In short
Appraisal values in Oaxaca changed by +7% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Oaxaca prices rank high but credit stays scarce. The SHF median appraisal reads MX$1,451,000, 8th of 32 and above the national MX$1,299,580. The average stands at MX$2,011,338, and the lower and upper quartiles are MX$1,002,942 and MX$2,079,000. The SHF index advanced 7%, 20th of 32, under the 7.3% national reading.
Only 1,510 individuals took home loans in 2025, MX$1,115,527 on average, or 0.4 per 1,000 of the 4,132,148 residents, where the median entity records 3.8. Renting is the least common in the country: 8.3% of homes in 2024, 32nd of 32, against a median of 14.4%.
Payotte lists Puerto Escondido, Oaxaca de Juárez and Huatulco, and their tax for a MX$3 million home spans a wide range: MX$60,000, MX$64,709 and MX$105,000. The state registry fee is a fixed MX$1,642 (article 44 of the state law, consolidated 21 December 2024). Agents face no state rule. The state population was 4,132,148 in 2020, and the registry fee article was consolidated without later amendment, according to the decrees read.
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 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.
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?
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 Oaxaca?
Federal 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 (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 Oaxaca compares
Oaxaca sets no single rate: the acquisition tax is municipal, and Payotte computes 3 of its municipios. On a MX$3 million home it runs from MX$60,000 in Puerto Escondido to MX$105,000 in Huatulco, with Oaxaca de Juárez MX$64,709 between; the spread is MX$45,000, 1.8 times the lowest. The median of all 54 areas computed is MX$75,000.
The recording fee of Oaxaca depends on the state alone: MX$1,642 on MX$1 million, MX$1,642 on MX$3 million and MX$1,642 on MX$8 million, the same at every price, with a fixed part of MX$1,642.
In Oaxaca, homes bought with a mortgage were appraised at a median of MX$1,451,000 from January to June 2026: the 8th highest of the 32 entities, 11.7% above the national median of MX$1,299,580. The mean, MX$2,011,338, is 1.39 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.1 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,079,000, in the top quarter of mortgage-financed homes.
The SHF price index of Oaxaca rose +7% in a year, 0.3 points slower than Mexico's +7.3%: 20th of 32 entities ranked. The 2025 SNIIV count is 1,510 home loans to individuals in Oaxaca, 0.4 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,115,527, 0.77 times the median appraisal. 8.3% of homes are rented there (2024), below the median entity's 14.4%, among the three lowest.
A buyer at the state median appraisal with 20% down borrows MX$1,160,800; at the Banco de México average of 11.29% over 20 years that is MX$12,212 a month, against MX$25,248 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Median appraisal | MX$1,451,000 | Mexico MX$1,299,580 | 8th of 32 |
| Mean appraisal | MX$2,011,338 | Mexico MX$1,960,032 | 11th of 32 |
| Quartiles of appraisals | MX$1,002,942 to MX$2,079,000 | Mexico MX$843,000 to MX$2,226,101 | ratio 2.07 |
| SHF price index, one year | +7% | Mexico +7.3% | 20th of 32 |
| Home loans to individuals, 2025 | 1,510 | average MX$1,115,527 | 32nd of 32 |
| Loans per 1,000 residents | 0.4 | median entity 3.8 | 32nd of 32 |
| Residents, 2020 census | 4,132,148 | 3.28% of Mexico | 10th of 32 |
| Homes rented, 2024 | 8.3% | median entity 14.4% | 32nd of 32 |
| Municipios computed | 3 | 3 listed | from MX$60,000 to MX$105,000 |
The figures
| Measure | Value | Source |
|---|---|---|
| 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$1,451,000 | SHF |
| Mean appraisal value, Oaxaca (Jan.-June 2026) | MX$2,011,338 | SHF |
| Home loans to individuals, Oaxaca, 2025 (new and existing homes) | 1,510 | SNIIV |
| Average amount of those loans | MX$1,115,527 | SNIIV |
| Share of homes rented, Oaxaca (2024) | 8.3% | 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 2,612 sampled homes of Oaxaca in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Oaxaca on Payotte
Sources
- Recording fee: Ley Estatal de Derechos de Oaxaca, art. 44-I (consolidated 21 Dec. 2024; later decrees read do not amend it).
- 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.