Municipality · State of Mexico

Buying a home in Toluca: tax, fees, prices

Acquisition tax not computed · recording fee of the state · SHF price index · Banco de México mortgage rates.

In short

Payotte does not compute the acquisition tax of Toluca (State of Mexico) yet: its 2026 law could not be read at an official source. Appraisal values in Toluca changed by +4.6% 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 Toluca

Buying: Payotte does not compute the acquisition tax in Toluca yet, because the 2026 law could not be read at an official source. The municipal treasury or the notary gives the amount; the mortgage calculator works everywhere. Mortgage calculator.

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.

Main home only for the exemption; the 5% state payment and fees are excluded. How the tax on a sale works.

The questions, answered

How much acquisition tax in Toluca?

Payotte does not compute it yet. Toluca (State of Mexico): the state table (Código Financiero, art. 115) could be read only in an undated copy last reformed in 2013-2015; the state's legal portals could not be reached. Payotte publishes no figure it has not read; the municipal treasury or the notary gives the amount.

Are home prices rising in Toluca?

The SHF price index for Toluca (State of Mexico) changed by +4.6% 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 State of Mexico?

From January to June 2026, homes bought with a mortgage in State of Mexico were appraised at a median of MX$1,364,588 and a mean of MX$2,201,128; half of them were appraised between MX$883,395 and MX$2,514,775 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in Toluca?

MX$2,400,000 borrowed (20% down) costs MX$25,281 a month over 20 years at 11.31% (Banco de México, August 2026); average CAT 13.78%.

How much tax when you sell a home in Toluca?

Federal rules apply in Toluca 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$6,199,266 at 15 October 2026 (art. 93-XIX-a).

How Toluca compares

Toluca is one of 7 municipios of the section whose acquisition tax is not computed: Toluca (State of Mexico): the state table (Código Financiero, art. 115) could be read only in an undated copy last reformed in 2013-2015; the state's legal portals could not be reached. No municipio of State of Mexico is computed yet, so the page carries the state and index figures only. Across the section, 54 areas are computed and the median acquisition tax on MX$3 million is MX$75,000.

In State of Mexico, homes bought with a mortgage were appraised at a median of MX$1,364,588 from January to June 2026: the 10th highest of the 32 entities, 5% above the national median of MX$1,299,580. The mean, MX$2,201,128, is 1.61 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.8 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,514,775, in the top quarter of mortgage-financed homes.

The SHF index of Toluca itself moved +4.6% in a year, behind State of Mexico (+5.5%) and below Mexico (+7.3%), 34th of the 36 cities with an index of their own. The 2025 SNIIV count is 25,247 home loans to individuals in State of Mexico, 1.5 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,214,255, 0.89 times the median appraisal. 15.8% of homes are rented there (2024), above the median entity's 14.4%, 12th highest.

A buyer at the state median appraisal with 20% down borrows MX$1,091,670; at the Banco de México average of 11.31% over 20 years that is MX$11,499 a month, against MX$25,281 for the MX$3 million example of this page.

MeasureValueReferenceRank
Median appraisal, State of MexicoMX$1,364,588Mexico MX$1,299,58010th of 32
SHF index, Toluca+4.6%State of Mexico +5.5%34th of 36
Computed areas in State of Mexico054 computed in Mexico1 municipios listed

The figures

MeasureValueSource
SHF price index, Toluca, change over a year+4.6%SHF, Q2 2026
SHF price index, State of Mexico, change over a year+5.5%SHF, Q2 2026
Median appraisal value, State of Mexico (Jan.-June 2026)MX$1,364,588SHF
Mean appraisal value, State of Mexico (Jan.-June 2026)MX$2,201,128SHF
Home loans to individuals, State of Mexico, 2025 (new and existing homes)25,247SNIIV
Average amount of those loansMX$1,214,255SNIIV
Share of homes rented, State of Mexico (2024)15.8%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 3,524 sampled homes of State of Mexico in INEGI's ENIGH 2024, without a margin of error.

Elsewhere in State of Mexico

Sources