Mexico 💰 MXN Last updated2026-05-28

Crédito hipotecario Calculator Mexico

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Quick answer (Mexico)

A MX$2,500,000 crédito hipotecario at 10.5% fixed over 20 years works out to a monthly payment of about $24,959, with total interest of $3,490,279 over the full term.

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Mortgage Calculator

MXN

Home Value

Mex$

LTV 80% · No PMI ✓

Loan Amount

Mex$

Interest Rate

Term

Total Monthly

$29,126

PITI

Principal + Interest

$24,959

58% goes to interest

Total Interest

$3,490,279

over 20 years

Monthly Breakdown

Principal & Interest$24,959

Property Tax (1.1%/yr)$2,865

Homeowner's Insurance (0.5%/yr)$1,302

Total Monthly$29,126

Principal vs Interest Split

42% principal

58% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only — consult a licensed lender for exact rates.

Reviewed by

Aisha Rahman, CFP®, MBA LinkedIn ↗

CFP® with 12+ years in mortgage & retirement planning.

Local context

Crédito hipotecarios in Mexico

Typical loan

$2,500,000

in Mexico

Typical rate

10.5% p.a.

prime borrower, 2026

Typical term

20 years

most common

Market overview

Mexican crédito hipotecario splits into INFONAVIT (workers' housing fund — 70% of total housing loans by volume), FOVISSSTE (federal government workers), and bank-issued mortgages (BBVA México, Banamex/Citi, Santander, HSBC, Banorte). INFONAVIT loans use VSM (Veces el Salario Mínimo) indexing — historically — but transitioned to pesos by 2017. Bank mortgages are typically fixed-rate at ~10-12% in 2026.

Why 10.5% is the typical rate

10.5% is the typical fixed-rate bank crédito hipotecario for prime borrowers at 80% LTV in 2026. INFONAVIT loans for low-income workers can run 4-9% depending on income tier. Variable-rate (TIIE-linked) options exist but are uncommon — most Mexican buyers strongly prefer fixed.

Tax & regulatory notes

Mortgage interest is tax-deductible for primary residences (Article 151 of the Mexican Income Tax Law), up to a UDI-indexed cap. ISAI (Impuesto Sobre Adquisición de Inmuebles) ranges 2-5% by state. Notary fees add ~1.5-2% of property value. Avalúo (appraisal) and ISTBI registration tax apply. Foreigners can own freely outside the 100km coastal / 50km border restricted zone.

🧮 Worked example

A MX$2,500,000 crédito hipotecario at 10.5% fixed over 20 years

Loan amount

$2,500,000

Annual interest rate

10.5%

Term

20 years (240 months)

Monthly payment

$24,959

Total interest paid

$3,490,279

Total paid (principal + interest)

$5,990,279

❓ FAQ (Mexico)

Common questions in Mexico.

INFONAVIT vs bank mortgage in Mexico — which is better?

INFONAVIT is for IMSS-registered formal-sector workers. It's subsidized (rates 4-9% by income tier) and uses payroll deduction — making it nearly impossible to default. The catch: maximum loan ~₱2 million, slow processing, and you're tied to INFONAVIT-approved properties. Bank mortgages have higher rates (10-12%) but no income cap, faster processing, and any property qualifies.

Can foreigners get a Mexican mortgage?

Yes — but only outside the restricted zone (within 100km of coast or 50km of border), where foreigners cannot directly own and must use a fideicomiso (bank trust). Outside the zone, foreigners with Mexican residency can get bank mortgages at standard terms. Some banks (BBVA, Banorte) offer USD-denominated mortgages for US/Canadian retirees at slightly higher rates.

What is the cost of buying a Mexican home beyond the price?

Budget 7-10% on top of the property price: ISAI transfer tax (2-5% by state), notary fees (1.5-2%), property registration (~0.5%), appraisal (~₱5,000-15,000), bank opening fee (1-1.5% if mortgaged), and trust setup (~$2,000 USD if buying in the restricted zone via fideicomiso).

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