In short
The acquisition tax is 4% of the value in Valladolid (Yucatán) at MX$3 million. Appraisal values in Yucatán changed by +8.7% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Valladolid reads its table by bracket, and the wording matters. The law gives one rate per bracket with no fixed amount, and Payotte applies the bracket's rate to the whole base, as written. A marginal reading would give a lower tax, so Payotte suggests asking the municipal treasury. The base is the highest of the price, the cadastral value and a validated appraisal (articles 60 to 62, published on 31 December 2025).
On that reading, the tax steps from MX$35,000 (price MX$1 million) to MX$120,000 (MX$3 million) and MX$400,000 (MX$8 million). At MX$3 million that is 4% of the price, or 1,023 daily UMA of MX$117.31. Valladolid is 52nd from the lightest of 54 computed areas; 47 cost less and only 2 cost more. Tulum, at MX$120,000, is the area just under, and Mexico City, at MX$155,322, the one just over. The national median is MX$75,000.
The Yucatán recording fee is a fixed MX$1,490. With the tax, a MX$3 million purchase carries MX$121,490, or 4.05% of the price.
Inside the state, Mérida asks MX$97,000 and Progreso asks the same MX$120,000 as Valladolid. Mérida's SHF index gained 8.5% in a year, and the state's gained 8.7%, 8th of 32, against 7.3% for Mexico. The state median appraisal is MX$1,485,687, 7th highest. Real estate agents sit in a state registry, with no licence required.
The same bracket logic explains why the table is worth checking directly. The MX$120,000 on MX$3 million matches Progreso and Tulum, but Valladolid's MX$400,000 on the MX$8 million example is the product of one rate applied to the whole base. The state registry fee is the article 59 charge of the Yucatán finance law, last reformed on 26 December 2025. The state population was 2,320,898 in 2020, and 10,253 home loans reached individuals 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 Valladolid
The questions, answered
How much tax and recording fee on a MX$3 million home in Valladolid?
On a MX$3 million home in Valladolid (Yucatán), taxed on the highest of the price, the cadastral value and a validated appraisal, the buyer pays property acquisition tax (ISAI) MX$120,000, recording fee, Registro Público de la Propiedad MX$1,490: MX$121,490 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 Valladolid?
On a MX$8 million home in Valladolid (Yucatán): property acquisition tax (ISAI) MX$400,000, recording fee, Registro Público de la Propiedad MX$1,490, MX$401,490 in all, before notary fees.
What monthly payment on a MX$3 million home in Valladolid?
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 Valladolid?
Federal rules apply in Valladolid 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 Valladolid compares
On a MX$3 million home the acquisition tax of Valladolid is MX$120,000 (4%), 60% above the MX$75,000 median of the 54 municipios computed; 2 charge more and 47 less, 4 the same.
The law picks one rate for the whole base according to the bracket it falls in, so the tax runs MX$35,000 on MX$1 million, MX$120,000 on MX$3 million and MX$400,000 on MX$8 million: the effective rate goes from 3.5% to 5% across that range.
Inside Yucatán, the nearest computed neighbours on a MX$3 million home are Progreso MX$120,000 (same) and Mérida MX$97,000 (MX$23,000 less). The MX$1,490 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 4.05% of a MX$3 million price, MX$121,490, which is 4.8 monthly payments of MX$25,248 and 20.2% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,485,687 the same rules give MX$53,489, 3.6% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Valladolid is 52nd: just below it in the national ranking is Tulum (Quintana Roo) at MX$120,000 and just above it is Mexico City (state) at MX$155,322. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Valladolid pays MX$95,856 more; the heaviest, Querétaro, takes MX$170,306, MX$50,306 more than Valladolid.
Beyond the three prices of this page, tax and fee reach MX$81,490 on MX$2 million, MX$201,490 on MX$5 million and MX$601,490 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 5.6 centavos of acquisition tax, more than the 4% average at MX$3 million. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 1,023 UMA and the recording fee 13.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Valladolid: Acquisition tax on MX$1 million | MX$35,000 | median MX$21,588 | 48th of 54 lightest |
| Valladolid: Acquisition tax on MX$3 million | MX$120,000 | median MX$75,000 | 48th of 54 lightest |
| Valladolid: Acquisition tax on MX$8 million | MX$400,000 | median MX$232,239 | 52nd of 54 lightest |
| Valladolid: Effective rate at MX$3 million | 4% | median 2.5% | 48th of 54 lightest |
| Valladolid: Effective rate at MX$1 and 8 million | 3.5% and 5% | gap 1.5 points | rising |
| Valladolid: Tax on MX$3 million in UMA | 1,023 UMA | MX$117 per UMA | 33.6 monthly UMA |
| Valladolid: Recording fee on MX$3 million | MX$1,490 | 0.05% of the price | 1.2% of the tax |
| Valladolid: Tax and fee on MX$3 million | MX$121,490 | 4.05% of the price | 47th of 54 lightest |
| Valladolid: Tax and fee on MX$12 million | MX$601,490 | 5.01% of the price | 5 times the MX$3 million bill |
Appraisal values, home loans and renting for the whole of Yucatán are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$120,000 | Ley de Hacienda del Municipio de Valladolid, Yucatán, art. 60-62 (D.O. 31 Dec. 2025) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$1,490 | Ley General de Hacienda del Estado de Yucatán, art. 59-I and II (last reform D.O. 26 Dec. 2025) |
| 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 Yucatán are on its state page.
Elsewhere in Yucatán
Sources
- Acquisition tax: Ley de Hacienda del Municipio de Valladolid, Yucatán, art. 60-62 (D.O. 31 Dec. 2025); the calculator.
- Recording fee: Ley General de Hacienda del Estado de Yucatán, art. 59-I and II (last reform D.O. 26 Dec. 2025).
- 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.