San Miguel de Allende Real Estate in 2026 : What the Data Actually Says

San Miguel de Allende’s resale transaction volume rose 24.68 percent in 2025 over 2024, by the reporting brokerage’s own statement, while the average sale price fell 12.6 percent, from $650,462 to $568,829. Then 2026 turned. Months of inventory averaged 29.6 across January to May against 17.6 a year earlier. Active listings peaked at 860 in May, up 45 percent year on year, before falling to 745 in June for reasons the source attributes to withdrawals and expirations rather than sales. And Realty San Miguel’s year-to-date closing count sits below 2025: 253 through August against 289, 12.5 percent fewer on our arithmetic, on a series the firm revised once without explanation between its May and June posts. A second brokerage reading the same MLS counts 181 for the first half.

An earlier version of this article, written on the data available in the spring, read January’s strong month as the start of a recovery. The first-half data did not support that reading, and this revision corrects it. What follows is what the data actually shows and what it implies for anyone considering a purchase in 2026.

Why Did Prices Fall in 2025 While Sales Rose?

The headline contradiction in the 2025 data, strong volume alongside falling average prices, is explained largely by a contraction in the ultra-luxury segment. Transactions above $2 million fell from 19 in 2024 to 12 in 2025, a decline of seven properties.

The arithmetic is worth doing rather than asserting, because the size of this effect is usually overstated. In a market of roughly 504 sales — the implied figure, not a count — replacing seven transactions averaging $3 million with ordinary sales near $500,000 moves the mean by about $34,700. For those seven sales to account for the full $81,633 decline on their own, they would have to have averaged close to $6.4 million, more than three times the $2 million threshold that defines the segment.

So the luxury contraction is a substantial part of the story, plausibly a third to three-fifths of it, but not the whole of it. The rest sits in mix shift across the middle of the market, which the published data is not granular enough to isolate.

What cannot be said is that per-unit values held while the average fell. An earlier version of this article cited a price per square metre series rising 4.9 percent as evidence that underlying appreciation continued through 2025. That series rested on a figure that cannot be traced to any retrievable source, and it is withdrawn. No price per square metre from closed sales exists for this market at all; every published figure is an asking price or a crowdsourced estimate.

One caveat belongs alongside every figure in that table. San Miguel de Allende has no public transaction registry. Every closing count, average price, and inventory figure in this market, including the ones in this article, is a commissioned brokerage’s reading of the local MLS, most of them one brokerage’s own MLS view; the median prices and days to sell come from other brokerages reading the same MLS. It is the best data available and we use it, but it is not an independent census of sales, the 2025 total is an implied figure rather than a reported count, and the 2026 year-to-date count was revised without explanation between the source’s own May and June posts.

Corrected 8 October 2026: earlier versions of this article said the 2022 closing count was not published in any source we could locate. Realty San Miguel’s update of 15 January 2025 gives it: 521, against 425 in 2023 and 404 in 2024. They also said no 2026 closing count was settled; the firm’s count through August is 253 against 289 (update of 9 September 2026). The luxury arithmetic now matches our luxury analysis ($34,700, $6.4 million, a third to three-fifths). The exchange rate is dated and carries Banxico’s FIX of 7 October 2026. The description of the US advisory follows its text of 29 May 2026. A charge described as a one-off fee for the change of land use has been removed, because the article of the municipal law that was cited covers the notice of completion of works. And a second brokerage’s sale-to-ask figure is recorded (Live In San Miguel, read 8 October 2026).

January 2026 printed well: closings up 8 percent, dollar volume up over 20 percent, average price at $649,316. It was one winter month at the peak of snowbird season, measured off a small base, and it did not hold. By March, closings were up 13 percent while closed dollar volume was down 26 percent, and the June report showed year-to-date closings 15.5 percent below the first half of 2025. Realty San Miguel published no monthly average sale price after January in its updates through June. Closed-sale medians appeared in April: Rafael Mora Real Estate put the first-quarter median closed price at $480K in April, and a brokerage agent reading the AMPI MLS found the same $480K across 181 closings in the first half, against an average of $627K for the same homes. The market tracker carries each month’s figures as they are published.

What This Means for Different Buyers

If you are buying in the $400,000 to $800,000 range

This range brackets the median: homes sold in the first half of 2026 closed at a median of $480K, after a median of 178 days on the market, on a brokerage agent’s reading of the AMPI MLS. What cannot be quoted for this range specifically is a selling speed or a discount. We have found no days-on-market figure by price band, the two published sale-to-ask ratios, both 96 percent citywide, come from weekly AMPI reports that one of their publishers says the sold archive cannot verify, and the 92 to 97 percent ratio in wider circulation is inferred rather than measured — the publisher carrying it says so itself. Nobody publishes inventory by price band either, so whether this segment is holding up better than the citywide 29.6 months of supply is not knowable from public data. Judge each listing on its own evidence, and treat any agent-quoted marketing time as a claim to verify rather than a statistic.

