Closing costs in Puerto Vallarta: what buyers really pay
Updated · By Chase Jordan
Reviewed by Lic. Erick Pichardo, Vallarta Law · October 27, 2026
In Mexico the buyer pays the closing costs. In Puerto Vallarta, published estimates run from about 4% to 8% of the price; budgeting 6–8% keeps you safe. The biggest items are the acquisition tax and the notary’s fees. In Puerto Vallarta the acquisition tax is calculated on the cadastral value, which is usually below the sale price; in Nayarit it is 2% of the price. Only a notary can calculate your exact figure.
The line items
| Item | Typical cost | Notes |
|---|---|---|
| Acquisition tax (ISABI) | Jalisco: % of the cadastral value · Nayarit: 2% of the price | In Puerto Vallarta (Jalisco) the rate applies to the cadastral value, usually lower than the sale price, so it usually costs less. In Nayarit it is 2% of the transaction value. |
| Notary fees | 1–2.5% | Set by state tariff. |
| Public Registry | 0.5–1% | Registering your deed. |
| Appraisal (avalúo) | ≈ $300–$600 USD | Required for the tax calculation. |
| Trust setup (new trust) | ≈ $500–$2,500 USD | Varies by bank; published estimates differ widely. |
| Trust annual fee | ≈ $500–$800 USD a year | Ongoing, paid to the trust bank. |
| Your own attorney and inspector | Varies | Optional, recommended. |
Ranges compiled from published estimates; they disagree on some items, so treat them as a planning range, not a quote.
Worked example: Condo 36 at $4,780,800 MXN
On Condo 36 in Villa Las Flores ($4,780,800 MXN): notary ≈ $47,808–$119,520 MXN and registry ≈ $23,904–$47,808 MXN, so ≈ $71,712–$167,328 MXN, plus the acquisition tax (calculated on the cadastral value, usually less than the $95,616 MXN that 2% of the price would be), the appraisal and the trust setup in USD. Your notary gives the exact figure.
Estimate yours
Use the closing-cost estimator to see low–high ranges for your price, in Jalisco or Nayarit, with a new trust or a trust assignment.
How to avoid surprises
- Ask your notary for a written estimate before you sign the promissory contract.
- Check that property tax, water and HOA are paid up to the closing date.
- On a resale already in a trust, a trust assignment is usually cheaper and simpler than a new trust.
Frequently asked questions
Who pays closing costs in Mexico?
The buyer. The seller usually pays their own capital-gains tax and any commission they agreed to.
Are closing costs the same in Nayarit?
No. Nayarit usually costs more in acquisition tax: it is 2% of the transaction value. In Puerto Vallarta (Jalisco) the tax is calculated on the cadastral value, which in most sales is lower than the price.
Can I get an exact number online?
No. Only a notary can calculate exact closing costs, because they depend on the appraisal, the municipality and the trust bank.
My listings that fit
Sources
- Closing-cost ranges: compiled from published estimates by Puerto Vallarta brokers and notaries (Nov 2025 – May 2026); confirm with your notary
- SRE: permit to set up a trust on property in the restricted zone (official, Spanish)
General information, not legal or tax advice. Prices and availability can change. Estimates are not a notary calculation.