In short
The acquisition tax is 2.5% of the value in Veracruz (Veracruz) at MX$3 million. Appraisal values in Veracruz changed by +5.8% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Veracruz sits almost exactly at the middle of the national tax list. The municipality applies a flat 2.5% to the higher of the transaction value and the cadastral value, under articles 133 to 136 of its fiscal code. Payotte read the version of 28 December 2023 (Decreto 719), and the state's legal portal and gazette could not be reached to check later reforms, so the rate rests on that text.
Because the rate is flat, 2.5% holds at every level, and the example prices of MX$1, 3 and 8 million cost MX$25,000, MX$75,000 and MX$200,000 in turn. That MX$75,000 is precisely the national median for the MX$3 million example. Veracruz is 27th from the lightest of 54 computed areas, with 26 cheaper and 25 dearer. Tijuana (Baja California) sits just under at MX$69,080, and San Cristóbal de las Casas (Chiapas) carries the same MX$75,000 just over. At MX$117.31 per daily UMA, the bill equals 639 UMA.
The state recording fee is a fixed MX$2,114 under article 13-A of the state rights code, last reformed by Decreto 245 on 9 May 2025. Tax and fee together reach MX$77,114 for a MX$3 million purchase, 2.57% of the price.
The city's own SHF index gained 5.8% across the latest year, 29th of 36 cities that keep one, below the 7.3% national reading. Behind it stands a state with 8,062,579 residents (2020), a median appraisal of MX$1,022,000 for mortgaged homes in January to June 2026, 28th of 32, and rented homes at only 9.5% of the total. Agents work without any state rule.
State figures supply the lending side. The SHF index for the whole state gained 5.4%, 28th of 32. Mortgaged appraisals have a mean of MX$1,420,765 and quartiles at MX$755,000 and MX$1,639,046, and 17,340 loans went to individuals in 2025, MX$895,463 apiece, or 2.2 per 1,000 residents against 3.8 for the median entity.
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 Veracruz
The questions, answered
How much tax and recording fee on a MX$3 million home in Veracruz?
On a MX$3 million home in Veracruz (Veracruz), taxed on the higher of the transaction value and the cadastral value, the buyer pays property acquisition tax (ISAI) MX$75,000, recording fee, Registro Público de la Propiedad MX$2,114: MX$77,114 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 Veracruz?
On a MX$8 million home in Veracruz (Veracruz): property acquisition tax (ISAI) MX$200,000, recording fee, Registro Público de la Propiedad MX$2,114, MX$202,114 in all, before notary fees.
Are home prices rising in Veracruz?
The SHF price index for Veracruz (Veracruz) changed by +5.8% 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 Veracruz?
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 Veracruz?
Federal rules apply in Veracruz 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 Veracruz compares
At MX$75,000 on a MX$3 million home (2.5% of the price), Veracruz sits near the middle of the 54 municipios computed, whose median is MX$75,000: 26 charge less, 25 more, 2 exactly the same.
The law applies one rate, 2.5%, to the taxable base, so the tax grows in step with the price: MX$25,000 on MX$1 million, MX$75,000 on MX$3 million and MX$200,000 on MX$8 million.
Veracruz is the only municipio of Veracruz whose acquisition tax Payotte computes. The recording fee, MX$2,114 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 2.57% of a MX$3 million price, MX$77,114, which is 3.1 monthly payments of MX$25,248 and 12.9% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,022,000 the same rules give MX$27,664, 2.71% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Veracruz is 27th: just below it in the national ranking is Tijuana (Baja California) at MX$69,080 and just above it is San Cristóbal de las Casas (Chiapas) at MX$75,000. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Veracruz pays MX$50,856 more; the heaviest, Querétaro, takes MX$170,306, MX$95,306 more than Veracruz.
Beyond the three prices of this page, tax and fee reach MX$52,114 on MX$2 million, MX$127,114 on MX$5 million and MX$302,114 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.5 centavos of acquisition tax, the same as the average rate. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 639 UMA and the recording fee 18.
The SHF index of Veracruz itself moved +5.8% in a year, ahead of Veracruz (+5.4%) and below Mexico (+7.3%): 29th of the 36 cities with an index of their own.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Veracruz: Acquisition tax on MX$1 million | MX$25,000 | median MX$21,588 | 32nd of 54 lightest |
| Veracruz: Acquisition tax on MX$3 million | MX$75,000 | median MX$75,000 | 27th of 54 lightest |
| Veracruz: Acquisition tax on MX$8 million | MX$200,000 | median MX$232,239 | 23rd of 54 lightest |
| Veracruz: Effective rate at MX$3 million | 2.5% | median 2.5% | 27th of 54 lightest |
| Veracruz: Effective rate at MX$1 and 8 million | 2.5% and 2.5% | gap 0 points | flat |
| Veracruz: Tax on MX$3 million in UMA | 639 UMA | MX$117 per UMA | 21 monthly UMA |
| Veracruz: Recording fee on MX$3 million | MX$2,114 | 0.07% of the price | 2.8% of the tax |
| Veracruz: Tax and fee on MX$3 million | MX$77,114 | 2.57% of the price | 20th of 54 lightest |
| Veracruz: Tax and fee on MX$12 million | MX$302,114 | 2.52% of the price | 3.9 times the MX$3 million bill |
| SHF index, Veracruz | +5.8% | Mexico +7.3% | 29th of 36 |
Appraisal values, home loans and renting for the whole of Veracruz are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$75,000 | Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$2,114 | Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 2025) |
| SHF price index, Veracruz, change over a year | +5.8% | 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 Veracruz are on its state page.
Elsewhere in Veracruz
Sources
- Acquisition tax: Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023); the calculator.
- Recording fee: Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 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.