Closing Costs in San Miguel de Allende : Every Line, and Where the Published Totals Disagree

Almost every page you will read on this subject states a single confident percentage for closing costs in San Miguel de Allende. None of them can support it. That is not an accusation of bad faith, it is a description of what is and is not published in Mexico.

Some lines in a San Miguel closing are fixed by statute, published annually, and can be calculated to the peso before you make an offer. Others are negotiated privately between a notario and a client, are published by nobody, and vary. The confident percentages online blend the two and present the result as a single fact.

How much are closing costs in San Miguel de Allende?

A commonly repeated figure puts foreign-buyer closing costs at 7 to 8 per cent, with a range of 6 to 9 per cent. We checked it against the independent source it is usually attributed to, and that source gives 5 to 10 per cent, not 6 to 9. The narrower, higher claim is not supported by the reference behind it.

The split is real. The brokerage sources, who have a commercial interest in the number appearing modest, cluster at 5 to 6 per cent. The independent publishers give wider bands reaching 9 and 10 per cent. Neither camp shows its arithmetic.

Where an authoritative figure would have to come from

Two places, and neither publishes one.

The first is a fee schedule for Guanajuato notaries. The state has an arancel, discussed below, but it applies only where there is no contract between notary and client, and in practice there always is. There is no published Colegio de Notarios de Guanajuato tariff and no survey of fees actually quoted in San Miguel. Since the notary fee is the largest variable line, no total can be authoritative without it.

The second is transaction-level data. A closing cost percentage is only a fact if someone has measured recorded settlements. AMPI does not publish that for Guanajuato, and the local MLS view behind San Miguel’s price statistics does not extend to closing costs. Every percentage above is an estimate.

What can be priced exactly

These lines are set by law and published annually. You can compute all of them before you offer.

Peso-to-dollar conversions here use 17.4601 MXN per USD, the European Central Bank reference rate for 23 July 2026. The rate moves; recompute at your own transaction date.

ISAI: is the acquisition tax really 2 per cent?

ISAI is by a wide margin the largest line in a San Miguel closing, and the figure most commonly misstated. You will read that Guanajuato charges a flat 2 per cent. Two per cent is only the first bracket of a progressive tariff.

The brackets are stated in pesos and are not indexed to inflation. The identical tariff, with the identical 39,125 peso fixed charge, appears in the 2024 municipal revenue law, so the schedule has not moved. Consequently almost every purchase at foreign-buyer price points falls in the top bracket, and the blended effective rate converges towards 4 per cent.

The tariff is not applied to the full value. Article 338 fracción I of the Ley Hacendaria Municipal para el Estado de Guanajuato reduces the value in every operation by ten times the annual UMA before the tax is computed: 427,946.40 pesos at the 2026 UMA of 42,794.64 pesos a year. Article 339 grants the reduction once per unit or operation and withholds it from adjoining acquisitions by the same buyer within two years. In the top bracket the deduction takes 17,117.86 pesos off the tax at every price.

Those effective rates are our arithmetic applied to the statutory table, not figures quoted by any source. The arithmetic is deterministic. How the San Miguel treasury shows the deduction on an actual computation is not documented anywhere we could reach, so ask your notario to show it on yours.

Corrected 24 September 2026: earlier versions of this page applied the ISAI rate to the full value, omitting the statutory deduction of ten annual UMAs. On a 10,000,000 peso purchase the tax is 362,007 pesos, not 379,125.

Two further points matter. Under Article 42 of the Ley Hacendaria Municipal, as under Article 180 of the law it replaced, ISAI is assessed on the highest of the registered fiscal value, the transaction value, or a certified appraisal less than one year old, so it cannot be reduced by declaring a low price. And there is no first-time-buyer, low-value or owner-occupier exemption in the 2026 San Miguel law. The only reduced rate is a flat 0.5 per cent on transfers by gift or inheritance between spouses or direct-line ascendants and descendants, which is worth knowing when you structure for succession.

A note on the statute. Earlier versions of this page cited Article 180 of the Ley de Hacienda para los Municipios del Estado de Guanajuato. That law was abrogated on 9 July 2026 by the Ley Hacendaria Municipal para el Estado de Guanajuato, published on 8 July, and its rules on the ISAI base and the ten-UMA deduction, formerly Articles 180 and 181, now sit in Articles 42 and 338. Matters already in process on that date are concluded under the old law, which carried both rules.

Notary fees: the line nobody can source

The notario is not your lawyer. Under Article 3 of the Ley del Notariado para el Estado de Guanajuato they are a state-appointed public officer invested with public faith. Article 1815 of the Guanajuato Civil Code requires every sale of real property to be recorded in an escritura publica, with no value threshold, and Article 1816 provides that the sale has no effect against third parties until registered. Registration, not signing, is the moment your title becomes secure.

