State

Buying a home in State of Mexico: taxes, prices, loans

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

In short

In State of Mexico, homes bought with a mortgage were appraised at a median of MX$1,364,588 from January to June 2026 (SHF). Appraisal values in State of Mexico changed by +5.5% 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 State of Mexico

Buying: Payotte does not compute the acquisition tax in State of Mexico yet, because the 2026 law could not be read at an official source. The municipal treasury or the notary gives the amount; the mortgage calculator works everywhere. 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 in State of Mexico?

Payotte does not compute it yet for any municipality of State of Mexico: each municipality's 2026 law sets it, and Payotte publishes no figure it has not read at the source. Ask the municipal treasury or the notary.

Are home prices rising in State of Mexico?

The SHF price index for State of Mexico changed by +5.5% 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 State of Mexico?

From January to June 2026, homes bought with a mortgage in State of Mexico were appraised at a median of MX$1,364,588 and a mean of MX$2,201,128; half of them were appraised between MX$883,395 and MX$2,514,775 (SHF). These are appraisal values, not sale prices.

What monthly payment on a MX$3 million home in State of Mexico?

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 State of Mexico?

Federal rules apply in State of Mexico 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 State of Mexico compares

Payotte computes the acquisition tax of no municipio of State of Mexico yet; the page keeps to the state recording fee, the SHF figures and the loan. Across the section, 54 areas are computed and the median acquisition tax on MX$3 million is MX$75,000.

In State of Mexico, homes bought with a mortgage were appraised at a median of MX$1,364,588 from January to June 2026: the 10th highest of the 32 entities, 5% above the national median of MX$1,299,580. The mean, MX$2,201,128, is 1.61 times the median, a sign of a few very expensive appraisals pulling it up; the upper quartile bound is 2.8 times the lower one. In that picture, a MX$3 million purchase is above the upper quartile bound of MX$2,514,775, in the top quarter of mortgage-financed homes.

The SHF price index of State of Mexico rose +5.5% in a year, 1.8 points slower than Mexico's +7.3%: 27th of 32 entities ranked. The 2025 SNIIV count is 25,247 home loans to individuals in State of Mexico, 1.5 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$1,214,255, 0.89 times the median appraisal. 15.8% of homes are rented there (2024), above the median entity's 14.4%, 12th highest.

A buyer at the state median appraisal with 20% down borrows MX$1,091,670; at the Banco de México average of 11.31% over 20 years that is MX$11,499 a month, against MX$25,281 for the MX$3 million example of this page.

MeasureValueReferenceRank
Median appraisalMX$1,364,588Mexico MX$1,299,58010th of 32
Mean appraisalMX$2,201,128Mexico MX$1,960,0327th of 32
Quartiles of appraisalsMX$883,395 to MX$2,514,775Mexico MX$843,000 to MX$2,226,101ratio 2.85
SHF price index, one year+5.5%Mexico +7.3%27th of 32
Home loans to individuals, 202525,247average MX$1,214,2553rd of 32
Loans per 1,000 residents1.5median entity 3.828th of 32
Residents, 2020 census16,992,41813.48% of Mexico1st of 32
Homes rented, 202415.8%median entity 14.4%12th of 32
Municipios computed01 listednone

The figures

MeasureValueSource
SHF price index, State of Mexico, change over a year+5.5%SHF, Q2 2026
SHF price index, State of Mexico, change over a year+5.5%SHF, Q2 2026
Median appraisal value, State of Mexico (Jan.-June 2026)MX$1,364,588SHF
Mean appraisal value, State of Mexico (Jan.-June 2026)MX$2,201,128SHF
Home loans to individuals, State of Mexico, 2025 (new and existing homes)25,247SNIIV
Average amount of those loansMX$1,214,255SNIIV
Share of homes rented, State of Mexico (2024)15.8%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 3,524 sampled homes of State of Mexico in INEGI's ENIGH 2024, without a margin of error.

Municipalities of State of Mexico on Payotte

Sources