Buying in Tocantins, in detail
Tocantins lands in the middle of the national table for financed homes. The Central Bank median for Tocantins is R$ 270,610 on 30 June 2026, the 12th highest among 27. The Brazilian median is R$ 290,545. The Tabela Price instalment on the state median is R$ 2,019. Remember that the median covers only financed homes.
Tocantins counted 1,511,460 people in the 2022 census; the projection for 2026 is 1,595,994. That makes Tocantins 24th of 27 by population, with 5.6% growth, 16th of 27. Brazil grew 5.5%.
Of 513,736 occupied homes, 69.9% are owned by those living in them and 21% are rented, 15th of 27, near the 22.2% for Brazil. Homes hold 2.94 people on average, 9th of 27.
For September 2026, SINAPI gives R$ 2,073 for a square metre of construction, 9th of 27, above the Brazilian R$ 1,999.73. It follows building costs, not sale prices.
Loan conditions are the same as elsewhere. The average rate was 11.28% a year in August 2026, with the Selic at 13.75%. You can finance up to 80% over 30 years. On R$ 500 mil, that means a R$ 400,000 loan, a Tabela Price instalment of R$ 3,730 and a first SAC instalment of R$ 4,690.
Palmas is the state capital and the only Tocantins city on Payotte, with 20% of the state population in Payotte cities. It has 302,692 residents and 34.8% of homes rented. Its ITBI is 2%. Thirteen cities read by Payotte charge more, and one charges less. Where the financing is below 85,000 UFIP, the financed amount pays 0.5% under the SFH. On R$ 500 mil the ITBI is R$ 10,000, and on R$ 1 milhão it is R$ 20,000. These totals are minimums, since Payotte shows the ITBI only for the city.
The state table of notary and registry fees was read: Provimento nº 12/2025, in force since 1 January 2026, and it prints the full amount paid, fees plus state shares. Palmas still shows no escritura or registro amount here, so ask the cartório for the exact quote. The IPTU of Palmas was R$ 984 per home in 2024, 52nd among the largest cities.
The ITBI is the municipal tax paid on the transfer. The escritura records the sale before a notary, and the registro puts the buyer's name on the property title. Both depend on the price, so the total moves with the value of the home.
In short
On a R$ 500 thousand home in Palmas, the capital of Tocantins, the ITBI transfer tax, the notary deed and the registration come to at least R$ 10,000. The city's ITBI rate is 2%. 21% of occupied homes were rented in the 2022 Census.
Calculate for Tocantins
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Palmas?
On a R$ 500 thousand home in Palmas, the capital of Tocantins, 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).
How much are the purchase costs on a R$ 1 million home in Palmas?
On a R$ 1 million home in Palmas, the capital of Tocantins: ITBI transfer tax (2%) R$ 20,000, at least R$ 20,000 in all.
What is the ITBI rate in Palmas?
Palmas charges ITBI at 2% of the value of the transfer (Lei Complementar nº 285/2013 (31/10/2013) art. 33 I e III (alíquotas), arts. 31-32 (base), art. 36 (pagamento)); the same law sets a reduced rate of 0.5% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Tocantins?
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 Tocantins than in Brazil as a whole?
In the 2022 Census, 21% of the 513,736 occupied homes in Tocantins were rented and 69.9% owned by a resident, against 22.2% rented across Brazil (IBGE).
What is the typical value of a financed home in Tocantins?
The median appraisal value of homes financed in Tocantins was R$ 270,610 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 Tocantins?
The SINAPI average construction cost published by the IBGE for Tocantins was R$ 2,073 per square metre in September 2026, against R$ 2,000 for Brazil.
How much tax when you sell a home in Tocantins?
Federal rules apply in Tocantins 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 Tocantins?
Tocantins had 1,511,460 residents in the 2022 Census, and 1,595,994 in the IBGE estimate for 2026.
How Tocantins compares
Tocantins counted 1,511,460 residents in 2022, 0.7% of Brazil's 203,080,756 across the 27 federative units and the 24th largest. The IBGE estimate for 2026, 1,595,994, is 5.6% higher (Brazil: 5.5%), the 16th fastest of the 27. Palmas is the city of the state on Payotte, holding 20% of its residents. Region: Norte; 2.94 residents per occupied home against 2.8 nationally.
21% of the 513,736 occupied homes of Tocantins were rented in 2022, close to the 22.2% national share; 69.9% were owned by a resident. That is the 15th highest rental share of 27 units.
Palmas, 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% for some purchases it defines, which the calculator does not apply.
The 2026 notary and registry fee table of Tocantins could not be read, so the purchase costs of Palmas carry the ITBI line only, R$ 10,000 on R$ 500 thousand (2% of the price).
In Tocantins the median appraisal of a financed home is R$ 270,610, 6.9% below the national R$ 290,545 and 12th of 27 units; a R$ 500 thousand purchase is 1.8 times that median. A loan of 80% on the median home would cost R$ 2,023 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$ 2,073 per square metre, is 3.7% above the national R$ 2,000 (9th of 27).
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Tocantins: residents, 2022 Census | 1,511,460 | median unit 3,941,613 | 24th of 27 |
| Share of Brazil's residents | 0.74% | 203,080,756 in Brazil | 24th of 27 |
| Tocantins: estimate for 2026 against the census | +5.6% | Brazil +5.5% | 16th of 27 |
| Tocantins: occupied homes, 2022 | 513,736 | Brazil 72,461,369 | 24th of 27 |
| Tocantins: residents per occupied home | 2.94 | Brazil 2.8 | 9th of 27 |
| Tocantins: homes rented | 21% | Brazil 22.2% | 15th of 27 |
| Tocantins: homes owned by a resident | 69.9% | median unit 71.6% | 19th of 27 |
| Tocantins: ITBI rate (Palmas) | 2% | median of 41 cities 2% | 14th of 41 |
| Tocantins: ITBI on R$ 500 thousand (Palmas) | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Tocantins: ITBI on R$ 1 million (Palmas) | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Tocantins: all computed lines on R$ 500 thousand (Palmas) | at least R$ 10,000 | 2% of the price | R$ 20,000 on R$ 1 million |
| Median value of financed homes | R$ 270,610 | Brazil R$ 290,545 | 12th of 27 |
| SINAPI cost per square metre | R$ 2,073 | Brazil R$ 2,000 | 9th of 27 |
| Cities on Payotte | 1 | 20% of the state's residents | - |
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Palmas, on R$ 500 thousand | R$ 10,000 | Lei Complementar nº 285/2013 (31/10/2013) art. 33 I e III (alíquotas), arts. 31-32 (base), art. 36 (pagamento) |
| Population, 2022 Census | 1,511,460 | IBGE |
| Population estimate, 2026 | 1,595,994 | IBGE |
| Occupied homes rented, 2022 Census | 21% | IBGE |
| Median appraisal value of financed homes (2026-06) | R$ 270,610 | Banco Central do Brasil (ODbL) |
| SINAPI average construction cost per m² (September 2026) | R$ 2,073 | 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 Tocantins on Payotte
Sources
- ITBI, Palmas: Lei Complementar nº 285/2013 (31/10/2013) art. 33 I e III (alíquotas), arts. 31-32 (base), art. 36 (pagamento) (consulted 2026-10-15).
- Notary and registry fees, Tocantins: Provimento nº 12/2025 CGJUS/CGABCGJUS/COAD (TJTO), DJe nº 6020 of 18/12/2025, in force 01/01/2026 (Lei Estadual 3.408/2018); 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.