Guanajuato does have a statutory scale. Article 21 fraccion I of the state’s Ley Arancelaria sets 0.5 to 2 per cent where the transfer value is up to 600,000 pesos, plus up to 0.5 per cent on any excess, with fees increasable by up to 50 per cent where the client requires urgency.

Now the critical caveat, and the reason this page exists. Article 2 of the same law states that the scale applies only in the absence of a contract between the notary and the client. It is a residual default, not a cap. San Miguel notaries negotiate fees contractually and in practice quote above it. The 600,000 peso threshold has not moved since 2016, so on any current San Miguel property nearly the whole value falls into the excess band.

Brokerage sources put notary fees at 1 to 2.5 per cent of purchase price. We could not verify that against anything, because no published San Miguel notary fee schedule, Colegio de Notarios tariff or survey of quoted fees exists. Part of the gap between the statutory scale and the market quotes is probably that a market quote for “notary fees” bundles ISAI, certificates and disbursements into one number. How much of it is the notary’s own fee is not knowable from any published source. Ask two or three notarios for a written, itemised quote before you sign a promissory contract.

The registry, certificates and the appraisal

The state registry fee is flat, not a percentage. Registering an ordinary purchase deed in Guanajuato costs 2,574 pesos filed in person or 2,460 pesos filed electronically, per property. Where one deed covers several properties the fee is charged per property, and subsequent inscriptions derived from the same deed cost 25 per cent of the first.

This contradicts the widely repeated claim that registry fees run 0.15 to 0.2 per cent of value. On a ten million peso home, 0.2 per cent would be 20,000 pesos against an actual statutory charge of 2,460 to 2,574 pesos. If a settlement statement shows a registry line in the tens of thousands, ask what the rest of it is.

The certificate of freedom from liens costs 470 pesos in person or 424 pesos electronically, and the same tariff covers certificates of inscription, registral history and testamentary information. Market sources quote 2,000 to 10,000 pesos for a lien certificate and title search; the difference is professional and gestoria time, not the government fee.

The municipal appraisal tariff is 138.88 pesos plus 0.6 per thousand of appraised value where the Treasury makes the appraisal. On a five million peso property that is 3,138.88 pesos; on ten million, 6,138.88. Where an authorised private valuer prepares the appraisal, the municipality charges 30 per cent of that amount to authorise it, in place of the full fee: 941.66 pesos and 1,841.66. The private perito valuador’s own professional fee is separate and fixed by no law. The market quote we could source is 1.00 to 1.50 pesos per thousand of value, consistent with the statutory tariff plus an unregulated professional fee on top.

The notario’s file will also require certificates of no outstanding predial and no outstanding water charges, and the 2026 municipal revenue law prices both. The treasury’s certificate of no tax debt, the constancia de no adeudo fiscal, costs 217.64 pesos under Article 31 fracción II. The statute calls it a certificate of no tax debt without naming predial; that it is the document evidencing paid predial is our reading, not the statute’s words. The water utility SAPASMA’s constancia de no adeudo costs 45.13 pesos under Article 33 fracción IX. Together that is 262.77 pesos. We found no source on whether buyer or seller customarily pays for them, which is why they are not in the statutory floor below; added to it, they would not move its percentage.

Corrected 24 September 2026: earlier versions of this page said the fees for the predial and water no-debt certificates could not be sourced. Both are in the 2026 municipal revenue law, at 217.64 and 45.13 pesos.

The SRE convenio de renuncia

San Miguel de Allende sits outside the restricted zone defined in Article 27 fraccion I of the Constitution, and the municipality of Allende, Guanajuato appears by name on the 1997 Diario Oficial list of municipalities located entirely outside it. There is no fideicomiso here and no bank trustee.

What a foreign buyer files instead is the Article 10-A agreement adopting the Calvo clause. The 2026 federal fee is 5,252.02 pesos under Article 25 fraccion XV of the Ley Federal de Derechos, payable rounded to 5,250 pesos under Article 26-A. For contrast, the coastal fideicomiso permit costs 21,648.83 pesos in 2026, before any bank charges for the trust itself.

Corrected 24 September 2026: earlier versions of this page called the 2026 fideicomiso permit fee unresolved between 21,648.83 and 13,175.56 pesos. Re-read on 24 September 2026, the second copy of the Ley Federal de Derechos shows 19,952.46 pesos, the pre-update amount, and every fee in the Cámara de Diputados text is exactly 8.5 per cent above it; 13,175.56 appears in neither copy. The 2026 fee is 21,648.83 pesos.

