On top of the price of your home or condo, when you sign the deed you pay a transfer tax, the notary’s fees and the government fee to register the property in your name. These are the closing costs, and in Mexico the buyer almost always pays them.
In Tijuana, if you pay cash, budget between 4% and 6% of the price. With a mortgage, a little more. Here is where each cost comes from, with the figures in effect for 2026. All amounts are in Mexican pesos (MXN).
The transfer tax: the biggest cost
The largest item is the property acquisition tax, known as ISAI. The City of Tijuana collects it, based on the purchase price or the appraised value, whichever is higher.
The rate goes up with the value of the property. Tijuana’s 2026 revenue law (in Spanish) sets rates from 1.5% to 4.677%, but each rate applies only to one slice of the value, much like US income tax brackets. In practice it works out like this:
- MXN 2,500,000 property: about MXN 56,000 in ISAI (2.3%)
- MXN 4,000,000 property: about MXN 103,000 (2.6%)
- MXN 6,000,000 property: about MXN 196,000 (3.3%)
The notary’s fees
In Mexico, a notario público is a lawyer appointed by the state, with far more responsibility than a notary in the US. The notary checks that the property is in order, drafts the deed, calculates and pays the taxes and sends the deed to the Public Registry. Fees usually run from 1% to 1.5% of the value, plus 16% VAT. Ask the notary’s office for a written quote before you sign, with the full breakdown.
The Public Property Registry
Recording the deed is what makes the property yours in the eyes of everyone else. In Baja California it is a flat fee: MXN 12,398.60 to record the sale (in Spanish), plus about MXN 700 in Registry processing fees. Unlike the tax, it does not change with the price.
Appraisal and certificates
- Appraisal: done by a licensed appraiser and used to calculate the tax. It costs a few thousand pesos, depending on the value of the property.
- Certificate of no liens: confirms the property has no mortgages or legal claims against it. The Registry charges MXN 503.41.
- Proof that property tax and water are paid up: any past-due balances are the seller’s responsibility.
If you buy as a foreigner
In the coastal zone, which includes Tijuana and Rosarito, a foreign buyer holds the property through a Mexican bank trust called a fideicomiso. On top of the costs above, you pay to set up the trust, a permit from Mexico’s Ministry of Foreign Affairs and an annual fee to the bank. We walk through it step by step in how to buy property in Baja California as a foreigner.
If you use a mortgage
Many buyers from the US pay cash or use the developer’s payment plan. If you finance with a Mexican bank, add three more costs:
- Recording the mortgage at the Public Registry: MXN 11,877.34 in 2026.
- The notary’s fees for the loan agreement.
- The bank’s own charges: its appraisal and, at some banks, an origination fee.
Compare the total cost of the loan between banks, not just the interest rate.
An example with numbers
A MXN 4,000,000 condo paid in cash:
- ISAI: MXN 102,800
- Notary (1% to 1.5% plus VAT): MXN 46,400 to 69,600
- Public Registry: MXN 13,100
- Appraisal and certificate: MXN 5,500 to 12,500
- Approximate total: MXN 168,000 to 198,000, or 4.2% to 5% of the price.
What you don’t pay
- VAT on the home: the sale of a residence is exempt. VAT only shows up on the notary’s fees.
- Tax on the gain from the sale (ISR): that is the seller’s.
- In a pre-construction purchase, the reservation deposit and down payment are part of the price, not extra costs.
When you pay
Everything is paid on the day you sign the deed. In a pre-construction purchase that happens at delivery. At RISE, delivery is estimated for 2028, so you have the construction period to set this money aside. More on that in why it pays to buy a pre-construction condo.
Run the numbers before you reserve
Knowing what you will pay in total, not just the list price, saves you surprises on signing day. If you are interested in RISE, contact us and we will help you estimate the closing costs for the condo you have in mind.