# Payotte Mexico

> Independent guide to buying, selling and renting a home in Mexico, for foreign buyers, expatriates and English-speaking residents, from official sources (municipal and state laws, Diario Oficial, SAT, SRE, Banco de México, Sociedad Hipotecaria Federal, INEGI), dated and cited. The same MX$3 million home pays MX$24,144 in property acquisition tax in Guanajuato and MX$170,306 in Querétaro: in Mexico, each municipality sets the tax, and Payotte computes it from the 2026 laws of 54 of them. Free, ad-free, commission-free.

Payotte lists no Mexican firm yet: one firm per trade and area will be selected on public data, and each profile will publish the register where the READER checks it (state licence of real estate agents where one exists, SHF register of appraisers, CNBV and CONDUSEF registers of lenders). Payotte lists no notary or lawyer in Mexico (their advertising is restricted) and never says a professional is "verified". Amounts are in Mexican pesos (MX$).

## Calculators
- [Closing costs calculator](https://payotte.com/mexico/closing-costs-calculator): On a MX$3 million home, the acquisition tax comes to MX$90,000 in Cancún, MX$85,797 in Puerto Vallarta, MX$83,577 in Los Cabos, MX$82,007 in San Miguel de Allende, MX$97,000 in Mérida, before the fee to record the deed and the notary's fees. 54 municipalities computed from their 2026 laws (read 2026-10-15). Not computed: Monterrey and San Pedro Garza García (Nuevo León); San Pedro Garza García (Nuevo León); Hermosillo (Sonora); Acapulco and Zihuatanejo (Guerrero); Zihuatanejo (Guerrero); Campeche; Tuxtla Gutiérrez (Chiapas); Xalapa (Veracruz); Toluca (State of Mexico).
- [Mortgage payment calculator](https://payotte.com/mexico/mortgage-calculator): At 11.31%, the average fixed-rate mortgage offer in Mexico in August 2026 (Banco de México), a MX$2,400,000 loan over 20 years costs MX$25,281 a month.

## Rules and figures compared across the states (tables, JSON)
- [Acquisition tax on a home, by state](https://payotte.com/mexico/by-state/acquisition-tax) (data: https://payotte.com/mexico/by-state/acquisition-tax.json; CC BY 4.0, cite Payotte (https://payotte.com/mexico/by-state) with a link)
- [Fee to record the deed, by state](https://payotte.com/mexico/by-state/recording-fee) (data: https://payotte.com/mexico/by-state/recording-fee.json; CC BY 4.0, cite Payotte (https://payotte.com/mexico/by-state) with a link)
- [What homes are appraised at, by state](https://payotte.com/mexico/by-state/home-prices) (data: https://payotte.com/mexico/by-state/home-prices.json; Figures of the Sociedad Hipotecaria Federal, cited with their source and date; not relicensed by Payotte (the reuse terms of gob.mx are not settled))
- [How appraisal values changed in a year, by state](https://payotte.com/mexico/by-state/price-change) (data: https://payotte.com/mexico/by-state/price-change.json; Figures of the Sociedad Hipotecaria Federal, cited with their source and date; not relicensed by Payotte (the reuse terms of gob.mx are not settled))
- [Home loans to individuals, by state](https://payotte.com/mexico/by-state/home-loans) (data: https://payotte.com/mexico/by-state/home-loans.json; CC BY 4.0, cite Payotte (https://payotte.com/mexico/by-state) with a link)
- [Share of homes rented, by state](https://payotte.com/mexico/by-state/rented-homes) (data: https://payotte.com/mexico/by-state/rented-homes.json; CC BY 4.0, cite Payotte (https://payotte.com/mexico/by-state) with a link)
- [Real estate agent licensing, by state](https://payotte.com/mexico/by-state/agent-licensing) (data: https://payotte.com/mexico/by-state/agent-licensing.json; CC BY 4.0, cite Payotte (https://payotte.com/mexico/by-state) with a link)

## Municipalities and states
Appraisal values of homes bought with a mortgage rose +7.3% over a year in Mexico (SHF index, second quarter of 2026), from +3.4% in Mexico City to +12.5% in Tamaulipas; the national median appraisal was MX$1,299,580 from January to June 2026.
