Buying a home in Sinaloa: taxes, prices, loans

Calculate for Sinaloa

Buying: in Sinaloa the acquisition tax is set by each municipality. Payotte computes it on the pages of: Culiacán, Mazatlán. Mortgage calculator.

The questions, answered

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

It depends on the municipality: on a MX$3 million home in Sinaloa, MX$66,000 in Culiacán, MX$66,000 in Mazatlán, under the 2026 laws read by Payotte.

Are home prices rising in Sinaloa?

The SHF price index for Sinaloa changed by +8.4% 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 Sinaloa?

From January to June 2026, homes bought with a mortgage in Sinaloa were appraised at a median of MX$1,254,600 and a mean of MX$1,726,750; half of them were appraised between MX$845,116 and MX$1,956,108 (SHF). These are appraisal values, not sale prices.

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

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 Sinaloa?

Federal rules apply in Sinaloa 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 Sinaloa compares

Sinaloa sets no single rate: the acquisition tax is municipal, and Payotte computes 2 of its municipios. On a MX$3 million home it runs from MX$66,000 in Culiacán to MX$66,000 in Mazatlán; the spread is MX$0, 1 times the lowest. The median of all 54 areas computed is MX$75,000.

The recording fee of Sinaloa depends on the state alone: MX$7,500 on MX$1 million, MX$22,500 on MX$3 million and MX$60,000 on MX$8 million.

In Sinaloa, homes bought with a mortgage were appraised at a median of MX$1,254,600 from January to June 2026: the 16th highest of the 32 entities, 3.5% below the national median of MX$1,299,580. The mean, MX$1,726,750, is 1.38 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.3 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$1,956,108, in the top quarter of mortgage-financed homes.

The SHF price index of Sinaloa rose +8.4% in a year, 1.1 points faster than Mexico's +7.3%: 10th of 32 entities ranked. The 2025 SNIIV count is 12,486 home loans to individuals in Sinaloa, 4.1 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,101,014, 0.88 times the median appraisal. 10.5% of homes are rented there (2024), below the median entity's 14.4%, 26th highest.

A buyer at the state median appraisal with 20% down borrows MX$1,003,680; at the Banco de México average of 11.31% over 20 years that is MX$10,572 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 3,378 sampled homes of Sinaloa in INEGI's ENIGH 2024, without a margin of error.

Municipalities of Sinaloa on Payotte

• CuliacánMX$66,000
• MazatlánMX$66,000