In short
The acquisition tax is 2.5% of the value in Veracruz at MX$3 million. Appraisal values in Veracruz changed by +5.4% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Veracruz is the most populous entity in this part of the country, with 8,062,579 residents in 2020, yet its housing market sits low on price. The SHF median appraisal for mortgaged homes between January and June 2026 is MX$1,022,000, which ranks 28th of 32 and falls well under the national MX$1,299,580. The mean, MX$1,420,765, is higher, and the central band of appraisals runs from MX$755,000 to MX$1,639,046.
Price growth is slow. The SHF index advanced 5.4% year on year, 28th of 32, against 7.3% for Mexico. The city of Veracruz keeps its own index, and Payotte shows it on the city page.
Lending is thin for such a large population. A total of 17,340 loans went to individuals in 2025, MX$895,463 apiece, which makes 2.2 per 1,000 residents where the median entity records 3.8. Renting is also limited: 9.5% of homes in 2024, 28th highest, with a median of 14.4%.
The only municipality computed here is Veracruz city. It applies a flat 2.5% to the higher of the transaction value and the cadastral value, under articles 133 to 136 of its fiscal code. The version read is the one dated 28 December 2023, because the state's legal portal and gazette could not be reached. The tax runs MX$25,000, MX$75,000 and MX$200,000 as the price moves from MX$1 million to 3 and 8 million, and the MX$75,000 equals the national median. Veracruz ranks 27th from the lightest of 54 computed areas, with Tijuana just under at MX$69,080 and San Cristóbal de las Casas just over at MX$75,000.
The state registry charges a fixed MX$2,114 (Código de Derechos, article 13-A, Decreto 245 of 9 May 2025), so the combined charge is MX$77,114 for the MX$3 million case, 2.57%. The state has no rule for real estate agents.
Two readings are worth keeping side by side. The tax on the MX$3 million example, MX$75,000, equals the national median of the computed areas, while the state's median appraisal, MX$1,022,000, sits under the national MX$1,299,580. At MX$117.31 per daily UMA, the tax equals 639 UMA. Because the fiscal code could only be read in its 2023 version, any later reform would change the amounts shown here, and the municipal treasury remains the place to confirm them. The state counts no municipality other than Veracruz city on Payotte, so these figures describe one tax and one index.
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 Veracruz
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: property acquisition tax (ISAI) MX$200,000, recording fee, Registro Público de la Propiedad MX$2,114, MX$202,114 in all, 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?
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 Veracruz?
Federal 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 (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 Veracruz compares
At MX$75,000 on a MX$3 million home (2.5% of the price), Veracruz sits near the middle of the 54 municipios computed, whose median is MX$75,000: 26 charge less, 25 more, 2 exactly the same.
The law applies one rate, 2.5%, to the taxable base, so the tax grows in step with the price: MX$25,000 on MX$1 million, MX$75,000 on MX$3 million and MX$200,000 on MX$8 million.
Veracruz is the only municipio of Veracruz whose acquisition tax Payotte computes. The recording fee, MX$2,114 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 2.57% of a MX$3 million price, MX$77,114, which is 3.1 monthly payments of MX$25,248 and 12.9% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,022,000 the same rules give MX$27,664, 2.71% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Veracruz is 27th: just below it in the national ranking is Tijuana (Baja California) at MX$69,080 and just above it is San Cristóbal de las Casas (Chiapas) at MX$75,000. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Veracruz pays MX$50,856 more; the heaviest, Querétaro, takes MX$170,306, MX$95,306 more than Veracruz.
Beyond the three prices of this page, tax and fee reach MX$52,114 on MX$2 million, MX$127,114 on MX$5 million and MX$302,114 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.5 centavos of acquisition tax, the same as the average rate. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 639 UMA and the recording fee 18.
In Veracruz, homes bought with a mortgage were appraised at a median of MX$1,022,000 from January to June 2026: the 28th highest of the 32 entities, 21.4% below the national median of MX$1,299,580. The mean, MX$1,420,765, is 1.39 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.2 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$1,639,046, in the top quarter of mortgage-financed homes.
The SHF price index of Veracruz rose +5.4% in a year, 1.9 points slower than Mexico's +7.3%: 28th of 32 entities ranked. The 2025 SNIIV count is 17,340 home loans to individuals in Veracruz, 2.2 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$895,463, 0.88 times the median appraisal. 9.5% of homes are rented there (2024), below the median entity's 14.4%, 28th highest.
A buyer at the state median appraisal with 20% down borrows MX$817,600; at the Banco de México average of 11.29% over 20 years that is MX$8,601 a month, against MX$25,248 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Veracruz: Acquisition tax on MX$1 million | MX$25,000 | median MX$21,588 | 32nd of 54 lightest |
| Veracruz: Acquisition tax on MX$3 million | MX$75,000 | median MX$75,000 | 27th of 54 lightest |
| Veracruz: Acquisition tax on MX$8 million | MX$200,000 | median MX$232,239 | 23rd of 54 lightest |
| Veracruz: Effective rate at MX$3 million | 2.5% | median 2.5% | 27th of 54 lightest |
| Veracruz: Effective rate at MX$1 and 8 million | 2.5% and 2.5% | gap 0 points | flat |
| Veracruz: Tax on MX$3 million in UMA | 639 UMA | MX$117 per UMA | 21 monthly UMA |
| Veracruz: Recording fee on MX$3 million | MX$2,114 | 0.07% of the price | 2.8% of the tax |
| Veracruz: Tax and fee on MX$3 million | MX$77,114 | 2.57% of the price | 20th of 54 lightest |
| Veracruz: Tax and fee on MX$12 million | MX$302,114 | 2.52% of the price | 3.9 times the MX$3 million bill |
| SHF index, Veracruz | +5.4% | Mexico +7.3% | 32nd of 36 |
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$75,000 | Código 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 million | MX$2,114 | Código 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$1,022,000 | SHF |
| Mean appraisal value, Veracruz (Jan.-June 2026) | MX$1,420,765 | SHF |
| Home loans to individuals, Veracruz, 2025 (new and existing homes) | 17,340 | SNIIV |
| Average amount of those loans | MX$895,463 | SNIIV |
| Share of homes rented, Veracruz (2024) | 9.5% | 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 2,951 sampled homes of Veracruz in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Veracruz on Payotte
Sources
- Acquisition tax: Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023); the calculator.
- Recording fee: Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 2025).
- 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.