- [Acapulco](https://payotte.com/mexico/cities/acapulco), Guerrero; SHF index +5.5% over a year
- [Aguascalientes](https://payotte.com/mexico/cities/aguascalientes), Aguascalientes: acquisition tax MX$66,862 on MX$3 million; SHF index +9.9% over a year
- [Bacalar](https://payotte.com/mexico/cities/bacalar), Quintana Roo: acquisition tax MX$60,000 on MX$3 million
- [Bahía de Banderas](https://payotte.com/mexico/cities/bahia-de-banderas), Nayarit: acquisition tax MX$60,000 on MX$3 million; SHF index +9.6% over a year
- [Campeche](https://payotte.com/mexico/cities/campeche), Campeche; SHF index +6.8% over a year
- [Cancún](https://payotte.com/mexico/cities/cancun), Quintana Roo: acquisition tax MX$90,000 on MX$3 million; SHF index +9.7% over a year
- [Chapala](https://payotte.com/mexico/cities/chapala), Jalisco: acquisition tax MX$80,900 on MX$3 million
- [Chetumal](https://payotte.com/mexico/cities/chetumal), Quintana Roo: acquisition tax MX$60,000 on MX$3 million
- [Chihuahua](https://payotte.com/mexico/cities/chihuahua), Chihuahua: acquisition tax MX$62,775 on MX$3 million; SHF index +7% over a year
- [Ciudad Juárez](https://payotte.com/mexico/cities/ciudad-juarez), Chihuahua: acquisition tax MX$62,400 on MX$3 million; SHF index +7.6% over a year
- [Colima](https://payotte.com/mexico/cities/colima), Colima: acquisition tax MX$55,025 on MX$3 million
- [Cozumel](https://payotte.com/mexico/cities/cozumel), Quintana Roo: acquisition tax MX$90,000 on MX$3 million
- [Cuernavaca](https://payotte.com/mexico/cities/cuernavaca), Morelos: acquisition tax MX$60,000 on MX$3 million
- [Culiacán](https://payotte.com/mexico/cities/culiacan), Sinaloa: acquisition tax MX$66,000 on MX$3 million; SHF index +8% over a year
- [Durango](https://payotte.com/mexico/cities/durango), Durango: acquisition tax MX$111,679 on MX$3 million; SHF index +5.4% over a year
- [Ensenada](https://payotte.com/mexico/cities/ensenada), Baja California: acquisition tax MX$76,500 on MX$3 million
- [Guadalajara](https://payotte.com/mexico/cities/guadalajara), Jalisco: acquisition tax MX$85,650 on MX$3 million; SHF index +9.6% over a year
- [Guanajuato](https://payotte.com/mexico/cities/guanajuato), Guanajuato: acquisition tax MX$24,144 on MX$3 million
- [Guaymas](https://payotte.com/mexico/cities/guaymas), Sonora: acquisition tax MX$60,000 on MX$3 million
- [Hermosillo](https://payotte.com/mexico/cities/hermosillo), Sonora; SHF index +8.9% over a year
- [Huatulco](https://payotte.com/mexico/cities/huatulco), Oaxaca: acquisition tax MX$105,000 on MX$3 million
- [Isla Mujeres](https://payotte.com/mexico/cities/isla-mujeres), Quintana Roo: acquisition tax MX$120,000 on MX$3 million
- [La Paz](https://payotte.com/mexico/cities/la-paz), Baja California Sur: acquisition tax MX$83,581 on MX$3 million; SHF index +8.8% over a year
- [León](https://payotte.com/mexico/cities/leon), Guanajuato: acquisition tax MX$29,364 on MX$3 million; SHF index +7.7% over a year
- [Loreto](https://payotte.com/mexico/cities/loreto), Baja California Sur: acquisition tax MX$87,431 on MX$3 million
- [Los Cabos](https://payotte.com/mexico/cities/los-cabos), Baja California Sur: acquisition tax MX$83,577 on MX$3 million; SHF index +8.5% over a year
- [Manzanillo](https://payotte.com/mexico/cities/manzanillo), Colima: acquisition tax MX$55,025 on MX$3 million; SHF index +6.8% over a year
- [Mazatlán](https://payotte.com/mexico/cities/mazatlan), Sinaloa: acquisition tax MX$66,000 on MX$3 million; SHF index +8.6% over a year
- [Mérida](https://payotte.com/mexico/cities/merida), Yucatán: acquisition tax MX$97,000 on MX$3 million; SHF index +8.5% over a year
- [Mexicali](https://payotte.com/mexico/cities/mexicali), Baja California: acquisition tax MX$67,000 on MX$3 million; SHF index +9.6% over a year
- [Monterrey](https://payotte.com/mexico/cities/monterrey), Nuevo León; SHF index +6.4% over a year
- [Morelia](https://payotte.com/mexico/cities/morelia), Michoacán: acquisition tax MX$57,431 on MX$3 million; SHF index +6.8% over a year
- [Oaxaca de Juárez](https://payotte.com/mexico/cities/oaxaca-de-juarez), Oaxaca: acquisition tax MX$64,709 on MX$3 million
- [Pachuca](https://payotte.com/mexico/cities/pachuca), Hidalgo: acquisition tax MX$55,721 on MX$3 million
