In short
On a MX$3 million home in Veracruz, the acquisition tax is MX$75,000 (2.5% of the value) and the fee to record the deed MX$2,114, under its 2026 law. Appraisal values in Veracruz changed by +5.4% 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 Veracruz
The questions, answered
How much tax and recording fee on a MX$3 million home in Veracruz?
On a MX$3 million home in Veracruz, taxed on the higher of the transaction value and the cadastral value, the buyer pays property acquisition tax (ISAI) MX$75,000, recording fee, Registro Público de la Propiedad MX$2,114: MX$77,114 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 Veracruz?
On a MX$8 million home in Veracruz: property acquisition tax (ISAI) MX$200,000, recording fee, Registro Público de la Propiedad MX$2,114, MX$202,114 in all, before notary fees.
Are home prices rising in Veracruz?
The SHF price index for Veracruz changed by +5.4% 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 Veracruz?
From January to June 2026, homes bought with a mortgage in Veracruz were appraised at a median of MX$1,022,000 and a mean of MX$1,420,765; half of them were appraised between MX$755,000 and MX$1,639,046 (SHF). These are appraisal values, not sale prices.
What monthly payment on a MX$3 million home in Veracruz?
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 Veracruz?
Federal rules apply in Veracruz 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 Veracruz compares
At MX$75,000 on a MX$3 million home (2.5% of the price), Veracruz sits near the middle of the 54 municipios computed, whose median is MX$75,000: 26 charge less, 25 more, 2 exactly the same.
The law applies one rate, 2.5%, to the taxable base, so the tax grows in step with the price: MX$25,000 on MX$1 million, MX$75,000 on MX$3 million and MX$200,000 on MX$8 million.
Veracruz is the only municipio of Veracruz whose acquisition tax Payotte computes. The recording fee, MX$2,114 on MX$3 million, is set by the state and comes on top.
Tax and recording fee together take 2.57% of a MX$3 million price, MX$77,114, which is 3.1 monthly payments of MX$25,281 and 12.9% on top of the MX$600,000 down payment. On a home at the state median appraisal of MX$1,022,000 the same rules give MX$27,664, 2.71% of the price.
Ranked from the lightest to the heaviest of the 54 areas, Veracruz is 27th: just below it in the national ranking is Tijuana (Baja California) at MX$69,080 and just above it is San Cristóbal de las Casas (Chiapas) at MX$75,000. The lightest, Guanajuato, takes MX$24,144 on the same MX$3 million, so a buyer in Veracruz pays MX$50,856 more; the heaviest, Querétaro, takes MX$170,306, MX$95,306 more than Veracruz.
Beyond the three prices of this page, tax and fee reach MX$52,114 on MX$2 million, MX$127,114 on MX$5 million and MX$302,114 on MX$12 million. Between MX$3 million and MX$8 million, each extra peso of price carries 2.5 centavos of acquisition tax, the same as the average rate. In the daily unit of account (UMA, MX$117 in 2026) the MX$3 million tax is 639 UMA and the recording fee 18.
In Veracruz, homes bought with a mortgage were appraised at a median of MX$1,022,000 from January to June 2026: the 28th highest of the 32 entities, 21.4% below the national median of MX$1,299,580. The mean, MX$1,420,765, is 1.39 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$1,639,046, in the top quarter of mortgage-financed homes.
The SHF price index of Veracruz rose +5.4% in a year, 1.9 points slower than Mexico's +7.3%: 28th of 32 entities ranked. The 2025 SNIIV count is 17,340 home loans to individuals in Veracruz, 2.2 per 1,000 residents of the 2020 census (median entity: 3.8), for an average of MX$895,463, 0.88 times the median appraisal. 9.5% of homes are rented there (2024), below the median entity's 14.4%, 28th highest.
A buyer at the state median appraisal with 20% down borrows MX$817,600; at the Banco de México average of 11.31% over 20 years that is MX$8,612 a month, against MX$25,281 for the MX$3 million example of this page.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Veracruz: Acquisition tax on MX$1 million | MX$25,000 | median MX$21,588 | 32nd of 54 lightest |
| Veracruz: Acquisition tax on MX$3 million | MX$75,000 | median MX$75,000 | 27th of 54 lightest |
| Veracruz: Acquisition tax on MX$8 million | MX$200,000 | median MX$232,239 | 23rd of 54 lightest |
| Veracruz: Effective rate at MX$3 million | 2.5% | median 2.5% | 27th of 54 lightest |
| Veracruz: Effective rate at MX$1 and 8 million | 2.5% and 2.5% | gap 0 points | flat |
| Veracruz: Tax on MX$3 million in UMA | 639 UMA | MX$117 per UMA | 21 monthly UMA |
| Veracruz: Recording fee on MX$3 million | MX$2,114 | 0.07% of the price | 2.8% of the tax |
| Veracruz: Tax and fee on MX$3 million | MX$77,114 | 2.57% of the price | 20th of 54 lightest |
| Veracruz: Tax and fee on MX$12 million | MX$302,114 | 2.52% of the price | 3.9 times the MX$3 million bill |
| SHF index, Veracruz | +5.4% | Mexico +7.3% | 32nd of 36 |
The figures
| Measure | Value | Source |
|---|---|---|
| Property acquisition tax (ISAI) on MX$3 million | MX$75,000 | Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023) |
| Recording fee, Registro Público de la Propiedad on MX$3 million | MX$2,114 | Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 2025) |
| SHF price index, Veracruz, change over a year | +5.4% | SHF, Q2 2026 |
| SHF price index, Veracruz, change over a year | +5.4% | SHF, Q2 2026 |
| Median appraisal value, Veracruz (Jan.-June 2026) | MX$1,022,000 | SHF |
| Mean appraisal value, Veracruz (Jan.-June 2026) | MX$1,420,765 | SHF |
| Home loans to individuals, Veracruz, 2025 (new and existing homes) | 17,340 | SNIIV |
| Average amount of those loans | MX$895,463 | SNIIV |
| Share of homes rented, Veracruz (2024) | 9.5% | 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 2,951 sampled homes of Veracruz in INEGI's ENIGH 2024, without a margin of error.
Municipalities of Veracruz on Payotte
Sources
- Acquisition tax: Código Hacendario para el Municipio de Veracruz, art. 133-136 (Decreto 719, G.O. 28 Dec. 2023); the calculator.
- Recording fee: Código de Derechos para el Estado de Veracruz, art. 13-A-I (last reform Decreto 245, G.O. 9 May 2025).
- 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.