State

Buying a home in Sonora: taxes, prices, loans

Acquisition tax not computed · recording fee of the state · SHF price index · Banco de México mortgage rates.

In short

In Sonora, homes bought with a mortgage were appraised at a median of MX$1,175,452 from January to June 2026 (SHF). Appraisal values in Sonora changed by +9.2% 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 Sonora

Buying: in Sonora the acquisition tax is set by each municipality. Payotte computes it on the pages of: Guaymas, Puerto Peñasco. Mortgage calculator.

If you sell

Income tax on the sale

Federal rules, the same in every state: your tax residence decides.

Rule applied25% of the gross price, no deduction (LISR art. 160)
Income tax on the saleMX$750,000
Sale price after the taxMX$2,250,000

Default rule for a non-resident; the notary pays it at the signing. Option: 35% on the gain instead, computed with the resident rules (not computed here); it is cheaper when the gain is below about 71% of the price.

Main home only for the exemption; the 5% state payment and fees are excluded. How the tax on a sale works.

The questions, answered

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

It depends on the municipality: on a MX$3 million home in Sonora, MX$60,000 in Guaymas, MX$90,000 in Puerto Peñasco, under the 2026 laws read by Payotte.

Are home prices rising in Sonora?

The SHF price index for Sonora changed by +9.2% 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 Sonora?

From January to June 2026, homes bought with a mortgage in Sonora were appraised at a median of MX$1,175,452 and a mean of MX$1,767,242; half of them were appraised between MX$865,000 and MX$1,923,048 (SHF). These are appraisal values, not sale prices.

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

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 Sonora?

Federal rules apply in Sonora 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 Sonora compares

Sonora 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$60,000 in Guaymas to MX$90,000 in Puerto Peñasco; the spread is MX$30,000, 1.5 times the lowest. The median of all 54 areas computed is MX$75,000.

In Sonora, homes bought with a mortgage were appraised at a median of MX$1,175,452 from January to June 2026: the 24th highest of the 32 entities, 9.6% below the national median of MX$1,299,580. The mean, MX$1,767,242, is 1.5 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.2 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$1,923,048, in the top quarter of mortgage-financed homes.

The SHF price index of Sonora rose +9.2% in a year, 1.9 points faster than Mexico's +7.3%: 6th of 32 entities ranked. The 2025 SNIIV count is 16,542 home loans to individuals in Sonora, 5.6 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$984,529, 0.84 times the median appraisal. 12.5% of homes are rented there (2024), below the median entity's 14.4%, 21st highest.

A buyer at the state median appraisal with 20% down borrows MX$940,362; at the Banco de México average of 11.31% over 20 years that is MX$9,905 a month, against MX$25,281 for the MX$3 million example of this page.

MeasureValueReferenceRank
Median appraisalMX$1,175,452Mexico MX$1,299,58024th of 32
Mean appraisalMX$1,767,242Mexico MX$1,960,03216th of 32
Quartiles of appraisalsMX$865,000 to MX$1,923,048Mexico MX$843,000 to MX$2,226,101ratio 2.22
SHF price index, one year+9.2%Mexico +7.3%6th of 32
Home loans to individuals, 202516,542average MX$984,52912th of 32
Loans per 1,000 residents5.6median entity 3.88th of 32
Residents, 2020 census2,944,8402.34% of Mexico18th of 32
Homes rented, 202412.5%median entity 14.4%21st of 32
Municipios computed23 listedfrom MX$60,000 to MX$90,000

The figures

MeasureValueSource
SHF price index, Sonora, change over a year+9.2%SHF, Q2 2026
SHF price index, Sonora, change over a year+9.2%SHF, Q2 2026
Median appraisal value, Sonora (Jan.-June 2026)MX$1,175,452SHF
Mean appraisal value, Sonora (Jan.-June 2026)MX$1,767,242SHF
Home loans to individuals, Sonora, 2025 (new and existing homes)16,542SNIIV
Average amount of those loansMX$984,529SNIIV
Share of homes rented, Sonora (2024)12.5%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 2,611 sampled homes of Sonora in INEGI's ENIGH 2024, without a margin of error.

Municipalities of Sonora on Payotte

Sources