What Are the Real Closing Costs When Buying in Mexico?
Closing costs combine acquisition tax, official charges, notarial services and applicable banking costs. Municipal laws set ISABI at 3% of the taxable base in Puerto Morelos and Benito Juárez, and 4% in Tulum. These rates are not the total closing cost and do not replace an itemized quotation for the identified property.
Closing costs: what to verify and who pays
An agreed property price is not your complete budget. Closing or conveyancing costs include taxes, official charges and services. These laws call acquisition tax ISABI; buyers also search for ISAI. Before paying a deposit, request an itemized quote with currency, taxable base, date and payer. A universal percentage hides differences in municipality, valuation, financing and bank trusts.
Keep two different figures in your budget
Closing costs = acquisition tax (ISABI) + applicable municipal surcharge + registration charges + professional fees and services + applicable bank charges.
Acquisition budget = agreed price + costs allocated to the buyer. For the remaining balance, deduct only documented deposits already credited; reconcile any lender’s disbursement separately.
Request these items separately
| Item | How to verify the amount | Payment allocation |
|---|---|---|
| Acquisition tax (ISABI) | Municipality, taxable base and statutory rate, rather than the asking price alone. | Acquirer, under the applicable law. |
| Municipal surcharge | Covered charges, exceptions and percentage of municipal taxes or fees. | According to the applicable municipal obligation. |
| Public Registry | Required registrations, certificates and state charges for the actual transaction. | Identify legal obligations and contractual allocation. |
| Mexican notary | Itemized professional and service quotation, including applicable taxes. | Record each party’s allocation in writing. |
| Valuation and legal review | Scope, provider, validity and quotation; avoid duplicate charges. | According to the service and valid agreement. |
| Bank trust or financing | Only if applicable: quoted setup, administration and financing charges. | Review the specific contracts and obligations. |
Use the parcel’s fiscal municipality
Confirm cadastral jurisdiction with the notary; a commercial development name is insufficient. In Puerto Morelos, Article 26 compares the adjusted agreed price and applicable valuations: verify their requirements and validity. The taxable base can exceed the purchase price. Benito Juárez and Tulum use their own base rules: do not transfer calculations between municipalities.
| Municipality | Acquisition tax | Municipal surcharge |
|---|---|---|
| Puerto Morelos | 3% of the taxable base; Arts. 26–27. | 10% of covered municipal taxes and fees, not the property value; Art. 53. |
| Benito Juárez | 3% of the taxable base; Arts. 26–27. | 10% of covered municipal charges, subject to exceptions; Art. 58. |
| Tulum | 4% of the taxable base; Arts. 49–50. | Request an itemized statement of other applicable charges. |
Hypothetical example: two taxes only
Assume an already established taxable base of MXN $4,000,000 in Puerto Morelos, without relief or exemptions: ISABI = MXN $4,000,000 × 3% = MXN $120,000. Surcharge on that tax = MXN $120,000 × 10% = MXN $12,000. Illustrative subtotal: MXN $132,000. This is not an advertised property price, a quotation or the total closing cost; other items remain to be added.
Tax liability and contractual allocation
A contract can allocate certain costs, but does not by itself change who owes the authority. Income tax on the sale belongs to the seller under the applicable regime, with notarial intervention where required; do not automatically add it to the buyer’s budget. Have any specific agreement reviewed and documented.
Use the Puerto Morelos real estate guide to compare locations and property types before requesting an itemized quote for an identified parcel.
The Puerto Cancún real estate guide helps shortlist options; request the Benito Juárez calculation and the banking terms for the specific purchase.
When using the Tulum Country Club real estate guide, separate the commercial search from fiscal jurisdiction: confirm the parcel’s cadastral municipality before selecting a rate.
Before transferring funds
- Confirm the parcel, municipality and values forming its taxable base.
- Obtain a dated quote with currency, taxes and payer for every item.
- Reconcile deposits, balance, financing and each payment beneficiary.
- Review title, certificates and contracts with independent professionals.
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