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Understanding Mexico’s tax landscape is essential before buying property, retiring, or starting a new life here. This guide covers the practical basics—from VAT to property-related taxes—so you know what to expect and what to plan for as an expat.
Paying taxes in Mexico, its inevitable as a retiree, tourist, or expat. Every situation is different, thus are the taxes that each individual will face.
And, as Ben Franklin famously said, “In this world nothing can be said to be certain, except death and taxes.” Though living in Mexico might help add years to your life, it won’t allow you to escape paying your fair share of taxes.
Mexico tax rates may however be lower than what you are used to paying back home.
At the start of 2024, the State of Mexico roll out new rules in the Financial Code that affect a couple of taxes: the Ecological Tax on Waste Disposal, Confinement, and Storage (known as the “Waste Tax”) and the Tax on Pollutant Emissions to Water (the “Water Tax”). Plus, some updates to rates for the Tax on Pollutant Air Emissions (the “Air Emissions Tax”), which has been in effect since 2022.
Reviewed By Kathleen Peddicord
Kathleen is the Live and Invest Overseas Founding Publisher. She has more than 30 years of hands-on experience traveling, living, and buying property around the world.
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If you generate income, you will likely owe an income tax in Mexico. This income could come from:
Income tax is paid to SAT (Servicio de Administración Tributaria or Hacienda), which is Mexico’s Federal Tax Collection department. Most situations will require you to file a Mexican tax return.
Rental income is subject to a 21% withholding tax if you rent out the property while residing outside of Mexico. Otherwise, residents are taxed at the normal income tax rate.
When you buy real estate in Mexico you will have property taxes. There are three (3) types of tax that you will face for residential property involving the buying, owning, and selling process.
There is a 2% acquisition tax when you purchase the property. The buyer typically pays this tax, unless negotiated otherwise.
Each year you will owe annual property taxes (impuestos predial). These taxes are quite reasonable compared to the U.S and other first world nations. Property is a taxed at a local level in Mexico.
Although technically illegal, it is common practice for using an “assessed” value, rather than the actual value from the point of sale. This assessment can be anywhere from 60% to 70% less than the actual market value.
For example, on a home with a market value of $200,000 you could have an official assessment that values the home at $75,000.
This would put your transfer tax for acquiring the property at $1500 and annual property taxes around $100 to $200.
Finally, once you have sold the property you will have to pay a capital gains tax. There are a few different ways Mexico allows you to calculate your capital gains. Your first option is to pay 25% of the declared value. Second, you can use the net value and pay 35%.
Net value uses the assessed value from purchase and sale, figuring the difference, with consideration of any miscellaneous contributions over the course of ownership.
There are other instances where it is possible to not have any capital gains tax. This would be based on the type of ownership, property, and other factors.
A primary residence can be exempt from the tax on the gain after five years. It’s important to have a knowledgeable attorney when buying and selling real estate in Mexico.
The value-added or sales tax is charged on most goods and services.
How much: 16%, however some bordering areas of Mexico tax at 11%.
Foreigners traveling in Mexico can also obtain a tax refund on purchases of merchandise or other commerce in Mexico, if the following requirements are met:
More information available through the SAT.
There are special items that now receive taxation in Mexico, including alcohol and cigarettes.
Also, visiting the Mayan ruins, beaches, and restaurants in Cozumel is set to become pricier, as Mexico introduces a US$5 fee per cruise ship passenger for a Natural Disaster Prevention Fund.
This new charge will affect travelers arriving at either Cozumel or Costa Maya, requiring a one-time payment no matter which port they visit first.
The aim of this initiative is to enhance the tourism infrastructure.
Reviewed By Kathleen Peddicord
Kathleen is the Live and Invest Overseas Founding Publisher. She has more than 30 years of hands-on experience traveling, living, and buying property around the world.
Start Your New Overseas Life Today
A world full of fun, adventure, and profit awaits! Sign up for our free daily e-letter, Overseas Opportunity Letter, and we’ll send you a FREE report on the 12 Best Places To Retire Overseas In 2026
We Value Your Privacy! We will not share your email address with anyone else, period.
When purchasing property in Mexico, you will need to pay an “Acquisition Tax”, to become the owner of the property, this is between 2% to 4.5% of the property value.
Yes, Mexico has an annual property tax, known as predial. It is calculated as a percentage of the appraised value of a property. Note that the appraised value has no relationship to the actual purchase price of a property, and appraisals and tax percentages are deliberately set low to reduce the tax burden on poorer Mexicans. In addition, you can avail of up to a 25% discount if you pay your predial in advance.
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