State

Buying a home in State of Mexico: taxes, prices, loans

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

In short

In State of Mexico, homes bought with a mortgage were appraised at a median of MX$1,364,588 from January to June 2026 (SHF). Appraisal values in State of Mexico changed by +5.5% 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 State of Mexico

Buying: Payotte does not compute the acquisition tax in State of Mexico yet, because the 2026 law could not be read at an official source. The municipal treasury or the notary gives the amount; the mortgage calculator works everywhere. 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 in State of Mexico?

Payotte does not compute it yet for any municipality of State of Mexico: each municipality's 2026 law sets it, and Payotte publishes no figure it has not read at the source. Ask the municipal treasury or the notary.

Are home prices rising in State of Mexico?

The SHF price index for State of Mexico changed by +5.5% 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 State of Mexico?

From January to June 2026, homes bought with a mortgage in State of Mexico were appraised at a median of MX$1,364,588 and a mean of MX$2,201,128; half of them were appraised between MX$883,395 and MX$2,514,775 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in State of Mexico?

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 State of Mexico?

Federal income tax rules apply in State of Mexico 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, State of Mexico, change over a year+5.5%SHF, Q2 2026
SHF price index, State of Mexico, change over a year+5.5%SHF, Q2 2026
Median appraisal value, State of Mexico (Jan.-June 2026)MX$1,364,588SHF
Mean appraisal value, State of Mexico (Jan.-June 2026)MX$2,201,128SHF
Home loans to individuals, State of Mexico, 2025 (new and existing homes)25,247SNIIV
Average amount of those loansMX$1,214,255SNIIV
Share of homes rented, State of Mexico (2024)15.8%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 3,524 sampled homes of State of Mexico in INEGI's ENIGH 2024, without a margin of error.

Municipalities of State of Mexico on Payotte

Sources