In short
On a MX$3 million home in Mazatlán (Sinaloa), the acquisition tax is MX$66,000 (2.2% of the value) and the fee to record the deed MX$22,500, under its 2026 law. Appraisal values in Mazatlán changed by +8.6% 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 Mazatlán
The questions, answered
How much tax and recording fee on a MX$3 million home in Mazatlán?
On a MX$3 million home in Mazatlán (Sinaloa), taxed on the higher of the transaction value and a bank, commercial, public-broker or cadastral appraisal, the buyer pays property acquisition tax (ISAI) MX$60,000, additional tax for social assistance and sport (10% of the tax) MX$6,000, recording fee, Registro Público de la Propiedad MX$22,500: MX$88,500 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 Mazatlán?
On a MX$8 million home in Mazatlán (Sinaloa), taxed on the higher of the transaction value and a bank, commercial, public-broker or cadastral appraisal, the buyer pays property acquisition tax (ISAI) MX$160,000, additional tax for social assistance and sport (10% of the tax) MX$16,000, recording fee, Registro Público de la Propiedad MX$60,000: MX$236,000 in all under the 2026 laws read by Payotte, before notary fees.
Are home prices rising in Mazatlán?
The SHF price index for Mazatlán (Sinaloa) changed by +8.6% 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 Sinaloa?
From January to June 2026, homes bought with a mortgage in Sinaloa were appraised at a median of MX$1,254,600 and a mean of MX$1,726,750; half of them were appraised between MX$845,116 and MX$1,956,108 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Mazatlán?
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 Mazatlán?
Federal income tax rules apply in Mazatlán 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
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$60,000 | Ley de Hacienda Municipal del Estado de Sinaloa, art. 45-51 and 105 (last reform P.O. 17 June 2024); Ley de Ingresos del Municipio de Mazatlán 2026 (Decreto 321) |
| Additional tax for social assistance and sport (10% of the tax) on MX$3 million | MX$6,000 | Ley de Hacienda Municipal del Estado de Sinaloa, art. 45-51 and 105 (last reform P.O. 17 June 2024); Ley de Ingresos del Municipio de Mazatlán 2026 (Decreto 321) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$22,500 | Ley de Hacienda del Estado de Sinaloa, art. 50-II (last reform P.O. 085, 17 July 2026) |
| SHF price index, Mazatlán, change over a year | +8.6% | SHF, Q2 2026 |
| SHF price index, Sinaloa, change over a year | +8.4% | SHF, Q2 2026 |
| Median appraisal value, Sinaloa (Jan.-June 2026) | MX$1,254,600 | SHF |
| Mean appraisal value, Sinaloa (Jan.-June 2026) | MX$1,726,750 | SHF |
| Home loans to individuals, Sinaloa, 2025 (new and existing homes) | 12,486 | SNIIV |
| Average amount of those loans | MX$1,101,014 | SNIIV |
| Share of homes rented, Sinaloa (2024) | 10.5% | 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 3,378 sampled homes of Sinaloa in INEGI's ENIGH 2024, without a margin of error.
Elsewhere in Sinaloa
Sources
- Acquisition tax: Ley de Hacienda Municipal del Estado de Sinaloa, art. 45-51 and 105 (last reform P.O. 17 June 2024); Ley de Ingresos del Municipio de Mazatlán 2026 (Decreto 321); the calculator.
- Recording fee: Ley de Hacienda del Estado de Sinaloa, art. 50-II (last reform P.O. 085, 17 July 2026).
- Prices: Sociedad Hipotecaria Federal, Índice SHF de Precios de la Vivienda en México, second quarter of 2026 (press release 05/2026, 10 August 2026), consulted 2026-10-15 (data).
- Loans: SEDATU, Sistema Nacional de Información e Indicadores de Vivienda (SNIIV), open data « Financiamientos » 2025; Banco de México, SIE, Tasas de Interés de Crédito a los Hogares (CF303), Indicador del Costo de Créditos Hipotecarios, August 2026.
- Renting: INEGI, Encuesta Nacional de Ingresos y Gastos de los Hogares (ENIGH) 2024, housing microdata; share of rented homes computed by Payotte, no margin of error.