Municipality · Morelos

Buying a home in Cuernavaca: tax, fees, prices

Acquisition tax computed from the 2026 municipal law · recording fee of the state · SHF price index · Banco de México mortgage rates.

In short

On a MX$3 million home in Cuernavaca (Morelos), the acquisition tax is MX$60,000 (2% of the value), under its 2026 law. Appraisal values in Morelos changed by +5.3% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.31% in August 2026 (Banco de México).

Calculate for Cuernavaca

If you buy

Acquisition tax, recording fee and loan in Cuernavaca

Rates of Ley de Ingresos del Municipio de Cuernavaca 2026, art. 7 (P.O. Tierra y Libertad 6509, 30 Dec. 2025), after art. 94 Ter of the state law. Change any field: the amounts are recalculated instantly.

Value taxedMX$3,000,000
Acquisition taxMX$60,000
Recording fee (Registro Público)not read
Total of the lines aboveat least MX$60,000
Loan with 20% downMX$2,400,000
Monthly payment, 20 years at 11.31%MX$25,281

The notary pays the tax first; the state law that sets the payment deadline could not be reached. The recording fee of Morelos was not read at the source and is not included.

Purchase of a home by an individual, at the general rate. Not included: notary fees (most state fee schedules could not be read), the appraisal, the certificate of liens, SRE fees for a foreign buyer, broker fees (no official scale). The payment uses the Banco de México average of lenders' fixed-rate offers, not an offer; your lender's CAT includes fees and insurance. All the rates and sources.

If you sell

Income tax on the sale

Federal rules, the same in every state: your tax residence decides.

Rule applied25% of the gross price, no deduction (LISR art. 160)
Income tax on the saleMX$750,000
Sale price after the taxMX$2,250,000

Default rule for a non-resident; the notary pays it at the signing. Option: 35% on the gain instead, computed with the resident rules (not computed here); it is cheaper when the gain is below about 71% of the price.

A second home, a rental or a lot does not get the main-home exemption. Not included: the 5% state payment on the gain (credited against the federal tax), notary and broker fees (no official scale). How the tax on a sale works.

The questions, answered

How much tax and recording fee on a MX$3 million home in Cuernavaca?

On a MX$3 million home in Cuernavaca (Morelos), taxed on the highest of the acquisition value, the cadastral value and an authorised appraisal (under 6 months), the buyer pays property acquisition tax (ISAI) MX$60,000: at least MX$60,000 in all under the 2026 laws read by Payotte, before notary fees.

How much tax and recording fee on a MX$8 million home in Cuernavaca?

On a MX$8 million home in Cuernavaca (Morelos), taxed on the highest of the acquisition value, the cadastral value and an authorised appraisal (under 6 months), the buyer pays property acquisition tax (ISAI) MX$160,000: at least MX$160,000 in all under the 2026 laws read by Payotte, before notary fees.

Are home prices rising in Cuernavaca?

The SHF price index for Morelos as a whole (no index is published for Cuernavaca alone) changed by +5.3% between the second quarters of 2025 and 2026, against +7.3% for Mexico; it measures appraisal values of homes bought with a mortgage (Sociedad Hipotecaria Federal).

What does a home cost in Morelos?

From January to June 2026, homes bought with a mortgage in Morelos were appraised at a median of MX$1,711,685 and a mean of MX$2,232,643; half of them were appraised between MX$1,009,408 and MX$2,522,000 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in Cuernavaca?

With 20% down, a MX$2,400,000 fixed-rate loan over 20 years at 11.31%, the average offer of Mexican lenders in August 2026 (Banco de México), costs MX$25,281 a month; the lender's total annual cost (CAT) averaged 13.78% for its reference loan.

How much tax when you sell a home in Cuernavaca?

Federal income tax rules apply in Cuernavaca as in every state. A seller who is not a Mexican tax resident pays by default 25% of the gross price, with no deduction (LISR art. 160): MX$750,000 on a MX$3 million sale, paid by the notary at the signing; the seller may opt for 35% on the gain instead. A tax resident selling their own home is exempt up to 700,000 UDIS, about MX$6,199,266 at the Banxico UDI value of 15 October 2026, once every three years (art. 93-XIX-a); otherwise the gain is taxed after inflation updating and 3% yearly building depreciation, and 5% of it is paid to the state (art. 127).

The figures

MeasureValueSource
Property acquisition tax (ISAI) on MX$3 millionMX$60,000Ley de Ingresos del Municipio de Cuernavaca 2026, art. 7 (P.O. Tierra y Libertad 6509, 30 Dec. 2025), after art. 94 Ter of the state law
SHF price index, Morelos, change over a year+5.3%SHF, Q2 2026
Median appraisal value, Morelos (Jan.-June 2026)MX$1,711,685SHF
Mean appraisal value, Morelos (Jan.-June 2026)MX$2,232,643SHF
Home loans to individuals, Morelos, 2025 (new and existing homes)4,647SNIIV
Average amount of those loansMX$1,416,548SNIIV
Share of homes rented, Morelos (2024)13.6%Payotte calculation, INEGI ENIGH 2024
Average fixed-rate mortgage offer (Aug. 2026)11.31%Banco de México, CF303

The SHF publishes home prices in pesos by state only; for a municipality it publishes an index, not a price. The share of rented homes is Payotte's weighted count on 2,536 sampled homes of Morelos in INEGI's ENIGH 2024, without a margin of error.

Elsewhere in Morelos

Sources