What will it cost me to sell my house?
By: Karinna Galla
(Spoiler alert: yes, you’ll pay — and it won’t be cheap)
Selling your house can feel exciting, freeing, even poetic. But once you start the paperwork, that excitement turns into an Excel sheet full of terms that sound like soap opera villains: ISR, cedular tax, RPP, certificates, liens... and all you wanted was to move in peace.
So you don’t get blindsided, here’s a real-world breakdown of the costs to sell a property in the Yucatán Peninsula — from Tulum to Mérida, including every expat-packed town with more foreigners than marquesita stands.
1. Closing certificates
This is where the paperwork party starts. When finalizing a sale, you’ll need a series of certificates that vary slightly between Yucatán, Quintana Roo, and Campeche — but all basically prove you don’t owe the city anything.
Common documents include:
- Property tax clearance certificate
- Water service clearance
- Land use certificate (in some cases)
- No lien certificate
- Updated cadastral letter
Each one costs around $300 to $1,500 pesos, depending on the municipality and urgency. And yes — express service costs more, like everything in life.
2. ISR (Income Tax)
Here comes the SAT (Mexican IRS) with their hand out. ISR is calculated on the profit made from the sale (not the full sale price), and it can be as high as 35% of that gain.
Can I avoid ISR?
Yes, if you can prove it was your primary residence and haven’t claimed this exemption in the past 3 years. You'll need:
- Official ID (INE) with that address
- Utility bills in your name (electricity, water, internet, etc.)
- And maybe a notary who likes you (kidding… kind of)
If you can’t prove it, prepare your wallet. If you bought low and are selling high (thanks, gentrification), prepare even more.
3. Cedular tax
As if ISR weren’t enough, Yucatán, Quintana Roo, and now Campeche also charge a cedular tax — a local extra on property transfers.
It’s around 5% of the profit, and paid to the state’s finance agency. In some cases, it can be credited against ISR — but that’s between your accountant and notary, not your scented candle.
4. Real estate agent commission
If you hired an agent, this is their moment to shine and earn their well-deserved cut.
Key facts:
- No fixed rate by law
- COFECE prohibits standardized fees
- Commission usually ranges from 3% to 6% of the sale price
So if you sell for $3 million pesos, you may pay $90,000–$180,000 in commission. Worth it? If they saved you from 40 showings with buyers asking if there’s fiber optic on the roof — and helped you save time and money — you decide.
5. Notary fees (mortgage or fideicomiso cancellations)
Here comes the notary again with their Montblanc pen and stamped receipts.
If your property had:
- A mortgage — you’ll need a formal cancellation deed and registration
- A fideicomiso — you’ll need a trust cancellation or assignment
Fees range from $10,000 to $25,000 pesos, depending on complexity. It covers: deeds, bank or trustee coordination, and multiple joyful appointments.
6. Public Registry (RPP) inscription fees
Not always paid by the seller, but in some cases (especially for title updates or clarifications), you might cover it.
In the Yucatán Peninsula, this is usually 0.5% of the property value or a fixed rate (ranging from $2,000 to $10,000 pesos in Yucatán).
7. Miscellaneous costs (yes, the extras)
- Property appraisal: $3,000–$10,000 pesos
- Translations & apostilles (if your docs are foreign): $500–$2,000 each
- Paperwork, certified copies, transportation, processing: $1,000–$5,000 pesos
In summary
Selling your home isn’t just handing over the keys. It’s a legal, financial and emotional process. You’ll spend money — but if you do it with the right support, you’ll also gain peace of mind, liquidity, and the chance to close a chapter with grace.
So crunch your numbers, get informed, and surround yourself with patient professionals. And if it gets overwhelming, just breathe, put on music, and remember: selling is about letting go. And you deserve that freedom and more.
Still have questions? Did your notary say something different? Want a symbolic “closing ritual” in your living room before signing? Message me on WhatsApp!