013 |
| Notary deed (escritura), Belo Horizonte, on R$ 500 thousand | R$ 5,523 | Minas Gerais 2026 fee table |
| Registration at the property registry, Belo Horizonte, on R$ 500 thousand | R$ 5,523 | Minas Gerais 2026 fee table |
| Population, 2022 Census | 20,539,989 | IBGE |
| Population estimate, 2026 | 21,460,311 | IBGE |
| Occupied homes rented, 2022 Census | 22.5% | IBGE |
| Median appraisal value of financed homes (2026-06) | R$ 289,000 | Banco Central do Brasil (ODbL) |
| SINAPI average construction cost per m² (September 2026) | R$ 1,866 | 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 Minas Gerais on Payotte
Sources
- ITBI, Belo Horizonte: Lei nº 5.492/1988 arts. 5 and 6; Lei nº 9.814/2010 art. 12; Lei nº 8.147/2013; Lei nº 10.692/2013 (consulted 2026-10-15).
- Notary and registry fees, Minas Gerais: Portaria n. 8.664/CGJ/2025 (TJMG), DJe 2025-12-18, in force 2026-01-01 (Anexo Unico, Lei estadual 15.424/2004); 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.