Mexico Property Closing Cost Calculator for Foreigners
See roughly how much to budget on top of the price of a Mexican home, before you make an offer.
Acquisition tax in popular expat areas
| Area | Rate | Restricted zone |
|---|---|---|
| Puerto Vallarta (Jalisco) | 2.65% to 3.55% by price band | Yes |
| Lake Chapala / Ajijic (Jalisco) | 2.50% to 3.00% by price band | No |
| San Miguel de Allende (Guanajuato) | 2.00% to 4.00% by price band | No |
| Cancún (Quintana Roo) | 3% | Yes |
| Nuevo Vallarta, Bucerías, Sayulita, Punta de Mita (Bahía de Banderas, Nayarit) | 2% | Yes |
| Los Cabos (Baja California Sur) * | 3% | Yes |
| Mexico City * | 1.45% to 9.02% by price band | No |
* From independent sources; the official text could not be read. Notary, appraisal, registry and bank trust fees are ranges from independent guides. Only the acquisition tax rates and the Foreign Ministry permit fee come from official texts.
Not sure whether you need a trust? Use the restricted zone checker. Moving with a budget in mind? Try the cost of living calculator.
Frequently asked questions
How much are closing costs when buying property in Mexico?
They depend on the town and the price. The biggest item is the acquisition tax (ISAI), set by each municipality and usually 2% to 4% of the higher of the price and the official valuation. Add notary fees, an appraisal, registry fees and, near the coast or a border, a bank trust.
What is a fideicomiso and do I need one?
Foreigners cannot hold direct title to homes within 50 km of a coast or 100 km of a border (the restricted zone). There you buy through a bank trust (fideicomiso) that lasts up to 50 years and can be renewed. It needs a Foreign Ministry permit (MXN 21,650 in 2026), a bank set-up fee and an annual bank fee.
Who pays the acquisition tax, the buyer or the seller?
The buyer. The seller pays capital gains tax on the sale, which the notary withholds.
How much does a notary charge in Mexico?
Typically about 1% to 1.5% of the price according to independent guides, depending on the state's fee schedule and the notary. Ask for a written quote (presupuesto) that lists every tax and fee.
Why is my town not in the list?
We only list towns where we could read the 2026 rate in the law or a reliable source. For anywhere else, choose "Other" and enter the rate your notary gives you; many municipalities charge between 2% and 3%.
Sources
- Congreso de Jalisco - Ley de Ingresos Puerto Vallarta 2026 (official)
- Congreso de Jalisco - Ley de Ingresos Chapala 2026 (official)
- Congreso de Guanajuato - Ley de Ingresos San Miguel de Allende 2026 (official)
- Transparencia Cancún - Ley de Hacienda del Municipio de Benito Juárez (official)
- Congreso de Nayarit - Ley de Ingresos Bahía de Banderas 2025 (official)
- Zeta Tijuana - Aprueban más impuestos para Los Cabos (Dec-2024) (independent guide)
- BajaSmart - Closing costs Los Cabos (independent guide)
- Oscar Miranda Abogado - Calculadora ISAI CDMX 2026 (independent guide)
- SCJN síntesis G.O. CDMX 19-12-2025 Tomo II (confirms art. 113 'cuotas' reformed for 2026) (official)
- Contadores Públicos de México - 2025 correction of art. 113 unconstitutionality (independent guide)
- BajaSmart (independent guide)
- Maya Ocean (independent guide)
- SRE DGAJ - Costos y tiempos (2026, Anexo 19 RMF 2026) (official)
- SRE DGAJ - Permiso fideicomiso zona restringida (official)
- LIE art. 13 (mley.mx mirror) (independent guide)
Rules last checked: Fri, 16 October 2026. Rules change; if something looks out of date, trust the official source (INM, the SAT or your Mexican consulate) over this page.