House Appraisal with legal validity throughout the Mexican Republic
A home appraisal This is a technical report signed by a certified appraiser with SEP (Mexican Ministry of Education) credentials that determines the true value of your property. Certified by SEP, INDAABIN, and SAT. Accepted by INFONAVIT, FOVISSSTE, and major Mexican banks.
What exactly is a home appraisal?
The technical-legal report issued by an expert with SEP certification that determines the real value of your property, valid before banks, notaries, tax authorities and courts.
Technical and legal definition
In Mexico, a home appraisal It is the opinion issued by a appraiser with professional SEP license It determines the commercial, tax, or collateral value of a residential property. It is the only legally valid document for civil, commercial, and administrative transactions.
Why do you need an appraisal before any transaction?
INFONAVIT, FOVISSSTE and the banks They do not release mortgage loans without a current appraisal. notaries They require it for property deed registration and calculating the ISAI (Property Transfer Tax). courts They request it in inheritance and divorce cases. SAT He uses it in tax audits.
What we deliver
- Certified market value✓
- Full photo report✓
- Comparative market analysis✓
- Auditable calculation report✓
- Signature of SEP certified expert✓
- Legal validity throughout the Republic✓
When is the best time to request your home appraisal?
Each situation has different requirements. Select yours to see what it includes.
Appraisal for purchase or sale
Set a fair price so you don't undervalue your house or scare off potential buyers. This reduces the selling time and is required by the notary when closing.
Ideal for
- Owners who are going to sell
- Buyers who validate price
- real estate consultants
- Contributions to companies
Delivery
- 5 business days · Express 48 h
Appraisal for mortgage loan
The bank will not lend more than the appraisal value. Our appraisal complies with INFONAVIT, FOVISSSTE, SHF, and Mexican banks.
Accepted by
- INFONAVIT
- FOVISSSTE
- SHF
- Mexican private banks
Appraisal for inheritance or divorce
With multiple heirs or spouses, an appraisal is the only way to divide the property equitably. Compatible with the Mexican Tax Administration Service (SAT) and state treasuries.
Useful for
- Contentious successions
- Inheritance partitions
- Divorces with marital property
- Dissolution of companies
Appraisal for insurance purposes
Calculate the replacement value. Without this information, the insurance company will pay whatever it wants in the event of a claim. With an appraisal, you receive the actual amount needed to rebuild.
Recommended for
- Premium home insurance policies
- Historic or unique houses
- Annual revaluation of coverage
Appraisal for trial or litigation
When a judge orders a property appraisal, the report must be technically irrefutable. Appraisers must be registered with the Federal Judiciary.
Subjects
- Civil · Family
- Trade
- Administrative and fiscal
Appraisal for investment
If you're buying houses to rent or resell, you need the real value, potential income, and a 5-year projection. We include IRR, cap rate, and vacancy sensitivity.
Metrics
- Cap Rate · Projected IRR
- Cash on Cash Return
- Market sensitivity
What aspects are taken into account in a home appraisal?
Each one can move the final value up to 20%. house appraiser — or appraiser — analyzes them all during the physical inspection. Get to know them before your appraisal.
Location and surroundings
The most important factor. Lighting, water, transportation, safety, and nearby services such as schools and hospitals.
Construction and structure
Square meters built, age and materials. A house over 30 years old without renovation can lose up to 15% in value.
Interior finishes
Flooring, windows, ironwork, kitchen, and bathrooms. Premium finishes are valued independently.
Facilities
Condition of electrical, hydraulic, sanitary and gas systems. An outdated installation can significantly reduce value.
Legal documentation
Valid title, current property taxes, and no liens. Properties without title deeds may be rejected by banks.
Access and exterior
Garage, garden, and road access. In metropolitan areas, a private parking space adds up to 8-12% to the final price.
habitability
Distribution, ventilation, and natural lighting. Good solar orientation is a plus in this factor.
How to value a house?
There are three internationally recognized approaches to valuing a house. We apply all three and reconcile the results to obtain a value that can be defended before any banking, tax, or judicial authority.
Specific costs
How much would it cost to reproduce the house today, less deductions for depreciation and obsolescence? Ideal when there are no comparable properties in the area.
Comparative market
Recent sales of similar homes in the same neighborhood carry more weight for sales because they reflect current market prices.
