Closing costs when buying a home in Mexico

The components of the bill

Think of the bill as a sum:

Total = acquisition tax + registry duties + notary fees + appraisal + SRE fees (foreign buyers) + lender costs (if borrowing) + other local charges.

Each term is below. No percentage is given for the first three; their rates are municipal or state schedules that change every year.

1. Acquisition tax

The tax falls on the person who acquires the property under Mexico City’s code (art. 112) and Guanajuato’s municipal law (art. 40). The base is not simply the price in those laws:

• Mexico City (art. 116): the highest of the acquisition value, the cadastral value, and the commercial value from an appraisal by the tax authority or a registered person.
• Guanajuato (art. 42): the highest of the registered fiscal value, the transaction value and the expert value; bank appraisals are accepted.
• Benito Juárez (art. 26): the highest of the price (updated for inflation), the value on a cadastral card not older than 180 days, a registered appraiser’s report no older than six months, and the seller’s last declared value.

So a price below the cadastral value or the appraisal does not lower the tax base. See cadastral value and appraisals. The rate, any exemption and the deadline are set locally. Examples of deadlines: 15 days in Mexico City (art. 120), 30 days in Guanajuato (art. 50), 15 working days in Benito Juárez (art. 28). In Guanajuato “the Notary Public shall sign and file” the declaration when the act is in a public deed (art. 51). Payotte states no rate here; the calculator carries the municipal schedules.

2. Registry duties

The state registry charges duties for filing the deed and for certificates. They are in each state’s fee law; see the property registry. The notice entries made when a notary requests a certificate are made “without charging duties for that concept” in the federal code (art. 3016).

3. Notary fees

A notary’s fee follows the state’s arancel (fee schedule). The notary laws read refer to one without a national scale (see the notary’s role). Ask for a written quote before signing and ask what it includes: deed, certificates, tax declarations, filing and copies.

4. Appraisal

You may need a credit appraisal (for a lender) and/or a tax appraisal. Fees are agreed with the valuer. A developer selling a home to the public must tell you about expenses beyond the price, naming deed costs, taxes, appraisal, administration, credit opening and investigation fees (LFPC art. 73 BIS, item XI).

5. Federal SRE fees for foreigners (Ley Federal de Derechos, art. 25; amounts for 2026)

The amounts are the rounded figures payable under the 2026 update (RMF 2026, Annex 4, factor 1.0379). Older figures that circulate (for example MX$13,910 and MX$4,840) do not match the 2026 law. For the process see the permit cost and timing and buying outside the restricted zone. The trustee bank sets its own fees for holding the trust; those are not in the law read and no figure is given.

6. Lender costs

For housing credit the lender must give, free of charge, a binding offer valid for 20 calendar days that states the interest rate and the total annual cost (CAT), commissions and fees (LTFCCG art. 6). Read the binding offer and use the mortgage calculator.

What is not in this bill

The seller’s income tax on the sale, and the state’s 5 % on gains, are the seller’s side and are covered in the tax guides; see selling as a non-resident. Annual property tax and condominium fees are ongoing costs, not closing costs.

Which professional to consult

The notary calculates and files the taxes (notary’s role). A mortgage lender (profile) quotes credit costs; an appraiser (profile) quotes valuation.