How Much Does It Cost to Close on a Home in Mexico, by State (2026)

Many buyers calculate only the price of the house and forget a big expense: the escrituración (the formal deed process). Formalizing the purchase before a notary public (notario público) and recording it with the Public Registry of Property (Registro Público de la Propiedad) generally costs between 4% and 8% of the value of the property, and that percentage changes by state because of the ISAI (acquisition tax) and local fees. In this guide we explain what it includes, give you a comparison table, and show you how to estimate your own case in 2026.

What closing costs include

Closing costs (gastos de escrituración) are not a single payment but the sum of several items:

The ISAI: the line item that varies the most

The ISAI (Impuesto Sobre Adquisición de Inmuebles, or property acquisition tax) is the main reason closing costs differ depending on where you buy. Each state—and in many cases each municipality—sets its own rate, which usually runs from about 2% to 5% of the transaction value. In some places it is a flat percentage; in others, a progressive rate schedule.

Comparison table by state

Approximate ranges for total closing costs as a percentage of the home's value. Verify each figure with your notary, since rates are updated annually:

Note: percentages tend to be proportionally higher on lower-value properties, because several items (appraisal, certificates) are relatively fixed amounts.

Sample calculation

A home worth $2,000,000 with estimated closing costs of 6%:

• Total closing costs: ~$120,000
• Of that amount, the ISAI is usually the largest share, followed by notary fees and registration.

For a personalized calculation based on value and state, use our closing cost calculator.

How to plan for or reduce the expense

• Budget for it separately: don't fold closing costs into your down payment; set that money aside from the start.
• Check whether your mortgage loan allows you to finance part of the costs.
• Look into ISAI reduction programs for affordable housing or first-time homebuyers in some states.
• Get quotes from more than one notary: fees can vary within the fee schedule.

Frequently asked questions

How much does it cost to close on a home in Mexico?

Generally between 4% and 8% of the property's value, depending on the state, the municipality, and the value of the home. The ISAI is the component that moves the total the most.

Who pays the closing costs, the buyer or the seller?

As a general rule the buyer pays, since the buyer is the one acquiring the property and needs the deed in their name. The seller usually covers the ISR (income tax) on the gain, which is a separate matter.

Can closing costs be financed?

Some mortgage loans allow you to include a portion of the costs. Ask your bank, but keep in mind that financing them increases the loan amount and the interest you pay.

Is the ISAI the same across the whole country?

No. Each state and municipality sets its own rate, which is why closing costs differ depending on where you buy. Confirm it with the local treasury office or your notary.