In short
The acquisition tax is 2.1% of the value in Zacatecas at MX$3 million. Appraisal values in Zacatecas changed by +6.1% over a year (SHF index, second quarter of 2026). The average fixed-rate mortgage offer was 11.29% in September 2026 (Banco de México).
Zacatecas is one of the lower-priced markets in the country. The SHF median appraisal for mortgaged homes between January and June 2026 is MX$1,030,960, 27th of 32 and well under the national MX$1,299,580. The mean, MX$1,293,218, is almost level with that national median, and the central band runs from MX$769,270 to MX$1,539,382. The state counted 1,622,138 residents in 2020.
The SHF index gained 6.1% in annual terms, 24th of 32, while Mexico reads 7.3%. Credit is light: 2,706 loans reached individuals in 2025, MX$824,361 apiece, or 1.7 per 1,000 residents where the median entity records 3.8. Renting covers 11.8% of homes in 2024, 22nd highest, below the median of 14.4%.
The tax belongs to the municipality of Zacatecas, a flat 2.1% under article 52 of the 2026 revenue law. It applies to the highest of the declared value, the cadastral appraisal and a bank appraisal, which comes to MX$21,000, MX$63,000 and MX$168,000 across the 1, 3 and 8 million examples. That MX$63,000 is under the national median of MX$75,000. The city is 20th from the lightest of 54 computed areas, with Chihuahua just below at MX$62,775 and Oaxaca de Juárez just above at MX$64,709.
The state recording fee is a fixed MX$4,274 (article 102, amounts reformed on 31 December 2025, last reform on 22 August 2026). A 10% tax for the state university may also apply, but it is not confirmed and not included, so the tax-plus-fee total of MX$67,274 is a minimum. Agents face no state rule.
Taken together, Zacatecas pairs low appraisals with a municipal tax just under the national median. The MX$63,000 on the MX$3 million example is below the MX$75,000 median of the computed areas, and at MX$117.31 per daily UMA it equals 537 UMA. The state's median appraisal, MX$1,030,960, is among the lowest, so the flat rate produces smaller bills on cheaper homes. The state index of 6.1% and the national 7.3% show that prices are moving, but more slowly than across Mexico as a whole. The fee amounts were reformed on 31 December 2025, and the law last changed on 22 August 2026.
The loans picture is the thinnest on this page: 2,706 loans to individuals in 2025, with an average amount of MX$824,361, against a median entity at 3.8 loans per 1,000 residents. Zacatecas records 1.7. Renting touches 11.8% of homes, 22nd highest, and there is no state rule for real estate agents.
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 Zacatecas
The questions, answered
How much tax and recording fee on a MX$3 million home in Zacatecas?
On a MX$3 million home in Zacatecas, taxed on the highest of the declared value, the cadastral appraisal and a bank appraisal, the buyer pays property acquisition tax (ISABI) MX$63,000, recording fee, Registro Público de la Propiedad MX$4,274: at least MX$67,274 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 Zacatecas?
On a MX$8 million home in Zacatecas: property acquisition tax (ISABI) MX$168,000, recording fee, Registro Público de la Propiedad MX$4,274, at least MX$172,274 in all, before notary fees.
Are home prices rising in Zacatecas?
The SHF price index for Zacatecas changed by +6.1% 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 Zacatecas?
From January to June 2026, homes bought with a mortgage in Zacatecas were appraised at a median of MX$1,030,960 and a mean of MX$1,293,218; half of them were appraised between MX$769,270 and MX$1,539,382 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Zacatecas?
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 Zacatecas?
Federal rules apply in Zacatecas 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 Zacatecas compares
Zacatecas charges MX$63,000 of acquisition tax (2.1%) on a MX$3 million home, 16% under the MX$75,000 median of the 54 municipios computed; 19 charge less and 34 more.
The law applies one rate, 2.1%, to the taxable base, so the tax grows in step with the price: MX$21,000 on MX$1 million, MX$63,000 on MX$3 million and MX$168,000 on MX$8 million.
