Municipality · Chiapas

Buying a home in Tuxtla Gutiérrez: 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 Tuxtla Gutiérrez (Chiapas) yet: its 2026 law could not be read at an official source. Appraisal values in Tuxtla Gutiérrez changed by +6.4% 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 Tuxtla Gutiérrez

Buying: Payotte does not compute the acquisition tax in Tuxtla Gutiérrez 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.

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 acquisition tax in Tuxtla Gutiérrez?

Payotte does not compute it yet. Tuxtla Gutiérrez (Chiapas): the 2026 revenue law could not be reached on any official site. Payotte publishes no figure it has not read; the municipal treasury or the notary gives the amount.

Are home prices rising in Tuxtla Gutiérrez?

The SHF price index for Tuxtla Gutiérrez (Chiapas) changed by +6.4% 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 Tuxtla Gutiérrez?

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 Tuxtla Gutiérrez?

Federal income tax rules apply in Tuxtla Gutiérrez 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
SHF price index, Tuxtla Gutiérrez, change over a year+6.4%SHF, Q2 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