In short
On a MX$3 million home in San Cristóbal de las Casas (Chiapas), the acquisition tax is MX$75,000 (2.5% of the value) and the fee to record the deed MX$1,800, under its 2026 law. Appraisal values in Chiapas changed by +7% 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 San Cristóbal de las Casas
The questions, answered
How much tax and recording fee on a MX$3 million home in San Cristóbal de las Casas?
On a MX$3 million home in San Cristóbal de las Casas (Chiapas), taxed on the highest of the price, the property-tax base and an appraisal by the state cadastre or an authorised appraiser, the buyer pays property transfer tax (ISTD) MX$75,000, recording fee, Registro Público de la Propiedad MX$1,800: MX$76,800 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 San Cristóbal de las Casas?
On a MX$8 million home in San Cristóbal de las Casas (Chiapas): property transfer tax (ISTD) MX$200,000, recording fee, Registro Público de la Propiedad MX$1,800, MX$201,800 in all, before notary fees.
What monthly payment on a MX$3 million home in San Cristóbal de las Casas?
MX$2,400,000 borrowed (20% down) costs MX$25,281 a month over 20 years at 11.31% (Banco de México, August 2026); average CAT 13.78%.
How much tax when you sell a home in San Cristóbal de las Casas?
Federal rules apply in San Cristóbal de las Casas 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$6,201,105 at 20 October 2026 (art. 93-XIX-a).
How San Cristóbal de las Casas compares
At MX$75,000 on a MX$3 million home (2.5% of the price), San Cristóbal de las Casas 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. In San Cristóbal de las Casas, a floor of 6 UMA, MX$704, applies whatever the price.
San Cristóbal de las Casas is the only municipio of Chiapas whose acquisition tax Payotte computes. The recording fee, MX$1,800 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 2.56% of a MX$3 million price, MX$76,800, which is 3 monthly payments of MX$25,281 and 12.8% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,177,463 the same rules give MX$31,237, 2.65% of the price.
Ranked from the lightest to the heaviest of the 54 areas, San Cristóbal de las Casas is 28th: just below it in the national ranking is Veracruz (Veracruz) at MX$75,000 and just above it is Torreón (Coahuila) at MX$75,000. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in San Cristóbal de las Casas pays MX$50,856 more; the heaviest, Querétaro, takes MX$170,306, MX$95,306 more than San Cristóbal de las Casas.
Beyond the three prices of this page, tax and fee reach MX$51,800 on MX$2 million, MX$126,800 on MX$5 million and MX$301,800 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 15.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| San Cristóbal de las Casas: Acquisition tax on MX$1 million | MX$25,000 | median MX$21,588 | 32nd of 54 lightest |
| San Cristóbal de las Casas: Acquisition tax on MX$3 million | MX$75,000 | median MX$75,000 | 27th of 54 lightest |
| San Cristóbal de las Casas: Acquisition tax on MX$8 million | MX$200,000 | median MX$232,239 | 23rd of 54 lightest |
| San Cristóbal de las Casas: Effective rate at MX$3 million | 2.5% | median 2.5% | 27th of 54 lightest |
| San Cristóbal de las Casas: Effective rate at MX$1 and 8 million | 2.5% and 2.5% | gap 0 points | flat |
| San Cristóbal de las Casas: Tax on MX$3 million in UMA | 639 UMA | MX$117 per UMA | 21 monthly UMA |
| San Cristóbal de las Casas: Recording fee on MX$3 million | MX$1,800 | 0.06% of the price | 2.4% of the tax |
| San Cristóbal de las Casas: Tax and fee on MX$3 million | MX$76,800 | 2.56% of the price | 19th of 54 lightest |
| San Cristóbal de las Casas: Tax and fee on MX$12 million | MX$301,800 | 2.51% of the price | 3.9 times the MX$3 million bill |
Appraisal values, home loans and renting for the whole of Chiapas are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Property transfer tax (ISTD) on MX$3 million | MX$75,000 | Ley de Ingresos del Municipio de San Cristóbal de las Casas, Chiapas, 2026, art. 8 (P.O. 081, 31 Dec. 2025) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$1,800 | Ley de Derechos del Estado de Chiapas, art. 47 Ter-I-a (last reform P.O. 123, 19 Aug. 2026) |
| 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 appraisal values, loans and renting of Chiapas are on its state page.
Elsewhere in Chiapas
Sources
- Acquisition tax: Ley de Ingresos del Municipio de San Cristóbal de las Casas, Chiapas, 2026, art. 8 (P.O. 081, 31 Dec. 2025); the calculator.
- Recording fee: Ley de Derechos del Estado de Chiapas, art. 47 Ter-I-a (last reform P.O. 123, 19 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, August 2026.