- [Playa del Carmen](https://payotte.com/mexico/cities/playa-del-carmen), Quintana Roo: acquisition tax MX$120,000 on MX$3 million; SHF index +10% over a year
- [Playas de Rosarito](https://payotte.com/mexico/cities/rosarito), Baja California: acquisition tax MX$76,500 on MX$3 million
- [Progreso](https://payotte.com/mexico/cities/progreso), Yucatán: acquisition tax MX$120,000 on MX$3 million
- [Puebla](https://payotte.com/mexico/cities/puebla), Puebla: acquisition tax MX$54,000 on MX$3 million; SHF index +8.1% over a year
- [Puerto Escondido](https://payotte.com/mexico/cities/puerto-escondido), Oaxaca: acquisition tax MX$60,000 on MX$3 million
- [Puerto Peñasco](https://payotte.com/mexico/cities/puerto-penasco), Sonora: acquisition tax MX$90,000 on MX$3 million
- [Puerto Vallarta](https://payotte.com/mexico/cities/puerto-vallarta), Jalisco: acquisition tax MX$85,797 on MX$3 million
- [Querétaro](https://payotte.com/mexico/cities/queretaro), Querétaro: acquisition tax MX$170,306 on MX$3 million; SHF index +4.5% over a year
- [Saltillo](https://payotte.com/mexico/cities/saltillo), Coahuila: acquisition tax MX$90,000 on MX$3 million; SHF index +7.2% over a year
- [San Cristóbal de las Casas](https://payotte.com/mexico/cities/san-cristobal-de-las-casas), Chiapas: acquisition tax MX$75,000 on MX$3 million
- [San Luis Potosí](https://payotte.com/mexico/cities/san-luis-potosi), San Luis Potosí: acquisition tax MX$93,600 on MX$3 million; SHF index +6.4% over a year
- [San Miguel de Allende](https://payotte.com/mexico/cities/san-miguel-de-allende), Guanajuato: acquisition tax MX$82,007 on MX$3 million
- [Tampico](https://payotte.com/mexico/cities/tampico), Tamaulipas: acquisition tax MX$60,000 on MX$3 million
- [Tepic](https://payotte.com/mexico/cities/tepic), Nayarit: acquisition tax MX$60,000 on MX$3 million; SHF index +9.4% over a year
- [Tijuana](https://payotte.com/mexico/cities/tijuana), Baja California: acquisition tax MX$69,080 on MX$3 million; SHF index +8.6% over a year
- [Tlaxcala](https://payotte.com/mexico/cities/tlaxcala), Tlaxcala: acquisition tax MX$60,000 on MX$3 million; SHF index +4.1% over a year
- [Toluca](https://payotte.com/mexico/cities/toluca), State of Mexico; SHF index +4.6% over a year
- [Torreón](https://payotte.com/mexico/cities/torreon), Coahuila: acquisition tax MX$75,000 on MX$3 million; SHF index +7.7% over a year
- [Tulum](https://payotte.com/mexico/cities/tulum), Quintana Roo: acquisition tax MX$120,000 on MX$3 million
- [Tuxtla Gutiérrez](https://payotte.com/mexico/cities/tuxtla-gutierrez), Chiapas; SHF index +6.4% over a year
- [Valladolid](https://payotte.com/mexico/cities/valladolid), Yucatán: acquisition tax MX$120,000 on MX$3 million
- [Veracruz](https://payotte.com/mexico/cities/veracruz), Veracruz: acquisition tax MX$75,000 on MX$3 million; SHF index +5.8% over a year
- [Villahermosa](https://payotte.com/mexico/cities/villahermosa), Tabasco: acquisition tax MX$60,000 on MX$3 million; SHF index +7.1% over a year
- [Zacatecas](https://payotte.com/mexico/cities/zacatecas), Zacatecas: acquisition tax MX$63,000 on MX$3 million; SHF index +5.1% over a year
- [Zapopan](https://payotte.com/mexico/cities/zapopan), Jalisco: acquisition tax MX$85,200 on MX$3 million; SHF index +9.2% over a year
- [Zihuatanejo](https://payotte.com/mexico/cities/zihuatanejo), Guerrero; SHF index +5.8% over a year
- [Aguascalientes](https://payotte.com/mexico/states/aguascalientes): median appraisal MX$1,200,000 (Jan.-June 2026)
- [Baja California](https://payotte.com/mexico/states/baja-california): median appraisal MX$1,587,201 (Jan.-June 2026)
- [Baja California Sur](https://payotte.com/mexico/states/baja-california-sur): median appraisal MX$1,845,565 (Jan.-June 2026)
- [Campeche](https://payotte.com/mexico/states/campeche): median appraisal MX$1,334,000 (Jan.-June 2026)
- [Chiapas](https://payotte.com/mexico/states/chiapas): median appraisal MX$1,177,463 (Jan.-June 2026)
- [Chihuahua](https://payotte.com/mexico/states/chihuahua): median appraisal MX$1,301,862 (Jan.-June 2026)
- [Coahuila](https://payotte.com/mexico/states/coahuila): median appraisal MX$1,020,703 (Jan.-June 2026)
