In short
The acquisition tax is 1.8% of the value in Puebla (Puebla) at MX$3 million. Appraisal values in Puebla changed by +8.1% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Puebla taxes by bracket, and the way that is read matters. The city's table gives a rate per bracket with no fixed amount, and Payotte applies the bracket's rate to the whole value, as written. A marginal reading would give MX$45,000 instead of MX$54,000 on MX$3 million, so the municipal treasury is the place to ask. The tax is assessed on whichever is highest among the acquisition value, the cadastral value and an appraisal by the cadastre or an authorised appraiser.
On those terms the tax comes to MX$18,000, MX$54,000 and MX$240,000 for homes of MX$1, 3 and 8 million, which is 1.8%, 1.8% and 3%. Puebla is 3rd from the lightest among 54 computed areas; only 2 charge less, 51 charge more, and the national median is MX$75,000. León is just under at MX$29,364 and Colima just over at MX$55,025. At MX$117.31 a day, the MX$3 million bill is 460 UMA. No state registry fee is available, so MX$54,000 is a minimum.
The city's own SHF index gained 8.1%, 15th of 36, and the state's reads 8.3%, 11th of 32, ahead of 7.3% nationally. The state median appraisal is MX$1,447,020, 9th highest, with a mean of MX$1,916,917. Real estate agents face no state rule. The state counted 6,583,278 residents in 2020, and individual borrowers signed 10,979 home loans in 2025.
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 Puebla
The questions, answered
How much tax and recording fee on a MX$3 million home in Puebla?
On a MX$3 million home in Puebla (Puebla), taxed on the highest of the acquisition value, the cadastral value and an appraisal by the cadastre or an authorised appraiser, the buyer pays property acquisition tax (ISABI) MX$54,000: at least MX$54,000 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 Puebla?
On a MX$8 million home in Puebla (Puebla): property acquisition tax (ISABI) MX$240,000, at least MX$240,000 in all, before notary fees.
Are home prices rising in Puebla?
The SHF price index for Puebla (Puebla) changed by +8.1% 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 Puebla?
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 Puebla?
Federal rules apply in Puebla 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 Puebla compares
Puebla charges MX$54,000 of acquisition tax (1.8%) on a MX$3 million home, 28% under the MX$75,000 median of the 54 municipios computed; 2 charge less and 51 more.
The law picks one rate for the whole base according to the bracket it falls in, so the tax runs MX$18,000 on MX$1 million, MX$54,000 on MX$3 million and MX$240,000 on MX$8 million: the effective rate goes from 1.8% to 3% across that range.
Puebla is the only municipio of Puebla whose acquisition tax Payotte computes. The state's recording fee could not be read, so the total is a lower limit.
Tax together take 1.8% of a MX$3 million price, MX$54,000, which is 2.1 monthly payments of MX$25,248 and 9% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,447,020 the same rules give MX$26,046, 1.8% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Puebla is 3rd: just below it in the national ranking is León (Guanajuato) at MX$29,364 and just above it is Colima (Colima) at MX$55,025. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Puebla pays MX$29,856 more; the heaviest, Querétaro, takes MX$170,306, MX$116,306 more than Puebla.
Beyond the three prices of this page, tax reach MX$36,000 on MX$2 million, MX$150,000 on MX$5 million and MX$360,000 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 3.72 centavos of acquisition tax, more than the 1.8% average at MX$3 million. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 460 UMA.
The SHF index of Puebla itself moved +8.1% in a year, behind Puebla (+8.3%) and above Mexico (+7.3%): 15th of the 36 cities with an index of their own.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Puebla: Acquisition tax on MX$1 million | MX$18,000 | median MX$21,588 | 13th of 54 lightest |
| Puebla: Acquisition tax on MX$3 million | MX$54,000 | median MX$75,000 | 3rd of 54 lightest |
| Puebla: Acquisition tax on MX$8 million | MX$240,000 | median MX$232,239 | 31st of 54 lightest |
| Puebla: Effective rate at MX$3 million | 1.8% | median 2.5% | 3rd of 54 lightest |
| Puebla: Effective rate at MX$1 and 8 million | 1.8% and 3% | gap 1.2 points | rising |
| Puebla: Tax on MX$3 million in UMA | 460 UMA | MX$117 per UMA | 15.1 monthly UMA |
| Puebla: Tax and fee on MX$12 million | MX$360,000 | 3% of the price | 6.7 times the MX$3 million bill |
| SHF index, Puebla | +8.1% | Mexico +7.3% | 15th of 36 |
Appraisal values, home loans and renting for the whole of Puebla are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISABI) on MX$3 million | MX$54,000 | Ley de Ingresos del Municipio de Puebla 2026, art. 6 (P.O. 15 Dec. 2025); Código Fiscal y Presupuestario para el Municipio de Puebla, art. 187-190 |
| SHF price index, Puebla, change over a year | +8.1% | 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 Puebla are on its state page.
Elsewhere in Puebla
Sources
- Acquisition tax: Ley de Ingresos del Municipio de Puebla 2026, art. 6 (P.O. 15 Dec. 2025); Código Fiscal y Presupuestario para el Municipio de Puebla, art. 187-190; the calculator.
- 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.