Calculator · Cost to close in Mexico
Mexico closing-cost calculator
Plug in your purchase price and state. The calculator returns ISAI, notary, fideicomiso setup, registry, attorney, and title insurance — all-in cost and cash needed at closing, line by line.
Inputs
$
ISAI: 4% of the property value. Ley de Hacienda del Municipio de Tulum, Art. 50 (reformed POE 09-12-2024).
%
Notaries quote by deal; 1.5% is a placeholder until you have yours.
Coastal restricted-zone requires fideicomiso + SRE permit.
Adds ~0.75% of price; advised above $300K.
Adds ~0.50% of price; US-based insurer policy.
Results
All-in closing cost7.4% of price$29,402
Cash at closingPrice + closing$429,402
ISAI (4.00% effective)$16,000
Notary fee (1.5%, your quote)$6,000
Fideicomiso setup + SRE permitBank fee assumed; SRE permit MXN 22,245.12$2,402
Registry, certificates, misc.$1,500
Appraisal$500
Buyer's attorney$3,000
ISAI is computed from each municipality's 2026 law, on the purchase price converted at an assumed 18.5 MXN per USD. The legal base is the highest of the price, the cadastral value and a commercial appraisal, so treat the figure as a floor. Notary, registry, appraisal and attorney amounts are placeholders until you have written quotes. Fideicomiso setup uses an assumed bank quote of $1,200 plus the SRE permit (MXN 21,648.83 plus a MXN 596.29 review fee in 2026); get the bank's written quote. It excludes the bank's annual trustee fee, which is modeled in the property-tax calculator, and the FX cost on the wire.
Related reading
The Brief
One market read, one process explainer, one number to know.
Free, no sponsors. Cross-border property and retirement, written for North American buyers.