- [Colima](https://payotte.com/mexico/states/colima): median appraisal MX$1,136,195 (Jan.-June 2026)
- [Durango](https://payotte.com/mexico/states/durango): median appraisal MX$845,983 (Jan.-June 2026)
- [Guanajuato](https://payotte.com/mexico/states/guanajuato): median appraisal MX$1,221,641 (Jan.-June 2026)
- [Guerrero](https://payotte.com/mexico/states/guerrero): median appraisal MX$1,293,725 (Jan.-June 2026)
- [Hidalgo](https://payotte.com/mexico/states/hidalgo): median appraisal MX$1,193,176 (Jan.-June 2026)
- [Jalisco](https://payotte.com/mexico/states/jalisco): median appraisal MX$1,200,979 (Jan.-June 2026)
- [Mexico City](https://payotte.com/mexico/states/mexico-city): median appraisal MX$3,301,516 (Jan.-June 2026)
- [Michoacán](https://payotte.com/mexico/states/michoacan): median appraisal MX$1,178,900 (Jan.-June 2026)
- [Morelos](https://payotte.com/mexico/states/morelos): median appraisal MX$1,711,685 (Jan.-June 2026)
- [Nayarit](https://payotte.com/mexico/states/nayarit): median appraisal MX$1,529,958 (Jan.-June 2026)
- [Nuevo León](https://payotte.com/mexico/states/nuevo-leon): median appraisal MX$1,214,074 (Jan.-June 2026)
- [Oaxaca](https://payotte.com/mexico/states/oaxaca): median appraisal MX$1,451,000 (Jan.-June 2026)
- [Puebla](https://payotte.com/mexico/states/puebla): median appraisal MX$1,447,020 (Jan.-June 2026)
- [Querétaro](https://payotte.com/mexico/states/queretaro): median appraisal MX$1,907,749 (Jan.-June 2026)
- [Quintana Roo](https://payotte.com/mexico/states/quintana-roo): median appraisal MX$1,310,995 (Jan.-June 2026)
- [San Luis Potosí](https://payotte.com/mexico/states/san-luis-potosi): median appraisal MX$1,336,978 (Jan.-June 2026)
- [Sinaloa](https://payotte.com/mexico/states/sinaloa): median appraisal MX$1,254,600 (Jan.-June 2026)
- [Sonora](https://payotte.com/mexico/states/sonora): median appraisal MX$1,175,452 (Jan.-June 2026)
- [State of Mexico](https://payotte.com/mexico/states/state-of-mexico): median appraisal MX$1,364,588 (Jan.-June 2026)
- [Tabasco](https://payotte.com/mexico/states/tabasco): median appraisal MX$1,077,788 (Jan.-June 2026)
- [Tamaulipas](https://payotte.com/mexico/states/tamaulipas): median appraisal MX$845,500 (Jan.-June 2026)
- [Tlaxcala](https://payotte.com/mexico/states/tlaxcala): median appraisal MX$937,000 (Jan.-June 2026)
- [Veracruz](https://payotte.com/mexico/states/veracruz): median appraisal MX$1,022,000 (Jan.-June 2026)
- [Yucatán](https://payotte.com/mexico/states/yucatan): median appraisal MX$1,485,687 (Jan.-June 2026)
- [Zacatecas](https://payotte.com/mexico/states/zacatecas): median appraisal MX$1,030,960 (Jan.-June 2026)

## Guides
### Foreign buyers
- [Buying property in Mexico as a foreigner: the rules](https://payotte.com/mexico/guides/buying-property-in-mexico-as-a-foreigner): A foreigner can own a home in Mexico, but the route depends on where the land is.
- [Mexico's restricted zone: 100 km and 50 km explained](https://payotte.com/mexico/guides/restricted-zone-mexico): The restricted zone (zona restringida) is a strip of national territory 100 km wide along the land borders and 50 km wide along the beaches.
- [Fideicomiso: how Mexico's bank trust for foreigners works](https://payotte.com/mexico/guides/fideicomiso-bank-trust-explained): A fideicomiso is a trust in which a Mexican bank holds title to a property for the benefit of a named person.
- [Fideicomiso permit in Mexico: 2026 SRE fees and timing](https://payotte.com/mexico/guides/fideicomiso-permit-cost-and-timing): In 2026 the Foreign Affairs Secretariat (SRE) charges MX$21,650 for a fideicomiso permit and MX$595 for the review of the application, MX$22,245 in all (a sum calculated here from the two published figures).
- [Buying outside Mexico's restricted zone: the SRE agreement](https://payotte.com/mexico/guides/buying-outside-the-restricted-zone): Outside the restricted zone a foreigner may own land or a home directly, without a bank trust.
- [Buying Mexican property through a company: what the law says](https://payotte.com/mexico/guides/buying-through-a-mexican-company): A Mexican company can own real estate, and the Foreign Investment Law (Ley de Inversión Extranjera, LIE) says what changes when its partners are foreign.