Fair valuation of rents
Projected income stream at net present value. Essential for investment properties, vacation rentals, or mixed commercial use.
What do I need to request a home appraisal at ANEPSA?
The required documents vary depending on the purpose. Review the list for your case to be prepared.
Commercial Appraisals
(buying, selling, investment, insurance)
- Public deed or title deed
- Last property tax receipt paid
- Recent water bill
- Official ID (INE) or passport
- Architectural plans (if available)
Cadastral/Fiscal Appraisal
(SAT, property tax, deed registration)
- Deed registered in the RPP
- Current cadastral certificate
- Last 3 property tax receipts
- Official identification of the owner
- Land use certificate (if applicable)
Appraisal for Loan
(INFONAVIT, FOVISSSTE, banks)
- Public deed or title deed
- Property tax paid up to date (max. 6 months)
- INFONAVIT/FOVISSSTE loan number
- Official identification of the applicant
- Owner's RFC
Are you missing any documents? We'll guide you on how to obtain them. Contact us before gathering documents.
What types of houses can be appraised?
From standard residential homes to luxury, historic or rural properties.
House
Duplex house
Townhouse
Horizontal condominium
Loft / Studio
Luxury residence
Penthouse / Attic
Cottage
Cabin
Historic house
Country house / estate
What is the process of a home appraisal?
No surprises or hidden costs. Click on each step to see the details.
Application and purpose
Tell us what you need the appraisal for. You'll receive a formal, no-obligation quote in less than 4 business hours.
Document review
We accept deeds, plans, and property tax documents. If any document is missing, we can guide you on how to obtain it.
Physical inspection
The expert visits the house, takes measurements, photographs, and verifies the installations, finishes, and surroundings. Schedule at a time that suits you.
Analysis and calculation
We applied the three approaches and reconciled the value using databases from INEGI, SHF and state public records.
Delivery of the report
You receive the appraisal signed with a valid SEP certificate, ready for the bank, notary, court, or SAT. Digital and physical copies are available within 5 business days.
How long does a home appraisal take?
A house appraisal takes between 3 and 7 business days from the physical inspection. In express mode, the timeframe is 48 hours. The exact time depends on the type of appraisal and the complexity of the property.
business days
Standard commercial appraisal for private sales.
business days
Appraisal for mortgage loan INFONAVIT, FOVISSSTE or private bank.
hours (Express)
Urgent option available for cases requiring immediate ruling.
How much does a home appraisal cost?
Indicative calculator or price range table per m². The final price is confirmed after the property is inspected.
Price reference table
| Property type / Area | Estimated cost of the appraisal |
|---|---|
| House of 60 to 150 m² | From $3,400 MXN |
| Residential house of 151 to 250 m² | From $3,700 MXN |
| House of 251 to 350 m² | From $4,300 MXN |
| Residential house of 351 to 450 m² | From $4,800 MXN |
| Residential house of 451 to 650 m² | From $6,400 MXN |
| Residential house of 651 to 750 m² | From $7,200 MXN |
| Residential house of 751 to 850 m² | From $8,400 MXN |
* Reference values. The actual cost varies depending on location, purpose of the appraisal, and property characteristics.
Need a home appraisal? Request your quote now
Response within 4 business hours · No cost or obligationWhy do home appraisals with a certified appraiser?
Only the opinion of an expert with SEP certification and institutional registration is valid before banks, notaries, courts, and the SAT (Mexican Tax Administration Service). house appraisers Only certified individuals are authorized to issue this document.
Legal validity guaranteed
A real estate appraisal from a website has no legal standing. Only an official appraisal with SEP certification and registration with INDAABIN is accepted by banks, notaries, courts, and tax authorities.
Accuracy based on real data
Our experts consult data from INEGI, SHF, and public records. Listing prices are on average 12–18% above the actual closing price in Mexico.
Professional responsibility
The expert signs with their professional license number (e.g., No. 6673186) and is legally responsible. INDAABIN Registration No. 0089. An informal appraisal may result in civil liability for the person who issued it.
Home appraisals we have carried out
Recent appraisals of residential properties in various states. Each value is backed by a triangulated methodology and the signature of a certified appraiser.
Market value estimation · Physical method
Buy · Sell
Who can perform house appraisals in Mexico?
