In short
The acquisition tax is 2.16% of the value in Oaxaca de Juárez (Oaxaca) at MX$3 million. Appraisal values in Oaxaca changed by +7% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Oaxaca de Juárez changed its table during 2026. The one in force since 29 March 2026 (Decreto 1492, article 51, published 28 March) is lower than the table that applied from 1 January to 28 March. It works as a marginal scale on the higher of the cadastral value and the declared value.
A MX$1 million home pays MX$16,709. The MX$3 million example brings MX$64,709, and MX$8 million brings MX$210,709, an effective 1.67%, 2.16% and 2.63%. That puts the city 21st from the lightest among 54 computed areas, with 20 below and 33 above, and a national median of MX$75,000. Zacatecas sits right under at MX$63,000 and Culiacán right over at MX$66,000. The MX$3 million bill equals 552 UMA of MX$117.31. The two other Oaxaca municipalities on Payotte are Huatulco, at MX$105,000, and Puerto Escondido, at MX$60,000.
The state registry charge is a fixed MX$1,642, leaving the total at MX$66,351 with MX$3 million as the price, equal to 2.21%. State figures: median appraisal of MX$1,451,000, SHF index up 7%, and no state rule for agents.
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 Oaxaca de Juárez
The questions, answered
How much tax and recording fee on a MX$3 million home in Oaxaca de Juárez?
On a MX$3 million home in Oaxaca de Juárez (Oaxaca), taxed on the higher of the cadastral value and the declared value, the buyer pays property transfer tax (ISTD) MX$64,709, recording fee, Registro Público de la Propiedad MX$1,642: MX$66,351 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 Oaxaca de Juárez?
On a MX$8 million home in Oaxaca de Juárez (Oaxaca): property transfer tax (ISTD) MX$210,709, recording fee, Registro Público de la Propiedad MX$1,642, MX$212,351 in all, before notary fees.
What monthly payment on a MX$3 million home in Oaxaca de Juárez?
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 Oaxaca de Juárez?
Federal rules apply in Oaxaca de Juárez 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 Oaxaca de Juárez compares
Oaxaca de Juárez charges MX$64,709 of acquisition tax (2.16%) on a MX$3 million home, 13.7% under the MX$75,000 median of the 54 municipios computed; 20 charge less and 33 more.
The tax follows a marginal table (limits in pesos): MX$16,709 on MX$1 million, MX$64,709 on MX$3 million and MX$210,709 on MX$8 million. The effective rate climbs from 1.67% to 2.63% between the first and the last price.
Inside Oaxaca, the nearest computed neighbours on a MX$3 million home are Puerto Escondido MX$60,000 (MX$4,709 less) and Huatulco MX$105,000 (MX$40,291 more). The MX$1,642 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 2.21% of a MX$3 million price, MX$66,351, which is 2.6 monthly payments of MX$25,248 and 11.1% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,451,000 the same rules give MX$28,375, 1.96% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Oaxaca de Juárez is 21st: just below it in the national ranking is Zacatecas (Zacatecas) at MX$63,000 and just above it is Culiacán (Sinaloa) at MX$66,000. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Oaxaca de Juárez pays MX$40,564 more; the heaviest, Querétaro, takes MX$170,306, MX$105,597 more than Oaxaca de Juárez.
Beyond the three prices of this page, tax and fee reach MX$41,551 on MX$2 million, MX$122,351 on MX$5 million and MX$341,951 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.92 centavos of acquisition tax, more than the 2.16% average at MX$3 million. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 552 UMA and the recording fee 14.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Oaxaca de Juárez: Acquisition tax on MX$1 million | MX$16,709 | median MX$21,588 | 8th of 54 lightest |
| Oaxaca de Juárez: Acquisition tax on MX$3 million | MX$64,709 | median MX$75,000 | 21st of 54 lightest |
| Oaxaca de Juárez: Acquisition tax on MX$8 million | MX$210,709 | median MX$232,239 | 26th of 54 lightest |
| Oaxaca de Juárez: Effective rate at MX$3 million | 2.16% | median 2.5% | 21st of 54 lightest |
| Oaxaca de Juárez: Effective rate at MX$1 and 8 million | 1.67% and 2.63% | gap 0.96 points | rising |
| Oaxaca de Juárez: Tax on MX$3 million in UMA | 552 UMA | MX$117 per UMA | 18.1 monthly UMA |
| Oaxaca de Juárez: Recording fee on MX$3 million | MX$1,642 | 0.05% of the price | 2.5% of the tax |
| Oaxaca de Juárez: Tax and fee on MX$3 million | MX$66,351 | 2.21% of the price | 11th of 54 lightest |
| Oaxaca de Juárez: Tax and fee on MX$12 million | MX$341,951 | 2.85% of the price | 5.2 times the MX$3 million bill |
Appraisal values, home loans and renting for the whole of Oaxaca are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Property transfer tax (ISTD) on MX$3 million | MX$64,709 | Decreto 1492, reform of the Ley de Ingresos del Municipio de Oaxaca de Juárez 2026, art. 51 (P.O. 28 March 2026, in force 29 March 2026) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$1,642 | Ley Estatal de Derechos de Oaxaca, art. 44-I (consolidated 21 Dec. 2024; later decrees read do not amend it) |
| 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 Oaxaca are on its state page.
Elsewhere in Oaxaca
Sources
- Acquisition tax: Decreto 1492, reform of the Ley de Ingresos del Municipio de Oaxaca de Juárez 2026, art. 51 (P.O. 28 March 2026, in force 29 March 2026); the calculator.
- Recording fee: Ley Estatal de Derechos de Oaxaca, art. 44-I (consolidated 21 Dec. 2024; later decrees read do not amend it).
- 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.