State

Buying a home in Veracruz: taxes, prices, loans

Acquisition tax computed from the 2026 municipal law · recording fee of the state · SHF price index · Banco de México mortgage rates.

In short

On a MX$3 million home in Veracruz, the acquisition tax is MX$75,000 (2.5% of the value) and the fee to record the deed MX$2,114, under its 2026 law. Appraisal values in Veracruz changed by +5.4% 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 Veracruz

If you buy

Acquisition tax, recording fee and loan in Veracruz

Rates of Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023). Change any field: the amounts are recalculated instantly.

Value taxedMX$3,000,000
Acquisition taxMX$75,000
Recording fee (Registro Público)MX$2,114
Total of the lines aboveMX$77,114
Loan with 20% downMX$2,400,000
Monthly payment, 20 years at 11.31%MX$25,281

The code read is the version of 28 December 2023; the state's legal portal and gazette could not be reached to check later reforms.

Purchase of a home by an individual, at the general rate. Not included: notary fees (most state fee schedules could not be read), the appraisal, the certificate of liens, SRE fees for a foreign buyer, broker fees (no official scale). The payment uses the Banco de México average of lenders' fixed-rate offers, not an offer; your lender's CAT includes fees and insurance. All the rates and sources.

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 tax and recording fee on a MX$3 million home in Veracruz?

On a MX$3 million home in Veracruz, taxed on the higher of the transaction value and the cadastral value, the buyer pays property acquisition tax (ISAI) MX$75,000, recording fee, Registro Público de la Propiedad MX$2,114: MX$77,114 in all under the 2026 laws read by Payotte, before notary fees.

How much tax and recording fee on a MX$8 million home in Veracruz?

On a MX$8 million home in Veracruz, taxed on the higher of the transaction value and the cadastral value, the buyer pays property acquisition tax (ISAI) MX$200,000, recording fee, Registro Público de la Propiedad MX$2,114: MX$202,114 in all under the 2026 laws read by Payotte, before notary fees.

Are home prices rising in Veracruz?

The SHF price index for Veracruz changed by +5.4% 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 Veracruz?

From January to June 2026, homes bought with a mortgage in Veracruz were appraised at a median of MX$1,022,000 and a mean of MX$1,420,765; half of them were appraised between MX$755,000 and MX$1,639,046 (SHF). These are appraisal values, not sale prices.

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

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 Veracruz?

Federal income tax rules apply in Veracruz 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
Property acquisition tax (ISAI) on MX$3 millionMX$75,000Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023)
Recording fee, Registro Público de la Propiedad on MX$3 millionMX$2,114Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 2025)
SHF price index, Veracruz, change over a year+5.4%SHF, Q2 2026
SHF price index, Veracruz, change over a year+5.4%SHF, Q2 2026
Median appraisal value, Veracruz (Jan.-June 2026)MX$1,022,000SHF
Mean appraisal value, Veracruz (Jan.-June 2026)MX$1,420,765SHF
Home loans to individuals, Veracruz, 2025 (new and existing homes)17,340SNIIV
Average amount of those loansMX$895,463SNIIV
Share of homes rented, Veracruz (2024)9.5%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 2,951 sampled homes of Veracruz in INEGI's ENIGH 2024, without a margin of error.

Municipalities of Veracruz on Payotte

Sources