State

Buying a home in Oaxaca: taxes, prices, loans

Acquisition tax not computed · recording fee of the state · SHF price index · Banco de México mortgage rates.

In short

In Oaxaca, homes bought with a mortgage were appraised at a median of MX$1,451,000 from January to June 2026 (SHF). Appraisal values in Oaxaca changed by +7% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.31% in August 2026 (Banco de México).

Calculate for Oaxaca

Buying: in Oaxaca the acquisition tax is set by each municipality. Payotte computes it on the pages of: Huatulco, Oaxaca de Juárez, Puerto Escondido. Mortgage calculator.

If you sell

Income tax on the sale

Federal rules, the same in every state: your tax residence decides.

Rule applied25% of the gross price, no deduction (LISR art. 160)
Income tax on the saleMX$750,000
Sale price after the taxMX$2,250,000

Default rule for a non-resident; the notary pays it at the signing. Option: 35% on the gain instead, computed with the resident rules (not computed here); it is cheaper when the gain is below about 71% of the price.

A second home, a rental or a lot does not get the main-home exemption. Not included: the 5% state payment on the gain (credited against the federal tax), notary and broker fees (no official scale). How the tax on a sale works.

The questions, answered

How much acquisition tax on a MX$3 million home in Oaxaca?

It depends on the municipality: on a MX$3 million home in Oaxaca, MX$105,000 in Huatulco, MX$64,709 in Oaxaca de Juárez, MX$60,000 in Puerto Escondido, under the 2026 laws read by Payotte.

Are home prices rising in Oaxaca?

The SHF price index for Oaxaca changed by +7% 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 Oaxaca?

From January to June 2026, homes bought with a mortgage in Oaxaca were appraised at a median of MX$1,451,000 and a mean of MX$2,011,338; half of them were appraised between MX$1,002,942 and MX$2,079,000 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in Oaxaca?

With 20% down, a MX$2,400,000 fixed-rate loan over 20 years at 11.31%, the average offer of Mexican lenders in August 2026 (Banco de México), costs MX$25,281 a month; the lender's total annual cost (CAT) averaged 13.78% for its reference loan.

How much tax when you sell a home in Oaxaca?

Federal income tax rules apply in Oaxaca as in every state. A seller who is not a Mexican tax resident pays by default 25% of the gross price, with no deduction (LISR art. 160): MX$750,000 on a MX$3 million sale, paid by the notary at the signing; the seller may opt for 35% on the gain instead. A tax resident selling their own home is exempt up to 700,000 UDIS, about MX$6,199,266 at the Banxico UDI value of 15 October 2026, once every three years (art. 93-XIX-a); otherwise the gain is taxed after inflation updating and 3% yearly building depreciation, and 5% of it is paid to the state (art. 127).

The figures

MeasureValueSource
SHF price index, Oaxaca, change over a year+7%SHF, Q2 2026
SHF price index, Oaxaca, change over a year+7%SHF, Q2 2026
Median appraisal value, Oaxaca (Jan.-June 2026)MX$1,451,000SHF
Mean appraisal value, Oaxaca (Jan.-June 2026)MX$2,011,338SHF
Home loans to individuals, Oaxaca, 2025 (new and existing homes)1,510SNIIV
Average amount of those loansMX$1,115,527SNIIV
Share of homes rented, Oaxaca (2024)8.3%Payotte calculation, INEGI ENIGH 2024
Average fixed-rate mortgage offer (Aug. 2026)11.31%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 2,612 sampled homes of Oaxaca in INEGI's ENIGH 2024, without a margin of error.

Municipalities of Oaxaca on Payotte

Sources