Closing Costs When Buying a Home in Mexico: State Table 2026

When you calculate how much you need to buy a home, the property price is only part of the equation. Notary and closing (escrituración) costs can amount to 4% to 8% of the property's value, and they catch many first-time buyers off guard. In this guide we break down each item and give you a comparison table of the main tax — the ISAI — by state, with figures in effect heading into 2026.

What do notary costs include?

What we casually call "notary costs" is actually a bundle of items that the notary public (notario público) collects and, for the most part, pays to the authorities on the buyer's behalf. Not all of it is the notary's fee: most of it is usually tax and registration charges.

ISAI: the tax that varies the most by state

The ISAI is a local tax, so each state and municipality sets its own rate. In general it ranges from 2% to 5% of the highest of the sale price, the cadastral value (valor catastral) and the appraisal. Some states apply a flat rate; others, such as Ciudad de México, use a progressive schedule with a fixed amount plus a percentage of the excess, so higher-value properties pay proportionally more.

Approximate ISAI table by state

The following figures are approximate and for guidance only. Rates change each fiscal year through state and municipal revenue laws, and they vary within a single state depending on the municipality. Always confirm them with the notary or the local treasury (tesorería) before signing.

Guideline ranges for illustrative purposes. Don't use them as the basis for a final budget; ask the notary for a formal calculation.

Notary fees

Notary fees usually fall in a range of 1% to 2% of the transaction value, although in many states they follow an official fee schedule (arancel) and can be negotiated slightly, especially on large transactions. IVA is added on top of the fees. The notary doesn't just draft the deed: they review the property's legal status, verify the identity and legal capacity of the parties, calculate and remit the taxes, and handle the registry recording.

Recording at the Registro Público de la Propiedad

For your ownership to be enforceable against third parties, the deed must be recorded at your state's Registro Público de la Propiedad (RPP). Recording fees vary: some states charge a percentage of the value (often under 1%), others a flat fee. Without this recording, even with a signed deed, your title is not fully protected. If you want to understand this document in depth, see our guide on what a public deed (escritura pública) is.

Appraisal and certificates

The appraisal is essential for calculating taxes and, if you're using financing, for the bank or INFONAVIT to approve the amount. Its cost depends on the property's value and location. The certificates — of lien-free status and of no outstanding property tax (predial) and water debts — confirm that the property is free of mortgages, attachments and unpaid debts. Learn more about types and costs in our article on real estate appraisals.

A complete sample calculation

Let's assume a home with a transaction value of $2,000,000 pesos. The figures below are illustrative; actual percentages depend on your state.

As you can see, on a two-million-peso home the additional costs come to around one hundred thousand pesos. That's why it pays to set aside that percentage from the start and not commit all your savings to the down payment. To gauge a property's value before negotiating, use our value calculator.

Who pays, and how to reduce the costs?

As a general rule, closing costs are paid by the buyer, while the seller bears the ISR (income tax) on the gain (see our guide to ISR on the sale of a home). Even so, there is room to optimize.

Frequently asked questions

Can notary costs be financed with the mortgage?

In some cases, yes. Certain mortgage products and INFONAVIT programs allow part of the closing costs to be included in the financed amount. Check the specific terms with your lender, because it isn't always available and it can raise your monthly payment.

Can I choose the notary?

Generally yes, the buyer has the right to choose the notary. When you use bank or INFONAVIT financing, the institution may suggest a panel of approved notary offices, but there is usually room to choose within that list.

What happens if I don't record the deed at the Registro Público?

The sale remains valid between the parties, but your property is not protected against third parties. Without recording, a good-faith third party could record a right over the same property first. Recording is key to legal certainty.

Is the ISAI the same as the ISR?

No. The ISAI is paid by the buyer for acquiring the property and is a local tax. The ISR is paid by the seller on the gain obtained and is a federal tax. They are different items paid in the same transaction but by different parties.