Timelines conflict and we will not pick one. The Foreign Investment Law deems the permit granted if the SRE publishes no denial within five business days for a municipality wholly outside the zone. The SRE’s own page states approximately 20 business days. One San Miguel brokerage’s page gave three to six weeks when we read it on 23 July 2026; the sentence was not on the page on 8 October 2026. The likely reconciliation is that five days is the legal deadline after which approval is automatic while 20 days is the operational turnaround for issuing the document a notario wants in hand, but no source confirms that, so all three stand.

Costs conflict too. Brokerages quote around 8,500 pesos per permit, per person, per property, or 400 to 500 US dollars per foreigner on the deed. The excess over the 5,250 pesos payable to the federation, about 3,250 pesos on the first figure, is a handling charge nobody publishes.

Corrected 8 October 2026: earlier versions of this page gave the brokerage quote for the convenio as around 7,500 pesos and said San Miguel brokerages report three to six weeks. Read on 8 October 2026, Live In San Miguel’s article, dated 17 January 2024, says “The total is around $8,500 pesos per permit per person, per property”, about 3,250 above the 5,250 pesos payable, and the three to six weeks we recorded from it on 23 July 2026 is no longer on the page. Earlier versions also said, in the note of 24 September above, that every fee in the second copy of the Ley Federal de Derechos is 8.5 per cent below the Cámara de Diputados text; it is the Diputados text that is 8.5 per cent above that copy, which is 7.8 per cent below it (21,648.83 against 19,952.46).

Who pays which closing costs, buyer or seller?

One claim circulating in this market says sellers agree to cover some buyer closing costs in roughly 20 to 40 per cent of San Miguel transactions. No methodology is disclosed and it did not survive our attempt to verify it at source. Treat it as market colour, not a statistic.

Other real cash calls that no statute fixes: a power of attorney if you cannot attend the signing, quoted under 500 US dollars and more with apostille or consular processing; translation, 3,000 to 25,000 pesos; an optional tax adviser consultation, 3,000 to 12,000 pesos; and an exchange-rate fluctuation reserve on the final transfer, 1,000 to 2,000 US dollars and mostly refundable. Each comes from a single undated source with a commercial interest. They are here because the cash calls are real, not because the amounts are reliable.

Note also what you do not pay. Under Article 9 of the Ley del Impuesto al Valor Agregado, the sale of land is exempt from IVA, and so is the sale of buildings used as dwellings, so there is no IVA on the purchase price of an ordinary San Miguel home. IVA at 16 per cent does apply to every service around the transaction.

A statutory floor, computed

Because so much of this page is about what cannot be known, here is what can. The table adds only the lines fixed by statute, using the maximum notary fee permitted by the residual arancel and the electronic filing rates.

Corrected 5 October 2026: earlier versions of this page added 30 per cent to the municipal appraisal fee where a private valuer prepares the appraisal, giving 4,081 and 7,981 pesos and a floor of 213,662 pesos (4.3 per cent) and 446,562 pesos (4.5 per cent). The law says the opposite: “Por la autorización de avalúos fiscales elaborados por los peritos valuadores autorizados por la Tesorería Municipal, se pagará el 30% sobre la cantidad que resulte de aplicar las fracciones II, III y IV de este artículo.” The authorisation costs 30 per cent of the fee, in its place. The table now carries the Treasury’s own appraisal fee, 3,138.88 and 6,138.88 pesos, and the floor is 212,720 pesos (4.3 per cent) and 444,720 pesos (4.4 per cent). Source: Ley de Ingresos para el Municipio de San Miguel de Allende 2026, Article 25, read 5 October 2026.

The same floor at eleven prices, from MXN 2 million to 30 million, and at six dollar prices, is on closing costs by purchase price.

That 4.3 to 4.4 per cent is a floor, and it is our arithmetic rather than a published figure. Where a private valuer prepares the appraisal the municipal line falls to 942 and 1,842 pesos, and the valuer’s own fee, which no tariff sets, comes on top. It excludes everything negotiated rather than tariffed: notary fees above the residual scale, which is the norm; gestoria and tramite handling; escrow; your own legal fees; the private valuer’s professional fee; translation. It also leaves out the two no-debt certificates, 262.77 pesos together, because no source says which party pays for them. The distance between this floor and the 5 to 10 per cent published range is precisely the unpublished part of a San Miguel closing. That is the number to interrogate when you get a quote.

Model the exit before you buy

Capital gains exposure is decided partly by choices made at purchase, which is why it belongs here rather than on a page you read years later.

