In short
On a MX$3 million home in Puebla, the acquisition tax is MX$54,000 (1.8% of the value), under its 2026 law. Appraisal values in Puebla changed by +8.3% 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 Puebla
The questions, answered
How much tax and recording fee on a MX$3 million home in Puebla?
On a MX$3 million home in Puebla, taxed on the highest of the acquisition value, the cadastral value and an appraisal by the cadastre or an authorised appraiser, the buyer pays property acquisition tax (ISABI) MX$54,000: at least MX$54,000 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 Puebla?
On a MX$8 million home in Puebla: property acquisition tax (ISABI) MX$240,000, at least MX$240,000 in all, before notary fees.
Are home prices rising in Puebla?
The SHF price index for Puebla changed by +8.3% 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 Puebla?
From January to June 2026, homes bought with a mortgage in Puebla were appraised at a median of MX$1,447,020 and a mean of MX$1,916,917; half of them were appraised between MX$963,858 and MX$2,303,514 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Puebla?
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 Puebla?
Federal rules apply in Puebla 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 Puebla compares
Puebla charges MX$54,000 of acquisition tax (1.8%) on a MX$3 million home, 28% under the MX$75,000 median of the 54 municipios computed; 2 charge less and 51 more.
The law picks one rate for the whole base according to the bracket it falls in, so the tax runs MX$18,000 on MX$1 million, MX$54,000 on MX$3 million and MX$240,000 on MX$8 million: the effective rate goes from 1.8% to 3% across that range.
Puebla is the only municipio of Puebla whose acquisition tax Payotte computes. The state's recording fee could not be read, so the total is a lower limit.
Tax together take 1.8% of a MX$3 million price, MX$54,000, which is 2.1 monthly payments of MX$25,281 and 9% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,447,020 the same rules give MX$26,046, 1.8% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Puebla is 3rd: just below it in the national ranking is León (Guanajuato) at MX$29,364 and just above it is Colima (Colima) at MX$55,025. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Puebla pays MX$29,856 more; the heaviest, Querétaro, takes MX$170,306, MX$116,306 more than Puebla.
Beyond the three prices of this page, tax reach MX$36,000 on MX$2 million, MX$150,000 on MX$5 million and MX$360,000 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 3.72 centavos of acquisition tax, more than the 1.8% average at MX$3 million. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 460 UMA.
In Puebla, homes bought with a mortgage were appraised at a median of MX$1,447,020 from January to June 2026: the 9th highest of the 32 entities, 11.3% above the national median of MX$1,299,580. The mean, MX$1,916,917, is 1.32 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.4 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,303,514, in the top quarter of mortgage-financed homes.
The SHF price index of Puebla rose +8.3% in a year, 1 points faster than Mexico's +7.3%: 11th of 32 entities ranked. The 2025 SNIIV count is 10,979 home loans to individuals in Puebla, 1.7 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,078,758, 0.75 times the median appraisal. 13.5% of homes are rented there (2024), near the median entity's 14.4%, 19th highest.
A buyer at the state median appraisal with 20% down borrows MX$1,157,616; at the Banco de México average of 11.31% over 20 years that is MX$12,194 a month, against MX$25,281 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Puebla: Acquisition tax on MX$1 million | MX$18,000 | median MX$21,588 | 13th of 54 lightest |
| Puebla: Acquisition tax on MX$3 million | MX$54,000 | median MX$75,000 | 3rd of 54 lightest |
| Puebla: Acquisition tax on MX$8 million | MX$240,000 | median MX$232,239 | 31st of 54 lightest |
| Puebla: Effective rate at MX$3 million | 1.8% | median 2.5% | 3rd of 54 lightest |
| Puebla: Effective rate at MX$1 and 8 million | 1.8% and 3% | gap 1.2 points | rising |
| Puebla: Tax on MX$3 million in UMA | 460 UMA | MX$117 per UMA | 15.1 monthly UMA |
| Puebla: Tax and fee on MX$12 million | MX$360,000 | 3% of the price | 6.7 times the MX$3 million bill |
| SHF index, Puebla | +8.3% | Mexico +7.3% | 15th of 36 |
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISABI) on MX$3 million | MX$54,000 | Ley de Ingresos del Municipio de Puebla 2026, art. 6 (P.O. 15 Dec. 2025); Código Fiscal y Presupuestario para el Municipio de Puebla, art. 187-190 |
| SHF price index, Puebla, change over a year | +8.3% | SHF, Q2 2026 |
| SHF price index, Puebla, change over a year | +8.3% | SHF, Q2 2026 |
| Median appraisal value, Puebla (Jan.-June 2026) | MX$1,447,020 | SHF |
| Mean appraisal value, Puebla (Jan.-June 2026) | MX$1,916,917 | SHF |
| Home loans to individuals, Puebla, 2025 (new and existing homes) | 10,979 | SNIIV |
| Average amount of those loans | MX$1,078,758 | SNIIV |
| Share of homes rented, Puebla (2024) | 13.5% | 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 2,183 sampled homes of Puebla in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Puebla on Payotte
Sources
- Acquisition tax: Ley de Ingresos del Municipio de Puebla 2026, art. 6 (P.O. 15 Dec. 2025); Código Fiscal y Presupuestario para el Municipio de Puebla, art. 187-190; the calculator.
- 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.