# How much does it cost to deed land in Coahuila? ISAI, notary and registry

Deeding land in Coahuila involves ISAI (3% in Saltillo and Arteaga, 2026 Revenue Laws), notary fees, an appraisal and Public Property Registry filing.

By the Grupo Server editorial team · [Editorial policy](https://gruposerver.com.mx/en/blog/editorial/)

Published September 2, 2026 · Updated September 9, 2026

Deeding land in Coahuila has four components: the property acquisition tax (ISAI), notary fees, [filing at the Public Property Registry](https://gruposerver.com.mx/en/blog/como-escriturar-terreno-coahuila/) and, when required, an appraisal. In 2026, both Saltillo and Arteaga charge ISAI at a general rate of 3% of the taxable base, under their municipal Revenue Laws in force that year.

**Key facts**

- ISAI in Saltillo: general rate 3% of the taxable base (art. 3, section I, 2026 Revenue Law).
- ISAI in Arteaga: also 3% general, with its own discounts for social housing and retirees.
- Saltillo sets a 0% rate for affordable housing and inheritances in the direct line or between spouses.
- Arteaga applies a 50% discount on ISAI to retirees and older adults.
- The Public Property Registry requires a lien-free certificate before recording a deed.

## What is the ISAI rate in Saltillo and in Arteaga?

The property acquisition tax (ISAI, for its initials in Spanish) is paid when deeding, and it is set by the revenue law of the municipality where the land sits. In 2026, both Saltillo and Arteaga set a general rate of 3% of the taxable base, but each applies different reduced rates depending on the case.

| Item | Saltillo 2026 | Arteaga 2026 |
| --- | --- | --- |
| General rate | 3% | 3% |
| Affordable housing | 0% | — |
| Social housing (Infonavit, Fovissste or IMSS) | — | 0% |
| Inheritance, direct line or between spouses | 0% | 1% |
| Donation between blood relatives | 1% | 1.5% |
| Retirees and older adults | 1.5% | 50% discount |

Saltillo's rates are in the [2026 Revenue Law of the Municipality of Saltillo](https://saltillo.gob.mx/wp-content/uploads/2026/01/LEY-DE-INGRESOS-SALTILLO-2026_1.pdf), published in the Official Gazette on December 23, 2025. Arteaga's are in the [2026 Revenue Law of the Municipality of Arteaga](https://arteaga.gob.mx/wp-content/uploads/2026/01/LEY-DE-INGRESOS-ARTEAGA-2026.pdf). The discounted items are not symmetrical between the two municipalities: each law defines its own cases and percentages.

## What other costs come with deeding, besides ISAI?

ISAI is the only cost with a rate published in law. The rest have no fixed rate verified in public sources for this article, so here is what each one is and who sets it:

- **Notary fees**: set by the fee schedule of the notary handling the transaction; they vary with the value of the deed.
- **Filing at the Public Property Registry**: has its own cost, separate from ISAI, best confirmed with the Registry office for the land's municipality.
- **Appraisal**: charged by the appraiser or institution that performs it; not every deed requires one if a current cadastral value already exists.
- **Lien-free certificate**: the notary requests it from the Public Property Registry before recording, to confirm the land carries no mortgages or liens.

Anyone buying a country lot — "lote campestre" in Spanish, a larger, low-density lot outside the urban grid — can ask the notary, before signing, for a written breakdown of these four items. The notary also checks that the property tax on the land is current before deeding; an outstanding balance does not block the sale by itself, but it is usually cleared before signing so the process does not stall. Before buying, it also helps to check the [list of documents to request for the land](https://gruposerver.com.mx/en/blog/lotes-campestres-en-saltillo-que-revisar-antes-de-comprar/), because an unresolved lien delays deeding.

These costs apply equally to a country lot and to an urban lot: neither ISAI nor notary fees distinguish by land-use type, only by the value of the transaction and, for ISAI, by which case in the table above applies.

## How is ISAI calculated? An example

On a hypothetical taxable base of $1,000,000 MXN, at the general 3% rate, ISAI would be $30,000 MXN in both Saltillo and Arteaga. This is a calculation example, not a real quote: the actual base is set by the authority under the applicable law, and it can differ from the price agreed between buyer and seller.

If a case qualifies for a reduced rate — an inheritance in the direct line in Saltillo, for instance — ISAI can drop to 0%. Those reduced rates depend on the type of transaction, not on the size or use of the land: a country lot pays the same general rate as any other property unless it fits one of the cases in the table above.

## How long does it take to deed land?

There is no verified official figure for how long it takes to deed land in Coahuila: it depends on the notary, on whether the seller already holds a current lien-free certificate, and on the internal processing times of the Public Property Registry for the relevant municipality. Buyers can ask the notary for a written estimate before signing, and confirm current filing times directly with the Public Property Registry.

## How does Grupo Server help?

Grupo Server is a construction group from Saltillo, Coahuila, founded in 1966, with nine companies. Its country-land division includes Bosquett, in Parras de la Fuente, and Ex Hacienda Amargos, in Paredón, Coahuila; you can see them on the [country lots page](https://gruposerver.com.mx/en/vivienda/campestres/). ISAI, notary fees and registry filing are procedures the buyer carries out with the notary and the Public Property Registry, not with the developer.

For questions about a specific lot, write in through the [contact page](https://gruposerver.com.mx/en/contacto/) or visit the offices at Blvd. Manuel Gómez Morín 4370, Residencial Las Misiones, 25209 Saltillo, Monday through Friday, 9:00 AM to 6:00 PM.

## Frequently asked questions

### What is the ISAI rate in Saltillo in 2026?

3% of the taxable base, under article 3, section I, of the 2026 Revenue Law of the Municipality of Saltillo.

### What is the ISAI rate in Arteaga in 2026?

Also 3% general, with different discounts than Saltillo's for social housing, inheritances and retirees, under the 2026 Revenue Law of the Municipality of Arteaga.

### Is ISAI the only cost of deeding land?

No. Notary fees, filing at the Public Property Registry and, when required, an appraisal are added. None has a fixed published rate; the notary or the relevant authority sets it.

### How is ISAI calculated on a $1,000,000 MXN lot?

At the general 3% rate, ISAI would be $30,000 MXN in both Saltillo and Arteaga. This is a calculation example, not a real quote.

### How long does it take to deed land in Coahuila?

There is no verified official figure; it depends on the notary and the internal processing times of the Public Property Registry. Ask for a written estimate before signing.

### What happens if the land has a lien?

The Public Property Registry requires a lien-free certificate before recording the deed; an existing lien must be resolved before deeding.

## Topics

- ISAI
- Public Property Registry
- Saltillo
- Arteaga
- Coahuila
- Grupo Server

## Sources

- [2026 Revenue Law of the Municipality of Saltillo (ISAI, art. 3)](https://saltillo.gob.mx/wp-content/uploads/2026/01/LEY-DE-INGRESOS-SALTILLO-2026_1.pdf)
- [2026 Revenue Law of the Municipality of Arteaga (ISAI, art. 3)](https://arteaga.gob.mx/wp-content/uploads/2026/01/LEY-DE-INGRESOS-ARTEAGA-2026.pdf)
- Grupo Server country developments: Bosquett and Ex Hacienda Amargos
- Grupo Server companies

Spotted an incorrect fact? Tell us the article title through the [contact form](https://gruposerver.com.mx/en/contacto/).

## Keep exploring the site

[Country lots](https://gruposerver.com.mx/en/vivienda/campestres/)[Housing](https://gruposerver.com.mx/en/vivienda/)[Contact](https://gruposerver.com.mx/en/contacto/)

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