If you sell as a non-resident, Article 160 of the Ley del Impuesto sobre la Renta gives you 25 per cent of gross proceeds with no deductions at all, or an election to apply the top individual rate of 35 per cent to the computed gain. Which is cheaper turns on the size of the gain relative to the sale price: the gain-based election wins while the gain is under roughly 71 per cent of the price. Contrary to common guidance, no Mexican legal representative is required to make that election where the sale is consigned in a public deed, which in Mexico it always is.

If you sell as a Mexican tax resident, you deduct under Article 121: indexed acquisition cost, floored at 10 per cent of the sale amount; capitalised improvements, indexed, but explicitly not conservation or maintenance; notarial fees, taxes and duties on both deeds; appraisal fees; and commissions you paid. Two mechanics work against you. Article 124 writes the construction component of your basis down 3 per cent per year of ownership, floored at 20 per cent of initial cost, and where the deed does not separate land from construction, land is deemed 20 per cent of total cost, usually unfavourable in San Miguel where land is a high share of value. Ask your notario to separate land and construction in the acquisition deed, and keep facturas for every capitalised improvement. Most foreign owners lose basis for want of paperwork, not for want of spending. The state 5 per cent payment under Article 127 is creditable against the federal provisional payment, not additive; sellers sometimes mistake it for an extra Guanajuato tax.

The principal-residence exemption sits in Article 93 fraccion XIX, and two things are usually said wrongly about it. It caps the exempt sale price, not the exempt gain, at 700,000 UDIs, which was 6,166,187 pesos at the UDI value published for 10 July 2026, or roughly 353,000 US dollars at the 23 July 2026 reference rate. The UDI is inflation-indexed and republished twice monthly, so the threshold rises continuously and must be recomputed at your sale date. And it sits in Title IV, which applies to Mexican tax residents. Nationality is irrelevant; tax residency is decisive. A foreign national who is a Mexican tax resident can use it, and a non-resident cannot.

One quirk is worth knowing. The substantive bar is three years: you must not have claimed the exemption on another home in the three years before the sale, and you declare it under oath before the notario. But the paragraph requiring the notario to query SAT still reads five years, an artefact of a 2015 reform that was never conformed. A sale in years four or five may surface in that query and require explanation without disqualifying you.

Because the notario calculates and remits this tax within 15 days of signing under their own personal responsibility, they are conservative. They will not accept deductions without complete facturas, and they will not apply the residence exemption without documentary proof of tax residency.

What we could not establish

Naming these is more useful than filling them with plausible numbers.

• The ratio of cadastral or fiscal value to market value in San Miguel de Allende. This is the single most important missing number in the cost picture. Both the predial tariff and the ISAI floor apply to fiscal value, and without the ratio the statutory rates cannot honestly be translated into a percentage of what you pay.
• Notary fees actually quoted and charged in San Miguel in 2026. No published schedule exists, so the 1 to 2.5 per cent figures in circulation are unverifiable.
• Transaction-level data on closing costs actually paid. Every published total is an estimate; AMPI does not appear to publish this for Guanajuato.
• Whether San Miguel notarios in practice assess ISAI on the full purchase price or on a lower certified appraisal. The statute requires the highest of three values; how often a low appraisal is accepted is undocumented.
• How the San Miguel treasury applies the ten-UMA deduction of Article 338 in practice. The text is explicit; no published computation shows it.
• Gestoria and tramite handling fees for the SRE filing, registry work and cadastral work. They clearly exist, since brokerages quote 8,500 pesos against a 5,250 peso statutory SRE fee, but they are published nowhere.
• The SRE’s current official published fee and processing time. Two secondary sources give lower fees than the 2026 statute, and the SRE portal is behind bot protection that blocked verification.
• Escrow and title company fees from any source without a commission motive, and whether title insurance is commonly bought in San Miguel and at what cost.
• Who customarily pays for the predial and water no-debt certificates a notario will require. The fees are statutory; the custom is not published.
• The exact 2026 income tax bracket thresholds behind the 35 per cent top rate. The rate itself is confirmed by the cross-reference in Article 160; the bracket table is an embedded image in the official PDF and could not be verified at source.

The standing position

This is published research, not legal or tax advice. Everything above is drawn from statutes and published sources, cited so you can check it, and everything we could not check is named rather than smoothed over.

Your notario is the legal authority on your transaction. They are a state-appointed public officer, not your agent and not the seller’s, and they compute and remit the taxes under their own personal responsibility. Where this page and your notario differ on your specific property, your notario is right and we are general. Take the ISAI tariff, the arancel and the registry schedule with you, ask for a written itemised quote, and ask what each line is for.

We earn no commission on any San Miguel transaction and have no financial interest in whether yours closes. That is the only reason we can afford to tell you that the confident single number you read elsewhere does not exist.