Tools
Closing costs calculator
Estimate what you will pay to put a house or apartment in Mexico in your name (escrituración). Enter the property value and, optionally, the state to see an approximate cost breakdown.
- ISAI by state
- Item-by-item breakdown
- Free
Your details
Type the value or use the slider.
Estimated closing costs (escrituración)
MX$145,750
For a property worth MX$2,500,000, closing costs usually fall between MX$91,000 and MX$200,500 (approx. 3.6%–8.0% of the value).
ISAI / Property acquisition tax
Local tax on the purchase (varies by state)
MX$50,000to MX$112,500
Notary fees
The notario público's fee for drafting the deed (escritura)
MX$25,000to MX$50,000
Public Registry (RPP) and certificates
Recording at the Public Property Registry, certificate of no liens, etc.
MX$12,500to MX$30,000
Appraisal (avalúo)
Valuation by a certified appraiser or authorized institution
MX$3,500to MX$8,000
Estimated total
MX$91,000to MX$200,500
Rough estimate for information only. Actual amounts vary by state, municipality and notary, and may include additional items (for example VAT on fees, paperwork services or mortgage cancellation). Always ask the notary's office for a formal quote before signing.
What they are
What are closing costs (gastos de escrituración)?
Closing costs (gastos de escrituración) are the taxes, registry fees and professional fees paid to legally formalize the purchase of a property before a notario público (a state-appointed lawyer who certifies the deed) and record it in the new owner’s name. They come on top of the price of the home and are usually paid by the buyer. In Mexico they typically amount to 4% to 8% of the property value, although the percentage varies by state, municipality and notary.
- Of the property value
- 4–8%
- Usually paid by
- The buyer
Breakdown
What does each item include?
The four items that add up to the cost of closing.
- 2% – 4.5%
ISAI / Property acquisition tax
The Impuesto Sobre Adquisición de Inmuebles (ISAI), also called the transfer tax (traslado de dominio), is a local tax paid to the municipality or state when you acquire a property. It usually ranges from 2% to 4.5% of the value and is one of the biggest closing costs. Each state sets its own rate.
- 1% – 2%
Notary fees
This is the fee for the notario público, who drafts the deed (escritura), certifies the transaction and guarantees its legal certainty. Fees are usually a percentage of the property value (roughly 1% to 2%) and may be subject to VAT (IVA).
- Fees
Public Registry (RPP) and certificates
Covers the fees to record the deed at the Public Property Registry (Registro Público de la Propiedad), plus essential certificates such as the certificate of no liens (libertad de gravamen, confirming the property has no debts or mortgages) and proof that property tax (predial) and water bills are paid up.
- Required
Appraisal (avalúo)
The official valuation of the property, carried out by a certified appraiser or authorized institution. It is the basis for calculating several of the taxes and is usually required to close, especially when a mortgage is involved.
Tips
Tips before you close
Want the full detail? Read our guide on how much it costs to close on a houseand, if you are about to sell, see how to list your property for freeon Inmobiliaria32.
- Ask the notary’s office for a formal written quote before signing.
- Confirm who pays each item: the buyer normally covers the closing costs.
- Check that the property is free of liens and up to date on property tax (predial).
- Set aside an extra fund for unexpected costs and paperwork services (gestoría).
FAQ
What people ask us most
How much does it cost to close on a house in Mexico?
In general, closing costs (gastos de escrituración) amount to 4% to 8% of the property value. The exact percentage depends on the state, the municipality and the notary.
Who pays the closing costs?
They are usually paid by the buyer. Even so, confirm it in writing before signing, since buyer and seller can agree otherwise.
What is the most expensive item?
Usually the ISAI (property acquisition tax), which typically ranges from 2% to 4.5% of the value depending on the state. Next come the notary fees, at around 1% to 2%.
What costs does this calculator not include?
There may be extra items such as VAT on fees, paperwork services (gestoría) or cancelling a previous mortgage. Always ask the notary’s office for a formal quote.
Next step
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