Municipality · Baja California Sur

Buying a home in Los Cabos: 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 Los Cabos (Baja California Sur), the acquisition tax is MX$83,577 (2.79% of the value) and the fee to record the deed MX$10,594, under its 2026 law. Appraisal values in Los Cabos changed by +8.5% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.31% in August 2026 (Banco de México).

Includes: Cabo San Lucas, San José del Cabo (municipality of Los Cabos).

Calculate for Los Cabos

If you buy

Acquisition tax, recording fee and loan in Los Cabos

Rates of Ley de Hacienda para el Municipio de Los Cabos, Baja California Sur, art. 35-39 (last reform BOGE 10 July 2025). Change any field: the amounts are recalculated instantly.

Value taxedMX$3,000,000
Acquisition taxMX$83,577
Recording fee (Registro Público)MX$10,594
Total of the lines aboveMX$94,171
Loan with 20% downMX$2,400,000
Monthly payment, 20 years at 11.31%MX$25,281

The law deducts « five times the daily UMA, raised to a year » before the 3% rate: Payotte computes 5 × MX$117.31 × 365. Baja California Sur: MX$375 to examine the deed, MX$469 fixed and 3.25 per thousand of the value.

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 Los Cabos?

On a MX$3 million home in Los Cabos (Baja California Sur), taxed on the highest of the contract price, the cadastral value and an expert commercial appraisal (under 90 days), less five times the daily UMA over a year, the buyer pays property acquisition tax (ISABI) MX$83,577, recording fee, Registro Público de la Propiedad MX$10,594: MX$94,171 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 Los Cabos?

On a MX$8 million home in Los Cabos (Baja California Sur), taxed on the highest of the contract price, the cadastral value and an expert commercial appraisal (under 90 days), less five times the daily UMA over a year, the buyer pays property acquisition tax (ISABI) MX$233,577, recording fee, Registro Público de la Propiedad MX$26,844: MX$260,421 in all under the 2026 laws read by Payotte, before notary fees.

Are home prices rising in Los Cabos?

The SHF price index for Los Cabos (Baja California Sur) changed by +8.5% 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 Baja California Sur?

From January to June 2026, homes bought with a mortgage in Baja California Sur were appraised at a median of MX$1,845,565 and a mean of MX$2,615,393; half of them were appraised between MX$1,317,000 and MX$2,897,733 (SHF). These are appraisal values, not sale prices.

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

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 Los Cabos?

Federal income tax rules apply in Los Cabos 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 (ISABI) on MX$3 millionMX$83,577Ley de Hacienda para el Municipio de Los Cabos, Baja California Sur, art. 35-39 (last reform BOGE 10 July 2025)
Recording fee, Registro Público de la Propiedad on MX$3 millionMX$10,594Ley de Derechos y Productos del Estado de Baja California Sur, art. 27-III (last reform BOGE 39, 14 May 2026)
SHF price index, Los Cabos, change over a year+8.5%SHF, Q2 2026
SHF price index, Baja California Sur, change over a year+8.7%SHF, Q2 2026
Median appraisal value, Baja California Sur (Jan.-June 2026)MX$1,845,565SHF
Mean appraisal value, Baja California Sur (Jan.-June 2026)MX$2,615,393SHF
Home loans to individuals, Baja California Sur, 2025 (new and existing homes)3,281SNIIV
Average amount of those loansMX$1,598,059SNIIV
Share of homes rented, Baja California Sur (2024)21%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 2,726 sampled homes of Baja California Sur in INEGI's ENIGH 2024, without a margin of error.

Elsewhere in Baja California Sur

Sources