Municipality · Chiapas

Buying a home in San Cristóbal de las Casas: 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 San Cristóbal de las Casas (Chiapas), the acquisition tax is MX$75,000 (2.5% of the value) and the fee to record the deed MX$1,800, under its 2026 law. Appraisal values in Chiapas changed by +7% 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 San Cristóbal de las Casas

If you buy

Acquisition tax, recording fee and loan in San Cristóbal de las Casas

Rates of Ley de Ingresos del Municipio de San Cristóbal de las Casas, Chiapas, 2026, art. 8 (P.O. 081, 31 Dec. 2025). Change any field: the amounts are recalculated instantly.

Value taxedMX$3,000,000
Acquisition taxMX$75,000
Recording fee (Registro Público)MX$1,800
Total of the lines aboveMX$76,800
Loan with 20% downMX$2,400,000
Monthly payment, 20 years at 11.31%MX$25,281

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 San Cristóbal de las Casas?

On a MX$3 million home in San Cristóbal de las Casas (Chiapas), taxed on the highest of the price, the property-tax base and an appraisal by the state cadastre or an authorised appraiser, the buyer pays property transfer tax (ISTD) MX$75,000, recording fee, Registro Público de la Propiedad MX$1,800: MX$76,800 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 San Cristóbal de las Casas?

On a MX$8 million home in San Cristóbal de las Casas (Chiapas), taxed on the highest of the price, the property-tax base and an appraisal by the state cadastre or an authorised appraiser, the buyer pays property transfer tax (ISTD) MX$200,000, recording fee, Registro Público de la Propiedad MX$1,800: MX$201,800 in all under the 2026 laws read by Payotte, before notary fees.

Are home prices rising in San Cristóbal de las Casas?

The SHF price index for Chiapas as a whole (no index is published for San Cristóbal de las Casas alone) changed by +7% 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 Chiapas?

From January to June 2026, homes bought with a mortgage in Chiapas were appraised at a median of MX$1,177,463 and a mean of MX$1,491,025; half of them were appraised between MX$862,915 and MX$1,770,425 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in San Cristóbal de las Casas?

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 San Cristóbal de las Casas?

Federal income tax rules apply in San Cristóbal de las Casas 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 transfer tax (ISTD) on MX$3 millionMX$75,000Ley de Ingresos del Municipio de San Cristóbal de las Casas, Chiapas, 2026, art. 8 (P.O. 081, 31 Dec. 2025)
Recording fee, Registro Público de la Propiedad on MX$3 millionMX$1,800Ley de Derechos del Estado de Chiapas, art. 47 Ter-I-a (last reform P.O. 123, 19 Aug. 2026)
SHF price index, Chiapas, change over a year+7%SHF, Q2 2026
Median appraisal value, Chiapas (Jan.-June 2026)MX$1,177,463SHF
Mean appraisal value, Chiapas (Jan.-June 2026)MX$1,491,025SHF
Home loans to individuals, Chiapas, 2025 (new and existing homes)3,941SNIIV
Average amount of those loansMX$1,018,098SNIIV
Share of homes rented, Chiapas (2024)11.1%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 2,181 sampled homes of Chiapas in INEGI's ENIGH 2024, without a margin of error.

Elsewhere in Chiapas

Sources