Corrected 24 September 2026: earlier versions of this article said no days-on-market series or measured sale-to-list figure existed for this market and that every figure traced to a single brokerage. A closed-sale median has been public since 14 April 2026 (Rafael Mora Real Estate, Q1 2026: $480K), and a brokerage agent has published monthly medians, days to sell and a sale-to-ask ratio from the AMPI MLS since 1 August 2026.

If you are looking above $1.5 million

The luxury segment contraction creates genuine negotiating leverage for qualified, patient buyers. The sourced fact underneath it: sales above $2 million fell from 19 in 2024 to 12 in 2025, roughly one closing a month across the entire municipality. We have found no days-on-market figure for this segment — the 300-plus-day figure previously quoted here had no measured basis and is withdrawn — and no published dataset states the discount actually available at this level. What can be said is that leverage is most likely to be real where absorption is thinnest, and nowhere in this market is absorption thinner than above $2 million.

If you are planning to generate rental income

The short-term rental market in San Miguel rewards the top decile of operators disproportionately. On AirROI’s scraped data for the twelve months to July 2026, the top 10 percent of listings grossed roughly $61,600 or more a year, the median listing about $12,800, and the 25th percentile about $5,200 — the top tier earns nearly twelve times the bottom quartile. No booking-verified dataset exists for this market, so these are scraper estimates rather than measurements. Location, management quality, and property character are the variables. The overall market is not the determinant. Budget your rental income projection conservatively and work backward from the median, not the top.

Updated 5 October 2026: this paragraph carried AirROI’s figures for the twelve months to June 2026, roughly $62,900, $13,150 and $5,350. They are no longer on the publisher’s page; the figures above are twelve times its monthly tiers for August 2025 to July 2026 ($5,135, $1,066 and $435), from the page updated 12 September 2026 and read on 5 October 2026.

How Did the Neighbourhoods Perform?

Nobody can say, because nothing measures it. No closed-sale price, appreciation rate or days-on-market figure is published for any San Miguel de Allende colonia. The only neighbourhood prices in circulation are asking ranges scraped from listing portals, and they are set out with their caveats on each of the neighbourhood pages.

Guadalupe deserves specific attention in 2026. The arts district character, including murals, design studios, and independent restaurants, is already established. What is still arriving is international buyers priced out of Centro and boutique development. On appreciation, the honest position is narrower than the one usually sold: one aggregator’s June 2026 estimate puts Guadalupe at 9 to 12 percent, with no stated method and no repeat-sales basis, while the citywide closed-sale record points the other way — the average sale price fell 12.6 percent in 2025 and months of inventory have risen 68 percent. Entry asking prices below Centro’s remain accessible by SMA standards, and that accessibility, rather than a measured appreciation rate, is the case for the neighbourhood.

The Five Headwinds Worth Knowing

Selective overpricing

Asking prices and closing prices are moving in opposite directions. One aggregator puts asking prices about 9.5 percent higher in nominal pesos than a year earlier, while the closed-sale average fell 12.6 percent in 2025 and months of supply rose from 17.6 to 29.6 in a year. Rising asks against falling closes is exactly what produces 29.6 months of inventory. The citywide time to sell and sale-to-ask figures published since August describe the homes that sold, not which of today’s listings are priced to sell and which are priced to sit, so distinguishing between the two — through comparables, marketing time you verify yourself, and the seller’s circumstances — is the core analytical task for any buyer entering this market.

Peso appreciation

The peso closed 2025 near 18.00 to the dollar after appreciating substantially across the year — published estimates of the move disagree, running from close to 14 percent to nearly 16 percent — and it strengthened a little further, to 17.46 on the ECB reference rate on 23 July 2026, before giving that back: Banxico’s FIX was 18.3688 on 1 October and 17.9780 on 7 October 2026.

The direction of that move matters more than the headline. A property priced at MXN 10 million costs a dollar buyer about $556,000 at the 18.00 rate the peso ended 2025 near, about $573,000 at the 17.46 of 23 July 2026, and about $556,000 again at the 17.9780 FIX of 7 October. No sourced start-of-2025 rate exists to anchor a full before-and-after comparison, so we do not print one; the strengthening itself is not in doubt.

Two caveats, because this figure is frequently mangled. First, spot movement and annual averages are different measures and are often quoted interchangeably: the IRS yearly average was 18.330 MXN/USD for 2024 and 19.212 for 2025, which describes the average level across each year rather than the start-to-end move. Second, San Miguel is overwhelmingly a cash, dollar-referenced market, so the strong peso bites hardest on peso-denominated costs — construction, labour, predial, closing costs — rather than on headline asking prices, which are usually quoted in dollars to begin with.