- [RNIE: Mexico's foreign investment registry and who files](https://payotte.com/mexico/guides/foreign-investment-registry-rnie): The National Registry of Foreign Investment (Registro Nacional de Inversiones Extranjeras, RNIE) is a federal registry kept by the Secretariat of Economy. It is not public (Foreign Investment Law, art. 31).
- [Renting out a home held in a Mexican fideicomiso](https://payotte.com/mexico/guides/renting-out-a-fideicomiso-property): Yes: the Foreign Investment Law defines the "use and enjoyment" that a trust beneficiary may have to include the fruits, products and any return from the lucrative operation of the property, through third parties or through the bank (art. 12).
- [Mexico-US tax treaty: rent and gains on Mexican property](https://payotte.com/mexico/guides/mexico-us-tax-treaty-property): The income tax convention between the United States and Mexico, signed in Washington on 18 September 1992 and in force since 28 December 1993, lets Mexico tax rent and capital gains from Mexican real estate owned by a US resident (articles 6 and 13).
- [Mexico-Canada tax treaty: rent and gains on Mexican property](https://payotte.com/mexico/guides/mexico-canada-tax-treaty-property): The convention between Canada and Mexico for the avoidance of double taxation on income, signed in Mexico City on 12 September 2006, says in article 6 that rent from Mexican immovable property may be taxed in Mexico, and in article 13 that gains from selling it may be taxed in Mexico too.
- [Mexico-UK tax treaty: rent and gains on Mexican property](https://payotte.com/mexico/guides/mexico-uk-tax-treaty-property): The double taxation convention between the United Kingdom and Mexico was signed in Mexico City on 2 June 1994 and entered into force on 15 December 1994; the consolidated text published by HMRC on GOV.UK includes a protocol and was updated on 17 April 2026.
- [Selling Mexican property as a non-resident: the tax](https://payotte.com/mexico/guides/selling-property-in-mexico-as-a-non-resident): When a person who is not a Mexican tax resident sells a house, condo or lot located in Mexico, the income is taxed in Mexico, because the property is there (Income Tax Law, Ley del Impuesto sobre la Renta, LISR, art.
- [Rental income tax for non-residents of Mexico](https://payotte.com/mexico/guides/rental-income-tax-non-residents-mexico): If you are not a Mexican tax resident and you rent out a property located in Mexico, the rent has a Mexican source and the federal Income Tax Law (LISR, art.

### Acquisition tax by state
- [Property acquisition tax in Mexico, state by state](https://payotte.com/mexico/guides/property-acquisition-tax-mexico): Mexico has no national tax on acquiring a home.
- [Quintana Roo acquisition tax: 2% to 4% by municipality](https://payotte.com/mexico/guides/acquisition-tax-quintana-roo): In Quintana Roo the buyer's acquisition tax, the impuesto sobre adquisición de bienes inmuebles (ISABI), is set municipality by municipality, not by the state.
- [Jalisco property transfer tax: the appraisal sets the base](https://payotte.com/mexico/guides/acquisition-tax-jalisco): Jalisco taxes the buyer through the impuesto sobre transmisiones patrimoniales, a municipal tax whose base is fixed by the state's Ley de Hacienda Municipal and whose rates are fixed in each municipality's 2026 revenue law, as progressive tables running from about 2.5% to 3.5% of the base.
- [Baja California Sur acquisition tax: 3% less a UMA deduction](https://payotte.com/mexico/guides/acquisition-tax-baja-california-sur): In Baja California Sur the buyer's impuesto sobre adquisición de bienes inmuebles (ISABI) is 3% of the property value in Los Cabos, La Paz and Loreto, but each municipal law first subtracts a sum in UMA from the value: five years of daily UMA in Los Cabos, five annual UMA for a house in La Paz, and two years of daily UMA in Loreto.
- [Baja California acquisition tax: Tijuana, Ensenada, Rosarito](https://payotte.com/mexico/guides/acquisition-tax-baja-california): Baja California's impuesto sobre adquisición de inmuebles (ISAI) is built in two layers.
- [Yucatán acquisition tax: Mérida's table, Progreso 4%](https://payotte.com/mexico/guides/acquisition-tax-yucatan): In Yucatán the buyer's impuesto sobre adquisición de inmuebles (ISAI) is created and tabled by each municipality's law.
- [Nayarit acquisition tax: 2% in Bahía de Banderas and Tepic](https://payotte.com/mexico/guides/acquisition-tax-nayarit): In Nayarit the buyer's impuesto sobre adquisición de bienes inmuebles is 2% of the property's value, a rate written into the state's municipal finance law (art.
- [Guanajuato acquisition tax: a UMA deduction, then a table](https://payotte.com/mexico/guides/acquisition-tax-guanajuato): In Guanajuato the buyer's impuesto sobre adquisición de bienes inmuebles (ISABI) is calculated in two steps.