Zacatecas is the only municipio of Zacatecas whose acquisition tax Payotte computes. The recording fee, MX$4,274 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 2.24% of a MX$3 million price, MX$67,274, which is 2.7 monthly payments of MX$25,248 and 11.2% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,030,960 the same rules give MX$25,924, 2.51% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Zacatecas is 20th: just below it in the national ranking is Chihuahua (Chihuahua) at MX$62,775 and just above it is Oaxaca de Juárez (Oaxaca) at MX$64,709. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Zacatecas pays MX$38,856 more; the heaviest, Querétaro, takes MX$170,306, MX$107,306 more than Zacatecas.
Beyond the three prices of this page, tax and fee reach MX$46,274 on MX$2 million, MX$109,274 on MX$5 million and MX$256,274 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.1 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 537 UMA and the recording fee 36.
In Zacatecas, homes bought with a mortgage were appraised at a median of MX$1,030,960 from January to June 2026: the 27th highest of the 32 entities, 20.7% below the national median of MX$1,299,580. The mean, MX$1,293,218, is 1.25 times the median, so the distribution is fairly even; the upper quartile bound is 2 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$1,539,382, in the top quarter of mortgage-financed homes.
The SHF price index of Zacatecas rose +6.1% in a year, 1.2 points slower than Mexico's +7.3%: 24th of 32 entities ranked. The 2025 SNIIV count is 2,706 home loans to individuals in Zacatecas, 1.7 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$824,361, 0.8 times the median appraisal. 11.8% of homes are rented there (2024), below the median entity's 14.4%, 22nd highest.
A buyer at the state median appraisal with 20% down borrows MX$824,768; at the Banco de México average of 11.29% over 20 years that is MX$8,677 a month, against MX$25,248 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Zacatecas: Acquisition tax on MX$1 million | MX$21,000 | median MX$21,588 | 26th of 54 lightest |
| Zacatecas: Acquisition tax on MX$3 million | MX$63,000 | median MX$75,000 | 20th of 54 lightest |
| Zacatecas: Acquisition tax on MX$8 million | MX$168,000 | median MX$232,239 | 18th of 54 lightest |
| Zacatecas: Effective rate at MX$3 million | 2.1% | median 2.5% | 20th of 54 lightest |
| Zacatecas: Effective rate at MX$1 and 8 million | 2.1% and 2.1% | gap 0 points | flat |
| Zacatecas: Tax on MX$3 million in UMA | 537 UMA | MX$117 per UMA | 17.7 monthly UMA |
| Zacatecas: Recording fee on MX$3 million | MX$4,274 | 0.14% of the price | 6.8% of the tax |
| Zacatecas: Tax and fee on MX$3 million | MX$67,274 | 2.24% of the price | 13th of 54 lightest |
| Zacatecas: Tax and fee on MX$12 million | MX$256,274 | 2.14% of the price | 3.8 times the MX$3 million bill |
| SHF index, Zacatecas | +6.1% | Mexico +7.3% | 29th of 36 |
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISABI) on MX$3 million | MX$63,000 | Ley de Ingresos del Municipio de Zacatecas 2026, art. 52 (Decreto 308, P.O. 105 supplement 61, 31 Dec. 2025) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$4,274 | Ley de Hacienda del Estado de Zacatecas, art. 102 (amounts reformed 31 Dec. 2025; last reform 22 Aug. 2026) |
| SHF price index, Zacatecas, change over a year | +6.1% | SHF, Q2 2026 |
| SHF price index, Zacatecas, change over a year | +6.1% | SHF, Q2 2026 |
| Median appraisal value, Zacatecas (Jan.-June 2026) | MX$1,030,960 | SHF |
| Mean appraisal value, Zacatecas (Jan.-June 2026) | MX$1,293,218 | SHF |
| Home loans to individuals, Zacatecas, 2025 (new and existing homes) | 2,706 | SNIIV |
| Average amount of those loans | MX$824,361 | SNIIV |
| Share of homes rented, Zacatecas (2024) | 11.8% | 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 2,537 sampled homes of Zacatecas in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Zacatecas on Payotte
Sources
- Acquisition tax: Ley de Ingresos del Municipio de Zacatecas 2026, art. 52 (Decreto 308, P.O. 105 supplement 61, 31 Dec. 2025); the calculator.
- Recording fee: Ley de Hacienda del Estado de Zacatecas, art. 102 (amounts reformed 31 Dec. 2025; last reform 22 Aug. 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.