Taxes and fees: property tax, capital gains and condo HOA
What you pay after signing
Ownership costs in the bay have three lines: the annual property tax (predial), condo maintenance (HOA fees) and utilities. They run lower than a US or Canadian owner is used to, but you should know them before buying.
Predial: the annual property tax
Paid to the municipality in the first months of the year and calculated on the cadastral value, not market price: which is why it is usually a small fraction of real value. A USD 300k condo might pay the equivalent of a few hundred dollars a year. Before buying we verify predial is current: arrears travel with the property.
Condo maintenance (HOA)
In condos, the owners' assembly sets the monthly fee covering pool, gardens, security, administration and the reserve fund. Typical ranges: USD 50 to 200 in simple buildings; 300 to 800 in towers with amenities; over 1,000 in luxury resorts. Before offering you a unit I show you the current fee, the rules and any arrears.
Capital gains when you sell
On sale, the owner pays income tax on the gain. Partial exemptions apply for a primary residence under SAT rules. It is not part of this purchase, but you know it now to plan the exit.
How much is annual property tax in Puerto Vallarta?
It is calculated on the cadastral value, not market value, so it is usually a small fraction: on the order of a few hundred dollars a year for an average condo. We verify it is current before buying because arrears travel with the property.
What happens if I do not pay condo HOA fees?
Maintenance arrears follow the property, and the condo regime allows interest and even enforcement actions. That is why due diligence includes a current-fees letter before signing.
How much tax do I pay when I sell my property in Mexico?
Capital gains tax is paid on the sale gain, with partial primary-residence exemptions under SAT rules. It is computed case by case with your accountant: I raise it at purchase so you can plan the exit.
Real estate advisor in Puerto Vallarta and Riviera Nayarit since 2014. AMPI Riviera Nayarit member, law degree, bilingual ES/EN.
Reviewed: October 2026 · About me