- [Property transfer tax in Oaxaca: 2026 rules by municipio](https://payotte.com/mexico/guides/acquisition-tax-oaxaca): In Oaxaca the tax a buyer pays when a home changes hands is called the impuesto sobre traslación de dominio (property transfer tax, ISTD), and each municipio sets its own rate in its annual revenue law.
- [Property acquisition tax in Sinaloa: 2% plus a 10% add-on](https://payotte.com/mexico/guides/acquisition-tax-sinaloa): Sinaloa is unusual because the state law itself fixes the rate: the impuesto sobre adquisición de inmuebles (ISAI, property acquisition tax) is 2 % of the taxable base in every municipio, under the state's municipal-finance law.
- [Property transfer tax in Sonora: Guaymas and Puerto Peñasco](https://payotte.com/mexico/guides/acquisition-tax-sonora): Sonora splits this tax in two.
- [Property transfer tax in Chihuahua: 2% plus surcharges](https://payotte.com/mexico/guides/acquisition-tax-chihuahua): A buyer in the state of Chihuahua pays the impuesto sobre traslación de dominio de bienes inmuebles (ISTD, a transfer tax) to the municipio.
- [Property acquisition tax in Coahuila: Saltillo and Torreón](https://payotte.com/mexico/guides/acquisition-tax-coahuila): In Coahuila, the impuesto sobre adquisición de inmuebles (ISAI, property acquisition tax) works from a state-wide municipal finance code but takes its rate from each municipio's yearly revenue law.
- [Property transfer tax in Colima: Colima and Manzanillo](https://payotte.com/mexico/guides/acquisition-tax-colima): Colima is one of the cheaper states for a high-priced home, because its tax is a marginal table with a 2 % top rate.
- [Property transfer tax in Querétaro city: 2026 table](https://payotte.com/mexico/guides/acquisition-tax-queretaro): Querétaro city has the highest acquisition tax of the 53 municipios in Payotte's calculator, on both the MX$3 million and the MX$8 million reference prices, and it uses a progressive table.

### Buying
- [Buying a home in Mexico: the steps from offer to deed](https://payotte.com/mexico/guides/buying-a-home-in-mexico-step-by-step): A home purchase in Mexico is completed before a state-appointed notary, who prepares the escritura pública (the public deed), obtains a certificate of liens from the Registro Público de la Propiedad (the state property registry) and files the deed for registration.
- [Closing costs when buying a home in Mexico](https://payotte.com/mexico/guides/closing-costs-in-mexico): There is no single percentage for Mexican closing costs, because the largest items are set by the state and the municipio: the acquisition tax (called ISAI or impuesto sobre adquisición de bienes inmuebles in most places), the registry duties and the notary's fee.
- [The notario público in a Mexican home purchase](https://payotte.com/mexico/guides/notario-publico-role-in-a-purchase): A Mexican notario público is not a clerk who stamps papers.
- [The escritura pública: Mexico's property deed](https://payotte.com/mexico/guides/escritura-publica-deed-mexico): In Mexico a sale of land or a building takes effect between the parties by contract, but the law ties it to a form: the federal civil code requires a public deed (escritura pública, an instrument drawn up and kept by a notary) when the appraised value exceeds 365 times the daily minimum reference.
- [The Registro Público de la Propiedad in Mexico](https://payotte.com/mexico/guides/public-property-registry-mexico): The property registry (Registro Público de la Propiedad) is where a Mexican deed becomes effective against everyone else. It is a state institution, so there are as many registries and registry procedures as states.
- [Certificate of liens in Mexico (libertad de gravamen)](https://payotte.com/mexico/guides/certificate-of-liens-mexico): A certificate of liens (certificado de libertad de gravamen, also called a certificate of existence or non-existence of encumbrances) is a document from the state property registry that says whether a given property carries mortgages, attachments or other recorded burdens, and who the registered owner is.
- [Property appraisal (avalúo) in Mexico: who signs one](https://payotte.com/mexico/guides/property-appraisal-avaluo-mexico): In a Mexican purchase the word avalúo covers at least three different documents with three different signatories: the bank appraisal a lender requires for a mortgage, the tax appraisal a state or municipality accepts to set the acquisition-tax base, and the cadastral value that the municipal cadastre assigns.
- [Cadastral value (valor catastral) in Mexico explained](https://payotte.com/mexico/guides/cadastral-value-mexico): The valor catastral (cadastral value) is the value that the local cadastre, not the market, attaches to a property for tax purposes.
- [Buying a condo in Mexico: the condominium regime](https://payotte.com/mexico/guides/buying-a-condo-in-mexico): A Mexican apartment is usually owned under a régimen de propiedad en condominio: you own your unit outright and a share of the common areas.
- [Ejido land in Mexico: why buyers must be careful](https://payotte.com/mexico/guides/ejido-land-mexico-risks): An ejido is an agrarian community that the federal Ley Agraria recognises as owner of its land, with its own assembly and rules.
