Buying a home in Oaxaca: taxes, prices, loans

Calculate for Oaxaca

Buying: in Oaxaca the acquisition tax is set by each municipality. Payotte computes it on the pages of: Huatulco, Oaxaca de Juárez, Puerto Escondido. Mortgage calculator.

The questions, answered

How much acquisition tax on a MX$3 million home in Oaxaca?

It depends on the municipality: on a MX$3 million home in Oaxaca, MX$105,000 in Huatulco, MX$64,709 in Oaxaca de Juárez, MX$60,000 in Puerto Escondido, under the 2026 laws read by Payotte.

Are home prices rising in Oaxaca?

The SHF price index for Oaxaca changed by +7% 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 Oaxaca?

From January to June 2026, homes bought with a mortgage in Oaxaca were appraised at a median of MX$1,451,000 and a mean of MX$2,011,338; half of them were appraised between MX$1,002,942 and MX$2,079,000 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in Oaxaca?

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 Oaxaca?

Federal rules apply in Oaxaca 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 Oaxaca compares

Oaxaca sets no single rate: the acquisition tax is municipal, and Payotte computes 3 of its municipios. On a MX$3 million home it runs from MX$60,000 in Puerto Escondido to MX$105,000 in Huatulco, with Oaxaca de Juárez MX$64,709 between; the spread is MX$45,000, 1.8 times the lowest. The median of all 54 areas computed is MX$75,000.

The recording fee of Oaxaca depends on the state alone: MX$1,642 on MX$1 million, MX$1,642 on MX$3 million and MX$1,642 on MX$8 million, the same at every price, with a fixed part of MX$1,642.

In Oaxaca, homes bought with a mortgage were appraised at a median of MX$1,451,000 from January to June 2026: the 8th highest of the 32 entities, 11.7% above the national median of MX$1,299,580. The mean, MX$2,011,338, is 1.39 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.1 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,079,000, in the top quarter of mortgage-financed homes.

The SHF price index of Oaxaca rose +7% in a year, 0.3 points slower than Mexico's +7.3%: 20th of 32 entities ranked. The 2025 SNIIV count is 1,510 home loans to individuals in Oaxaca, 0.4 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,115,527, 0.77 times the median appraisal. 8.3% of homes are rented there (2024), below the median entity's 14.4%, among the three lowest.

A buyer at the state median appraisal with 20% down borrows MX$1,160,800; at the Banco de México average of 11.31% over 20 years that is MX$12,227 a month, against MX$25,281 for the MX$3 million example of this page.

The figures

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 2,612 sampled homes of Oaxaca in INEGI's ENIGH 2024, without a margin of error.

Municipalities of Oaxaca on Payotte

• HuatulcoMX$105,000
• Oaxaca de JuárezMX$64,709
• Puerto EscondidoMX$60,000