The acquisition tax (ISAI)
The largest single cost is the property acquisition tax, ISAI (Impuesto Sobre Adquisición de Inmuebles), a state/municipal tax generally around 2% to 4% of the assessed transaction value depending on the state. It is paid at closing and is unavoidable.
Because it is set locally, the exact rate varies by state — your notary calculates it on the higher of the sale price or the cadastral value.
Notary fees and the closing
In Mexico the notary public is a state-appointed lawyer who formalises the transaction, calculates and remits taxes, and registers the deed. Notary fees, appraisal, certificates and registration typically add another 1% to 2%. The notary is neutral — which is exactly why you also want your own buyer-side lawyer.
You will also pay for a no-lien certificate, an official appraisal (avalúo) and the public registry inscription.
Trust and permit costs
If you buy in the restricted zone through a fideicomiso, add the one-time bank trust setup and the SRE permit — usually a few thousand US dollars — plus the first annual trustee fee. If you use a Mexican corporation instead, budget incorporation and notarial costs.
What is usually NOT the buyer's cost
Real-estate agent commission is customarily paid by the seller, and capital gains tax (ISR) is the seller's obligation. Be cautious if a deal tries to shift these to you. A clear, itemised closing statement — reviewed before you sign — is your protection.