- [Buying off-plan in Mexico: your PROFECO rights](https://payotte.com/mexico/guides/buying-off-plan-mexico-profeco): When you buy a new home from a developer, builder or promoter in Mexico, federal consumer law applies on top of the state civil code.

### Financing
- [Mortgage rates in Mexico: Banxico's figures explained](https://payotte.com/mexico/guides/mortgage-rates-in-mexico): In Mexico, the central bank's target for the overnight interbank rate was held at 6.50 % on 24 September 2026, but that is not what a home buyer pays.
- [Mortgage payment in Mexico: the formula and an example](https://payotte.com/mexico/guides/mortgage-payment-in-mexico): A fixed-rate peso mortgage with level instalments has a monthly payment that depends only on three things: the amount borrowed, the monthly interest rate and the number of months.
- [CAT, Mexico's total annual cost of a mortgage](https://payotte.com/mexico/guides/cat-total-annual-cost-mortgage): The CAT (Costo Anual Total, total annual cost) is a single percentage that federal law requires lenders to disclose so that borrowers can compare credit offers.
- [Binding mortgage offer in Mexico: 20 days, free](https://payotte.com/mexico/guides/binding-mortgage-offer-mexico): Under article 6 of the federal Ley de Transparencia y de Fomento a la Competencia en el Crédito Garantizado (LTFCCG), a lender granting housing credit in Mexico must give an applicant, free of charge and on request, a binding offer (oferta vinculante).
- [Switching mortgage lender in Mexico: subrogation rights](https://payotte.com/mexico/guides/switching-mortgage-lender-mexico): A federal law, the Ley de Transparencia y de Fomento a la Competencia en el Crédito Garantizado (LTFCCG, last reformed 10 January 2014), lets a borrower repay a mortgage early with a new loan from another lender and have that lender step into the old one's place by operation of law (subrogación de acreedor, article 15).
- [Infonavit credit for foreign workers: what the law says](https://payotte.com/mexico/guides/infonavit-credit-for-foreign-workers): Infonavit, Mexico's federal workers' housing fund, lends only to workers who hold savings in their housing sub-account, built from the 5 % of salary that employers must pay for the workers they register.
- [Fovissste housing credit for public-sector workers](https://payotte.com/mexico/guides/fovissste-housing-credit): Fovissste (Fondo de la Vivienda del ISSSTE) is the housing fund for workers of federal bodies and of other public entities that have signed an agreement with the ISSSTE.
- [UDI and UMA explained: Mexico's two reference units](https://payotte.com/mexico/guides/udi-and-uma-explained): Mexican property law and mortgages use two non-currency units.

### Selling and taxes
- [Selling a home in Mexico: the seller's costs and taxes](https://payotte.com/mexico/guides/selling-a-home-in-mexico-costs): A seller in Mexico normally pays federal income tax on the gain, computed on the sale deed, plus a 5 % payment on the gain to the state where the home stands (credited against the federal amount).
- [Capital gains tax on Mexican property: how it works](https://payotte.com/mexico/guides/capital-gains-tax-on-property-mexico): Mexico has no separate "capital gains tax". A tax resident who sells real estate reports the gain as ordinary income under Chapter IV of Title IV of the federal Income Tax Law (LISR, arts. 119 to 126).
- [Mexico's main-home sale exemption: 700,000 UDIS](https://payotte.com/mexico/guides/home-sale-exemption-mexico): A person who sells their own home in Mexico pays no federal income tax on the sale if the price does not exceed 700,000 UDIS, the sale is formalised before a notary, and the seller has not already used the exemption in the three years before.
- [How the notary calculates and pays tax on a Mexican sale](https://payotte.com/mexico/guides/notary-tax-withholding-on-a-sale): When a Mexican property is sold by public deed, the notary (notario público) calculates the income tax "under their own responsibility" and pays it to the tax authorities, normally within fifteen days of the signing (Income Tax Law, LISR, arts.
- [The 5% state payment on a property sale in Mexico](https://payotte.com/mexico/guides/state-tax-on-property-gains): Whoever sells land, a building or both in Mexico must make a second payment of 5% of the gain to the state in which the property is located, in addition to the federal provisional payment.
- [Rental income tax for residents of Mexico](https://payotte.com/mexico/guides/rental-income-tax-residents-mexico): A person who is a Mexican tax resident and rents out a property in Mexico reports the rent under Chapter III of Title IV of the federal Income Tax Law (LISR, arts. 114 to 118).
- [VAT on furnished rentals in Mexico](https://payotte.com/mexico/guides/vat-on-furnished-rentals-mexico): In Mexico, value added tax (IVA, VAT) at 16% is charged on renting out a property that is furnished, or used as a hotel or guest house, but not on renting a dwelling that is used exclusively as a home and is unfurnished (federal VAT Law, LIVA, arts.
- [Taxes on platform rentals in Mexico (Airbnb-type)](https://payotte.com/mexico/guides/short-term-rental-platform-taxes-mexico): When a host rents a home in Mexico through an online booking platform, the platform must withhold part of the host's taxes.