US housing market gridlock

As of February 2026, the brokerage reporting on this market cited roughly 147 sellers per 100 buyers in the US housing market, described as the worst imbalance since 2013 — a national US statistic with no underlying provider named, not a San Miguel figure. The transmission is real regardless: many potential SMA buyers need to sell their American home before they can commit to a Mexican purchase. This upstream friction directly delays, and in some cases permanently prevents, SMA acquisitions. It is the single most important external variable to monitor for demand in 2026.

Safety perception versus reality

Guanajuato state carries a Level 3 US State Department advisory whose text locates most gang violence in the south and centre of the state and bars US government employees from Federal Highway 45D and the areas south of it, including Celaya, Salamanca and Irapuato, and San Miguel’s day-to-day security environment is materially different from theirs. We found no published record of a pattern of violence targeting the expat or tourist community here.

It is not, however, insulated from the state, and buyers are frequently told that it is. In February 2026, cartel reprisal violence following the death of the CJNG leader El Mencho reached roughly 23 Guanajuato municipalities including San Miguel, with an arson incident in the municipality on 22 February and a body showing signs of violence found on 25 February. The honest framing is that the structural drivers of Guanajuato’s violence — fuel theft and transit routes through the industrial corridor — are absent here, which is a real and durable advantage, and that this is a different claim from immunity.

STR regulatory risk

Enforcement is shifting from municipal to state hands. The annual municipal land-use permit for lodging is 45,000 MXN under the 2026 Ley de Ingresos, roughly $2,577 USD at the July 2026 rate, and the state’s 4 percent lodging tax applies on top. Above both sits the federal line most often left out: a furnished letting is outside the residential-letting IVA exemption under Article 20 fraction II of the Ley del Impuesto al Valor Agregado, so 16 percent IVA applies whatever the lease length. That is statute rather than an enforcement position, though whether it is in practice collected from individual foreign owners is undocumented. Municipal enforcement has historically been close to absent, but Guanajuato’s tax authority sent approximately 5,000 invitation letters to hosts in July 2026, described as a friendly first phase with audits possible after. Buyers who are underwriting a property on rental income projections should factor in compliance costs and monitor developments quarterly.

Where Is the Market Heading in 2026?

Based on data available through Q2 2026, three scenarios are plausible. None of them comes with an appreciation percentage attached, because no index measures appreciation in this market: an earlier version of this article quoted a 3 to 7 percent “consensus forecast” that turned out to be a single aggregator page, and it is withdrawn.

The bull case requires inventory to fall because homes sell rather than because sellers withdraw, the US resale market to unlock, and the peso to weaken toward the 18.75 to 19.00 consensus for end-2026. Its signature would be active listings falling from 814, the August count, back toward the 593 of May 2025 with closings rising alongside, year-to-date closings recovering past the 220 reported for the first half of 2025, and the $2 million-plus segment moving back toward 2024’s 19 sales.

The base case is that nothing breaks and nothing unlocks: inventory plateaus in the high twenties of months, well above the 15 to 18 the reporting brokerage calls normal, sellers who can wait withdraw, and sellers who cannot cut. It reads as full-year 2026 closings below 2025 on any consistent definition, an average sale price between the 2025 full-year $568,829 and January 2026’s $649,316 with the mix rather than the market doing most of the moving, and flat to modestly lower prices in dollars.

The bear case is inventory holding above 30 months into the November-to-February selling season and that season failing to clear it: listings pushing back above May’s 860 in the autumn, a second consecutive year of $2 million-plus sales in the low teens or below, and visible price reductions spreading into mid-market inventory. A US recession, a further leg of housing gridlock, or a security event in San Miguel itself would each accelerate it.

The data as of Q2 2026 sits closest to the base case, and materially more cautious than the reading this article carried in the spring. The five signals to watch: whether any fall in active listings comes from sales or from withdrawals, months of inventory against the stated 15 to 18 norm, whether the contradictory year-to-date closing counts are ever reconciled, the monthly closed-sale median, read across several months rather than one because a month of 25 to 38 sales swings with the mix, and sales above $2 million.

What Serious Buyers Should Do With This

SMA in mid-2026 is a market that has slowed, not one in distress. It is almost exclusively a cash market with very low carrying costs, which means elevated supply produces longer marketing times and negotiating room rather than forced sales. What the moment offers a serious buyer is time: time to verify how long a listing has actually been for sale, to price peso-denominated costs at the current rate rather than a remembered one, and to negotiate hardest where absorption is thinnest. The opportunity is available to anyone patient enough to do that work before making an offer.

The SMA Wealth Intelligence Report, which is available free on this site, contains the complete transaction data analysis, neighbourhood breakdown, STR yield distribution, competitive market comparison, and 2026 outlook. It was written without a commission motive; the current edition is Q3 2026, published 5 October 2026.

All figures USD unless noted. Past appreciation rates do not guarantee future performance.