INDEPENDENT RESEARCH · NO LISTINGS · NO COMMISSION
We are a publisher, not an agency. We list nothing, represent no one and take no commission, so we can print what the market would rather not. Written for buyers from the US, Canada, Europe and Mexico weighing a home or investment here.
Q3 2026 edition · 80 pages · Free, and no agent will call you
Market reading · October 2026
Five published readings, and which way each one leans. Counted, not forecast, and every figure carries the brokerage that reported it.
Our reading
Leaning to buyers
Buyers have time and room to negotiate. No fall in closed prices has been measured.
Three of five readings lean to buyers, two lean neither way and none lean to sellers.
30 months
of inventory, against the 15 to 18 the same brokerage calls normal here. 814 homes listed.
12.5% fewer
closings than in the same months of 2025: 253 against 289. A second brokerage counts 38 houses and condominiums in September, level with its busiest month this year.
195 days
median from listing to closing, up from 173 in July and 184 in August.
5.4% below list
for the median sale. The first half measured 4 per cent off final asking, on a different basis.
$480K median
closed price, first half of 2026. No change has been measured: monthly medians swing with what sold, $372,500 in September. Another brokerage, counting all closings to September, gives $385K.
Both sources are commissioned brokerages reading the local MLS, and no public registry stands behind them. Every figure, its source and its limits.
A reading that leans to buyers counts one, to sellers minus one, neither way nothing. The total over five sets the step: three quarters or more either way is a buyer's or a seller's market, a quarter or more is a lean, anything nearer zero is balanced. It is a count of what has been published, not a forecast. Realty San Miguel had not published September when this was read; its listings, inventory and year-on-year count are August figures.
One dot for every 45 metres of street, 9,192 in all. The six markers are the neighbourhoods we have researched. Nothing here is a listing; we list no property. Map data © OpenStreetMap contributors.
This is one page of it. The Q3 2026 report sets out the whole reading in 80 pages: prices, six neighbourhoods, the full cost of buying and selling, and the law. Free.
Get the free reportWHY WE EXIST
Every other player in this market earns a commission when you buy. That is not a criticism. It is a structural fact that shapes every piece of advice, every data point shared, and every property shown to you. Invest In San Miguel was built because that structure leaves serious buyers without the one thing they actually need before making a half-million dollar decision in a foreign country: information that has no financial stake in the outcome.
We read every figure published about this market, trace it to its source, date it, and say plainly when there is no source at all. Every neighbourhood, every legal development, every change to the short-term rental rules. We publish it in plain language, with primary sources cited, and we make it available to anyone who is serious about understanding this market before they enter it. We do not list properties. We do not represent buyers or sellers. We earn nothing when you sign. What we earn is your trust, and we treat that as the only asset worth building.
START HERE
Each guide opens with the three questions that buyer arrives with, and answers them with the same sourced figures used across the site.
"I had been told by three different agents that the fideicomiso was standard everywhere in Mexico. The ISM report was the first time anyone explained, with actual legal citations, that San Miguel is inland and we own outright. That one fact saved us months of anxiety."
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"I had been told by three different agents that the fideicomiso was standard everywhere in Mexico. The ISM report was the first time anyone explained, with actual legal citations, that San Miguel is inland and we own outright. That one fact saved us months of anxiety."
"We had narrowed it down to SMA and Merida. Every comparison article we found was lifestyle content. ISM gave us an actual side-by-side: appreciation rates, safety ratings, STR yields, average price. We made our decision in a week after fourteen months of going in circles."
"I work remotely and was paying $4,200 a month in rent in Denver. The ISM rent-versus-own analysis was the first thing that showed me, in real numbers, that buying in San Miguel was not just lifestyle aspiration. It was the mathematically correct decision."
THE QUARTERLY REPORT · Q3 2026 EDITION · 80 PAGES · FREE
What homes actually closed for and how long they took, supply at 1.6 to 2 times what this market calls normal, six neighbourhoods, the full cost of buying, holding and selling, the law, and a briefing for your situation. It opens with a digest you can read in ten minutes.