### Renting
- [Renting a home in Mexico City: the lease rules](https://payotte.com/mexico/guides/renting-a-home-in-mexico-city): In Mexico City, a home rented as a dwelling is governed by chapter IV of the city's civil code, the Código Civil para el Distrito Federal.
- [Lease registration in Mexico City: the 30-day duty](https://payotte.com/mexico/guides/lease-registration-mexico-city): A landlord letting a home in Mexico City must register the lease in a digital register run by the city government, within 30 days of signing it.
- [Security deposits on rentals in Mexico: state rules](https://payotte.com/mexico/guides/security-deposit-rules-mexico): There is no federal rule on rental deposits in Mexico: each state's civil code decides, and the three codes read here differ.
- [Rent increases in Mexico: what each state's code says](https://payotte.com/mexico/guides/rent-increases-mexico): Whether a Mexican landlord can raise the rent, and by how much, depends on the state.
- [Renting as a foreigner in Mexico: what the law says](https://payotte.com/mexico/guides/renting-as-a-foreigner-in-mexico): No law I read makes a foreigner's immigration status a condition for signing a residential lease in Mexico. The Migration Law does require a foreigner to prove "situación migratoria regular" in notarial property transactions (art.
- [Ending a lease and eviction in Mexico: the civil codes](https://payotte.com/mexico/guides/eviction-and-ending-a-lease-mexico): A residential lease in Mexico ends when its term runs out, by agreement, or through rescission for a breach, and the grounds and notice periods are set by each state's civil code.
- [Short-term rentals in Mexico City: host registry rules](https://payotte.com/mexico/guides/short-term-rentals-rules-mexico-city): Since a reform published on 4 April 2024, the Ley de Turismo de la Ciudad de México regulates the "Estancia Turística Eventual": a temporary stay in a residential property "a cambio de una contraprestación".

### Owning and inheriting
- [Property tax (predial) in Mexico: how municipios set it](https://payotte.com/mexico/guides/property-tax-predial-mexico): Predial (the annual property tax) is collected by the municipio (the local authority), and the Constitution leaves the rates to the state legislatures, so no single national rate exists.
- [HOA and condo fees in Mexico (cuotas de mantenimiento)](https://payotte.com/mexico/guides/hoa-fees-condominium-mexico): Owners of an apartment in a Mexican condominio (a building or complex under a condominium regime) pay cuotas (maintenance and reserve fees) fixed by the owners' assembly, in proportion to their share of the common areas.
- [Making a will in Mexico: the public open will](https://payotte.com/mexico/guides/wills-in-mexico): A Mexican will is made before a notary in the form called testamento público abierto (open public will, signed in the notary's deed book).
- [Probate and succession in Mexico: who inherits](https://payotte.com/mexico/guides/probate-and-succession-mexico): When a person dies owning a home in Mexico, the estate passes through a sucesión (succession): either before a judge or, if nobody disputes it and all heirs are adults, before a notary.
- [Inheritance and gifts of Mexican property: income tax](https://payotte.com/mexico/guides/inheritance-and-gifts-of-property-mexico): Mexico has no federal inheritance tax or gift tax as such. Under the federal Income Tax Law (LISR, art.
- [Real estate agent licensing in Mexico, state by state](https://payotte.com/mexico/guides/real-estate-agent-licensing-by-state-mexico): Mexico has no federal licence for real estate agents.
- [Mexico house prices: what the SHF index measures](https://payotte.com/mexico/guides/mexico-house-prices-shf-index): The Sociedad Hipotecaria Federal (SHF, the federal government's mortgage development bank) publishes the Mexican house price index each quarter.

## The trades
- [Appraisers in Mexico: SHF register and state registers](https://payotte.com/mexico/professions/appraiser): A perito valuador (a property appraiser, the person who signs an avalúo, a written valuation) can be recorded in more than one register in Mexico, depending on what the appraisal is for.
- [Mortgage lenders in Mexico: CNBV and CONDUSEF registers](https://payotte.com/mexico/professions/mortgage-lender): In Mexico, a bank or other lender that offers home loans sits in a federal register, and the reader can search it.
- [Notaries in Mexico: appointment, checks, advertising](https://payotte.com/mexico/professions/notary): In Mexico a notario público (a state-appointed notary, a senior lawyer entrusted with public faith) is appointed by each state, not by a national body.
- [Real estate agents in Mexico: state licences, no federal one](https://payotte.com/mexico/professions/real-estate-agent): Mexico has no federal licence for real estate agents.
- [Real estate lawyers in Mexico: cédula profesional check](https://payotte.com/mexico/professions/real-estate-lawyer): In Mexico, a lawyer (abogado, or licenciado en derecho) practises with a cédula profesional, a personal professional licence number issued by the federal Dirección General de Profesiones of the Ministry of Public Education (SEP).

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