In short
Appraisal values in Sinaloa changed by +8.4% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Sinaloa sits close to the national middle on price and above it on momentum. The SHF median appraisal for mortgaged homes between January and June 2026 is MX$1,254,600, 16th of 32 and a little under the national MX$1,299,580. The mean is MX$1,726,750, and the central band runs from MX$845,116 to MX$1,956,108. The index gained 8.4% over the year, 10th of 32, ahead of the 7.3% national reading. Culiacán shows 8% and Mazatlán 8.6%. Population in 2020 was 3,026,943.
Individuals took 12,486 home loans in 2025, MX$1,101,014 each on average, or 4.1 per 1,000 residents against 3.8. Renting is below the middle: 10.5% of homes in 2024, 26th highest, where the median entity is at 14.4%.
Both Sinaloa cities on Payotte charge a flat 2% acquisition tax, which gives MX$66,000 on a MX$3 million purchase. The recording fee is where the state shows itself: 0.75% of the value, capped at 750 daily UMA, or MX$7,500, MX$22,500 and MX$60,000 at 1, 3 and 8 million. A home with a cadastral value up to 7,500 daily UMA pays it on a reduced base, which is not applied here. Anyone acting as a real estate agent needs a state licence from the Secretaría General de Gobierno.
The law behind the fee is article 50 of the state finance law, last reformed in July 2026, and the agent rule comes from a regulation published on 6 December 2024. The 750-UMA cap acts as a ceiling on the fee.
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 Sinaloa
Buying: in Sinaloa the acquisition tax is set by each municipality. Payotte computes it on the pages of: Culiacán, Mazatlán. Mortgage calculator.
The questions, answered
How much acquisition tax on a MX$3 million home in Sinaloa?
It depends on the municipality: on a MX$3 million home in Sinaloa, MX$66,000 in Culiacán, MX$66,000 in Mazatlán, under the 2026 laws read by Payotte.
Are home prices rising in Sinaloa?
The SHF price index for Sinaloa changed by +8.4% 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 Sinaloa?
From January to June 2026, homes bought with a mortgage in Sinaloa were appraised at a median of MX$1,254,600 and a mean of MX$1,726,750; half of them were appraised between MX$845,116 and MX$1,956,108 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Sinaloa?
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 Sinaloa?
Federal rules apply in Sinaloa 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 Sinaloa compares
Sinaloa sets no single rate: the acquisition tax is municipal, and Payotte computes 2 of its municipios. On a MX$3 million home it runs from MX$66,000 in Culiacán to MX$66,000 in Mazatlán; the spread is MX$0, 1 times the lowest. The median of all 54 areas computed is MX$75,000.
The recording fee of Sinaloa depends on the state alone: MX$7,500 on MX$1 million, MX$22,500 on MX$3 million and MX$60,000 on MX$8 million.
In Sinaloa, homes bought with a mortgage were appraised at a median of MX$1,254,600 from January to June 2026: the 16th highest of the 32 entities, 3.5% below the national median of MX$1,299,580. The mean, MX$1,726,750, is 1.38 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.3 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$1,956,108, in the top quarter of mortgage-financed homes.
The SHF price index of Sinaloa rose +8.4% in a year, 1.1 points faster than Mexico's +7.3%: 10th of 32 entities ranked. The 2025 SNIIV count is 12,486 home loans to individuals in Sinaloa, 4.1 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,101,014, 0.88 times the median appraisal. 10.5% of homes are rented there (2024), below the median entity's 14.4%, 26th highest.
A buyer at the state median appraisal with 20% down borrows MX$1,003,680; at the Banco de México average of 11.29% over 20 years that is MX$10,559 a month, against MX$25,248 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Median appraisal | MX$1,254,600 | Mexico MX$1,299,580 | 16th of 32 |
| Mean appraisal | MX$1,726,750 | Mexico MX$1,960,032 | 18th of 32 |
| Quartiles of appraisals | MX$845,116 to MX$1,956,108 | Mexico MX$843,000 to MX$2,226,101 | ratio 2.31 |
| SHF price index, one year | +8.4% | Mexico +7.3% | 10th of 32 |
| Home loans to individuals, 2025 | 12,486 | average MX$1,101,014 | 13th of 32 |
| Loans per 1,000 residents | 4.1 | median entity 3.8 | 13th of 32 |
| Residents, 2020 census | 3,026,943 | 2.4% of Mexico | 17th of 32 |
| Homes rented, 2024 | 10.5% | median entity 14.4% | 26th of 32 |
| Municipios computed | 2 | 2 listed | from MX$66,000 to MX$66,000 |
The figures
| Measure | Value | Source |
|---|---|---|
| SHF price index, Sinaloa, change over a year | +8.4% | SHF, Q2 2026 |
| SHF price index, Sinaloa, change over a year | +8.4% | SHF, Q2 2026 |
| Median appraisal value, Sinaloa (Jan.-June 2026) | MX$1,254,600 | SHF |
| Mean appraisal value, Sinaloa (Jan.-June 2026) | MX$1,726,750 | SHF |
| Home loans to individuals, Sinaloa, 2025 (new and existing homes) | 12,486 | SNIIV |
| Average amount of those loans | MX$1,101,014 | SNIIV |
| Share of homes rented, Sinaloa (2024) | 10.5% | 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 3,378 sampled homes of Sinaloa in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Sinaloa on Payotte
Sources
- Recording fee: Ley de Hacienda del Estado de Sinaloa, art. 50-II (last reform P.O. 085, 17 July 2026).
- 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.