In short
Appraisal values in Morelos changed by +5.3% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Morelos is one of the pricier states by valuation and one of the slowest by price growth. The SHF median for mortgaged homes, over the first semester of 2026, is MX$1,711,685, 4th of 32, above the national MX$1,299,580. Its mean sits at MX$2,232,643 and the quartile marks are MX$1,009,408 and MX$2,522,000. Its population was 1,971,520 in 2020.
The SHF index, though, gained only 5.3% across the year, 29 of 32, trailing the 7.3% for Mexico. Lending reached 4,647 mortgages to individuals in 2025 at an average of MX$1,416,548, which is 2.4 for each 1,000 people, short of the 3.8 of the median entity. Rented homes stand at 13.6%, under the 14.4% median, and the state ranks 18th on that share. Agent practice is not governed by any state law.
Payotte holds no recording fee for Morelos, so any total it gives for the state is a minimum, tax only. Cuernavaca is the only municipality covered. It applies a flat 2% acquisition tax on the highest of the acquisition value, the cadastral value and an authorised appraisal, which means MX$60,000 when the home costs MX$3 million. Cuernavaca has no index of its own, so the state figure of 5.3% is the only price reading for it. The recording fee, the one item missing, would sit on top of that tax. In 2025 individuals took 4,647 loans, and the state lies far from the national middle on both price level and price growth.
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 Morelos
Buying: in Morelos the acquisition tax is set by each municipality. Payotte computes it on the pages of: Cuernavaca. Mortgage calculator.
The questions, answered
How much acquisition tax on a MX$3 million home in Morelos?
It depends on the municipality: on a MX$3 million home in Morelos, MX$60,000 in Cuernavaca, under the 2026 laws read by Payotte.
Are home prices rising in Morelos?
The SHF price index for Morelos changed by +5.3% 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 Morelos?
From January to June 2026, homes bought with a mortgage in Morelos were appraised at a median of MX$1,711,685 and a mean of MX$2,232,643; half of them were appraised between MX$1,009,408 and MX$2,522,000 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Morelos?
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 Morelos?
Federal rules apply in Morelos 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 Morelos compares
Morelos sets no single rate: the acquisition tax is municipal, and Payotte computes 1 of its municipios. On a MX$3 million home it runs from MX$60,000 in Cuernavaca to MX$60,000 in Cuernavaca; the spread is MX$0, 1 times the lowest. The median of all 54 areas computed is MX$75,000.
In Morelos, homes bought with a mortgage were appraised at a median of MX$1,711,685 from January to June 2026: the 4th highest of the 32 entities, 31.7% above the national median of MX$1,299,580. The mean, MX$2,232,643, is 1.3 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.5 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,522,000, in the top quarter of mortgage-financed homes.
The SHF price index of Morelos rose +5.3% in a year, 2 points slower than Mexico's +7.3%: 29th of 32 entities ranked. The 2025 SNIIV count is 4,647 home loans to individuals in Morelos, 2.4 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,416,548, 0.83 times the median appraisal. 13.6% of homes are rented there (2024), near the median entity's 14.4%, 18th highest.
A buyer at the state median appraisal with 20% down borrows MX$1,369,348; at the Banco de México average of 11.29% over 20 years that is MX$14,405 a month, against MX$25,248 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Median appraisal | MX$1,711,685 | Mexico MX$1,299,580 | 4th of 32 |
| Mean appraisal | MX$2,232,643 | Mexico MX$1,960,032 | 6th of 32 |
| Quartiles of appraisals | MX$1,009,408 to MX$2,522,000 | Mexico MX$843,000 to MX$2,226,101 | ratio 2.5 |
| SHF price index, one year | +5.3% | Mexico +7.3% | 29th of 32 |
| Home loans to individuals, 2025 | 4,647 | average MX$1,416,548 | 23rd of 32 |
| Loans per 1,000 residents | 2.4 | median entity 3.8 | 20th of 32 |
| Residents, 2020 census | 1,971,520 | 1.56% of Mexico | 23rd of 32 |
| Homes rented, 2024 | 13.6% | median entity 14.4% | 18th of 32 |
| Municipios computed | 1 | 1 listed | from MX$60,000 to MX$60,000 |
The figures
| Measure | Value | Source |
|---|---|---|
| SHF price index, Morelos, change over a year | +5.3% | SHF, Q2 2026 |
| SHF price index, Morelos, change over a year | +5.3% | SHF, Q2 2026 |
| Median appraisal value, Morelos (Jan.-June 2026) | MX$1,711,685 | SHF |
| Mean appraisal value, Morelos (Jan.-June 2026) | MX$2,232,643 | SHF |
| Home loans to individuals, Morelos, 2025 (new and existing homes) | 4,647 | SNIIV |
| Average amount of those loans | MX$1,416,548 | SNIIV |
| Share of homes rented, Morelos (2024) | 13.6% | Payotte calculation, INEGI ENIGH 2024 |
| 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 share of rented homes is Payotte's weighted count on 2,536 sampled homes of Morelos in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Morelos on Payotte
Sources
- 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.
- Renting: INEGI, Encuesta Nacional de Ingresos y Gastos de los Hogares (ENIGH) 2024, housing microdata; share of rented homes computed by Payotte, no margin of error.