In short
The acquisition tax is 2.2% of the value in Mazatlán (Sinaloa) at MX$3 million. Appraisal values in Mazatlán changed by +8.6% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Mazatlán shares its tax with Culiacán almost to the peso. A flat 2% is applied under the Sinaloa municipal finance law (articles 45 to 51 and 105, most recently changed on 17 June 2024) and the city's 2026 revenue law, Decreto 321, on the higher of the transaction value and a bank, commercial, public-broker or cadastral appraisal. It gives MX$22,000 for a MX$1 million home, MX$66,000 for MX$3 million and MX$176,000 for MX$8 million: 2.2% each time, or 563 daily UMA of MX$117.31 in the middle case.
In the ranking, Mazatlán is 23rd from the lightest of 54 computed areas, with 21 below and 31 above, against a national median of MX$75,000. Culiacán sits right under it at the same MX$66,000, and Aguascalientes right over at MX$66,862.
The state recording fee rises with the value, from MX$7,500 to MX$22,500 and MX$60,000 at the three example prices, so tax and fee reach MX$88,500 for MX$3 million, equal to 2.95%. The state law caps the fee at 750 daily UMA.
Mazatlán has its own SHF index, which gained 8.6% over the year and ranks 11th of 36 cities, the better of the two Sinaloa cities on Payotte since Culiacán shows 8%. Both beat the 7.3% national reading and the state's 8.4%. Sinaloa's median appraisal for mortgaged homes is MX$1,254,600, and individuals took 12,486 home loans in 2025. Rented homes are only 10.5% of the total. A state licence is required for real estate agents.
Reading the state fee law, the recording charge is 0.75% of the value, with the cap at 750 daily UMA and a reduced base for homes whose cadastral value is up to 7,500 daily UMA, which Payotte does not apply. The Secretaría General de Gobierno grants the agent licence under a regulation published on 6 December 2024, article 17.
Data as of 15 October 2026: SHF appraisals of January to June 2026, SNIIV loans of 2025, INEGI ENIGH 2024, 2026 tax laws.
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): 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, 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 monthly payment on a MX$3 million home in Mazatlán?
MX$2,400,000 borrowed (20% down) costs MX$25,248 a month over 20 years at 11.29% (Banco de México, September 2026); average CAT 13.76%.
How much tax when you sell a home in Mazatlán?
Federal 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 (LISR art. 160), MX$750,000 on a MX$3 million sale, paid by the notary; a resident selling their own home is exempt up to 700,000 UDIS, about MX$6,218,823 at 4 November 2026 (art. 93-XIX-a).
How Mazatlán compares
Mazatlán charges MX$66,000 of acquisition tax (2.2%) on a MX$3 million home, 12% under the MX$75,000 median of the 54 municipios computed; 21 charge less and 31 more, 1 the same.
The law applies one rate, 2%, to the taxable base, so the tax grows in step with the price: MX$22,000 on MX$1 million, MX$66,000 on MX$3 million and MX$176,000 on MX$8 million. In Mazatlán, a 10% surcharge (Additional tax for social assistance and sport) is added to the tax.
Inside Sinaloa, the nearest computed neighbours on a MX$3 million home are Culiacán MX$66,000 (same). The MX$22,500 recording fee comes from the state's own law, so it is identical in each of them and the gap is the municipal tax alone.
Tax and recording fee together take 2.95% of a MX$3 million price, MX$88,500, which is 3.5 monthly payments of MX$25,248 and 14.8% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,254,600 the same rules give MX$37,011, 2.95% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Mazatlán is 23rd: just below it in the national ranking is Culiacán at MX$66,000 and just above it is Aguascalientes (Aguascalientes) at MX$66,862. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Mazatlán pays MX$41,856 more; the heaviest, Querétaro, takes MX$170,306, MX$104,306 more than Mazatlán.
Beyond the three prices of this page, tax and fee reach MX$59,000 on MX$2 million, MX$147,500 on MX$5 million and MX$351,983 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.2 centavos of acquisition tax, the same as the average rate. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 563 UMA and the recording fee 192.
The SHF index of Mazatlán itself moved +8.6% in a year, ahead of Sinaloa (+8.4%) and above Mexico (+7.3%): 11th of the 36 cities with an index of their own.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Mazatlán: Acquisition tax on MX$1 million | MX$22,000 | median MX$21,588 | 28th of 54 lightest |
| Mazatlán: Acquisition tax on MX$3 million | MX$66,000 | median MX$75,000 | 22nd of 54 lightest |
| Mazatlán: Acquisition tax on MX$8 million | MX$176,000 | median MX$232,239 | 19th of 54 lightest |
| Mazatlán: Effective rate at MX$3 million | 2.2% | median 2.5% | 22nd of 54 lightest |
| Mazatlán: Effective rate at MX$1 and 8 million | 2.2% and 2.2% | gap 0 points | flat |
| Mazatlán: Tax on MX$3 million in UMA | 563 UMA | MX$117 per UMA | 18.5 monthly UMA |
| Mazatlán: Recording fee on MX$3 million | MX$22,500 | 0.75% of the price | 34.1% of the tax |
| Mazatlán: Tax and fee on MX$3 million | MX$88,500 | 2.95% of the price | 29th of 54 lightest |
| Mazatlán: Tax and fee on MX$12 million | MX$351,983 | 2.93% of the price | 4 times the MX$3 million bill |
| SHF index, Mazatlán | +8.6% | Mexico +7.3% | 11th of 36 |
Appraisal values, home loans and renting for the whole of Sinaloa are on its state page.
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 |
| Average fixed-rate mortgage offer (Sep. 2026) | 11.29% | 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 appraisal values, loans and renting of Sinaloa are on its state page.
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, September 2026.