According to Article 3 of the RCFF, only these institutions and persons are authorized to issue tax-valid appraisals.
Anepsa meets all the requirements: Experts with SEP certificate No. 6673186 (real estate), No. 6249160 (machinery and equipment) and No. 6820894 (companies), registered with INDAABIN No. 0089, SAT, INFONAVIT, FOVISSSTE and SHF. Federal Treasury Registration V-0842-382 — federal scope valid throughout the Republic.
What rules govern the appraisal of a house in Mexico?
For residential homes, the regulations depend on the purpose of the appraisal. The most common one is the one that regulates mortgage loans, since most home appraisals are done for INFONAVIT, FOVISSSTE or private banks.
Federal Mortgage Society — the standard that most applies to your home
When a home appraisal is for the purpose of obtaining a mortgage loan — INFONAVIT, FOVISSSTE, Cofinavit or private bank — the methodology that governs is that established by the Federal Mortgage Company (SHF). The appraiser must be on the active SHF register of appraisers for the bank or institute to accept the report.
Purchase and sale and private guarantees
When the appraisal is not for institutional credit but for a sale between individuals, investment or private guarantee, this Mexican standard published in the Official Gazette of the Federation (DOF) on April 19, 2016. It is the basic methodological framework for commercial housing appraisals.
Deed registration and tax effects
When the appraisal is used to calculate the ISAI before a notary, To determine the taxable base for property tax or to file it with the SAT (Mexican Tax Administration Service), Article 3 of the Regulations of the Federal Tax Code applies. The ruling is valid for one year.
Public sales contracts
It regulates commercial information and sales contracts of dwelling intended for residential use. It requires that the cost of the appraisal be disclosed transparently and not hidden within the price. Effective since September 18, 2022.
Which rule applies depending on why you need the appraisal of your house?
| Why do you need the appraisal? | Rule that governs |
|---|---|
| INFONAVIT loan · FOVISSSTE loan · Cofinavit loan · bank loan | SHF Rules |
| Buying and selling between individuals · investment | NMX-R-081-SCFI-2015 |
| Notarization of deeds · ISAI calculation · property tax | RCFF Art. 3 + state legislation |
| Inheritance · divorce · family court | Procedural code + authorized expert |
| Home insurance · replacement value | NMX-R-081 + AMIS criteria |
| Public sales contract · advertising | NOM-247-SE-2021 |
Important: Each Anepsa report specifies the applicable standard and its intended purpose. If you submit a commercial appraisal to INFONAVIT without following the SHF Rules, it will be rejected, even if the appraiser has a SEP certification.
How much does a home appraiser charge and how do you choose one?
What is a home appraiser? It's a certified professional with a SEP (Mexican Ministry of Education) license who determines the value of your property. cost of a home appraiser It varies depending on the type of appraisal and the size of the property — at Anepsa it starts from $3,400 MXN. Check these five points before hiring to ensure the real validity of your appraisal.
Verify the ID card at the SEP
Consult cedulaprofesional.sep.gob.mx. If the appraiser does not display their professional license number, it's a red flag. Anepsa: License No. 6673186 (real estate), verifiable online.
Confirm your registration with the institution
For INFONAVIT, the expert must be on the active registry. An expert with a SEP certificate but without specific registration will result in the report being rejected.
Requires in-person physical inspection
Without an on-site visit, the appraisal has no technical or legal validity. The appraiser must personally measure, verify, and photograph the property.
Request a template of the final report
It must include photographs, comparative analysis, three perspectives, and a signature with professional identification number. A single page does not constitute a professional appraisal.
Be wary of extremely low prices
A low market price for a 50% usually indicates an opinion that is either unregistered or of low technical quality.
Questions we receive every day
Where can I get a house appraisal?
According to Article 3 of the RCFF, only these options issue appraisals with legal validity in Mexico.
Certified appraisers
With a professional SEP license and registration with the institution corresponding to the purpose of the appraisal. This is the most common option for private homes.
credit institutions
Banks authorized by the CNBV with registered appraisal departments. Generally only for their own mortgage clients.
Public corridors
Currently registered with the Ministry of Economy. Primarily for commercial appraisals and commercial transactions.
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Formal quote in less than 4 business hours. No obligation or hidden costs. Certified expert serving all of Mexico.
