What is ISABI in Mexico?

ISABI (Impuesto Sobre Adquisición de Bienes Inmuebles) is the property acquisition tax the buyer pays when title transfers. It is a percentage of the property value — usually 2–4% — and the exact rate is set by each estado or municipality, so it varies across Mexico.

Is the tax based on price or appraised value?

It is based on the highest of the agreed price, the official catastral value or a formal appraisal (avalúo). Authorities use whichever is greatest to prevent under-declaration, so always check the appraised value.

What other closing costs apply?

Beyond ISABI you typically pay notary (notario) fees of around 1%, plus registration at the public registry, an appraisal fee and the deed-issuance cost. Together these add several percent on top of the price.

Are there first-buyer exemptions?

Some estados offer reduced ISABI rates or partial exemptions for first homes, social-interest housing or low-value properties. The rules vary by location, so check the local treasury (tesorería) for any relief you qualify for.

Are my figures sent anywhere?

No. The calculation runs entirely in your browser. Nothing you enter is uploaded or stored, so you can model your purchase costs privately.

Mexico Stamp Duty / Transfer Tax Calculator

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This Mexico property transfer tax calculator estimates the closing costs a buyer pays when acquiring property in Mexico — the ISABI acquisition tax plus notary, registration and appraisal fees. It helps you budget the full cost above the purchase price before you sign the deed (escritura).

How it works

When property changes hands in Mexico the buyer pays ISABI (Impuesto Sobre Adquisición de Bienes Inmuebles), a local acquisition tax. Two rules drive the figure:

The tax base is the highest of the purchase price, the catastral (cadastral) value or a formal appraisal. Authorities use the greatest to stop under-declaration.
ISABI is a percentage of that base — typically 2% to 4%, set by each estado or municipality.

On top of ISABI you pay the notary (notario), who handles the deed and registration, plus a public-registry fee and an appraisal fee. Total closing cost is ISABI + notary + registration + appraisal.

Example

On a MXN 3,000,000 property with a 3% ISABI rate, the acquisition tax is MXN 90,000. Add notary fees at 1% (MXN 30,000), registration at 0.5% (MXN 15,000) and an MXN 8,000 appraisal, and the total transfer cost is about MXN 143,000 — roughly 4.8% on top of the price.

Notes

ISABI rates differ by estado, so confirm the local rate with the tesorería rather than assuming a national figure. Some areas offer reduced rates for first homes or social-interest housing. Notary fees are negotiable and often quoted as a sliding percentage. This is an estimate, not formal tax or legal advice.