In short
On a MX$3 million home in Mexico City, the acquisition tax is MX$155,322 (5.18% of the value) and the fee to record the deed MX$25,098, under its 2026 law. Appraisal values in Mexico City changed by +3.4% 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 Mexico City
The questions, answered
How much tax and recording fee on a MX$3 million home in Mexico City?
On a MX$3 million home in Mexico City, taxed on the highest of the acquisition value, the cadastral value and an appraisal, the buyer pays property acquisition tax (ISAI) MX$155,322, recording fee, Registro Público de la Propiedad MX$25,098: MX$180,420 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 Mexico City?
On a MX$8 million home in Mexico City: property acquisition tax (ISAI) MX$470,014, recording fee, Registro Público de la Propiedad MX$25,098, MX$495,112 in all, before notary fees.
Are home prices rising in Mexico City?
The SHF price index for Mexico City changed by +3.4% 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 Mexico City?
From January to June 2026, homes bought with a mortgage in Mexico City were appraised at a median of MX$3,301,516 and a mean of MX$4,285,135; half of them were appraised between MX$2,263,012 and MX$5,203,073 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Mexico City?
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 Mexico City?
Federal rules apply in Mexico City 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$6,199,266 at 15 October 2026 (art. 93-XIX-a).
How Mexico City compares
On a MX$3 million home the acquisition tax of Mexico City is MX$155,322 (5.18%), 107.1% above the MX$75,000 median of the 54 municipios computed; one municipio charges more and 52 less.
The tax follows a marginal table (limits in pesos): MX$43,521 on MX$1 million, MX$155,322 on MX$3 million and MX$470,014 on MX$8 million. The effective rate climbs from 4.35% to 5.88% between the first and the last price.
Mexico City is the only municipio of Mexico City whose acquisition tax Payotte computes. The recording fee, MX$25,098 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 6.01% of a MX$3 million price, MX$180,420, which is 7.1 monthly payments of MX$25,281 and 30.1% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$3,301,516 the same rules give MX$199,069, 6.03% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Mexico City is 53rd: just below it in the national ranking is Valladolid (Yucatán) at MX$120,000 and just above it is Querétaro (Querétaro) at MX$170,306. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Mexico City pays MX$131,178 more; the heaviest, Querétaro, takes MX$170,306, MX$14,984 more than Mexico City.
Beyond the three prices of this page, tax and fee reach MX$123,283 on MX$2 million, MX$304,120 on MX$5 million and MX$752,112 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 6.29 centavos of acquisition tax, more than the 5.18% average at MX$3 million. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 1,324 UMA and the recording fee 214.
In Mexico City, homes bought with a mortgage were appraised at a median of MX$3,301,516 from January to June 2026: the highest median of the 32 entities, 154% above the national median of MX$1,299,580. The mean, MX$4,285,135, is 1.3 times the median, so the distribution is fairly even; the upper quartile bound is 2.3 times the lower one. In that picture, a MX$3 million purchase would sit under the median appraisal.
The SHF price index of Mexico City rose +3.4% in a year, 3.9 points slower than Mexico's +7.3%: 32nd of 32 entities ranked. The 2025 SNIIV count is 17,002 home loans to individuals in Mexico City, 1.8 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$2,565,672, 0.78 times the median appraisal. 22.2% of homes are rented there (2024), above the median entity's 14.4%, 5th highest.
A buyer at the state median appraisal with 20% down borrows MX$2,641,213; at the Banco de México average of 11.31% over 20 years that is MX$27,822 a month, against MX$25,281 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Mexico City: Acquisition tax on MX$1 million | MX$43,521 | median MX$21,588 | 53rd of 54 lightest |
| Mexico City: Acquisition tax on MX$3 million | MX$155,322 | median MX$75,000 | 53rd of 54 lightest |
| Mexico City: Acquisition tax on MX$8 million | MX$470,014 | median MX$232,239 | 53rd of 54 lightest |
| Mexico City: Effective rate at MX$3 million | 5.18% | median 2.5% | 53rd of 54 lightest |
| Mexico City: Effective rate at MX$1 and 8 million | 4.35% and 5.88% | gap 1.52 points | rising |
| Mexico City: Tax on MX$3 million in UMA | 1,324 UMA | MX$117 per UMA | 43.6 monthly UMA |
| Mexico City: Recording fee on MX$3 million | MX$25,098 | 0.84% of the price | 16.2% of the tax |
| Mexico City: Tax and fee on MX$3 million | MX$180,420 | 6.01% of the price | 54th of 54 lightest |
| Mexico City: Tax and fee on MX$12 million | MX$752,112 | 6.27% of the price | 4.2 times the MX$3 million bill |
| SHF index, Mexico City | +3.4% | Mexico +7.3% | 37th of 36 |
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$155,322 | Código Fiscal de la Ciudad de México, art. 112-116 (last reform Gaceta Oficial 19 Dec. 2025) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$25,098 | Código Fiscal de la Ciudad de México, art. 196-I-a (amount reformed Gaceta Oficial 19 Dec. 2025) |
| SHF price index, Mexico City, change over a year | +3.4% | SHF, Q2 2026 |
| SHF price index, Mexico City, change over a year | +3.4% | SHF, Q2 2026 |
| Median appraisal value, Mexico City (Jan.-June 2026) | MX$3,301,516 | SHF |
| Mean appraisal value, Mexico City (Jan.-June 2026) | MX$4,285,135 | SHF |
| Home loans to individuals, Mexico City, 2025 (new and existing homes) | 17,002 | SNIIV |
| Average amount of those loans | MX$2,565,672 | SNIIV |
| Share of homes rented, Mexico City (2024) | 22.2% | 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 2,536 sampled homes of Mexico City in INEGI's ENIGH 2024, without a margin of error.
Sources
- Acquisition tax: Código Fiscal de la Ciudad de México, art. 112-116 (last reform Gaceta Oficial 19 Dec. 2025); the calculator.
- Recording fee: Código Fiscal de la Ciudad de México, art. 196-I-a (amount reformed Gaceta Oficial 19 Dec. 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, August 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.