SellingYourPropertyinSanMigueldeAllende:AStep-by-StepStrategy

Selling well in San Miguel does not come down to listing the house and waiting. The buyer may be in Mexico City, Texas or Toronto, compares options carefully and almost always arrives with an advisor. These are the decisions that weigh most on the result.

1. The right price from day one

An overpriced home does not "leave room to negotiate": it stops getting showings. The first weeks bring the most attention, and a property that goes cold ends up selling for less.

To set the price I review:

• Recent closed sales in the same neighborhood, not asking prices.

• The properties competing with yours today.

• Condition, views, parking and access, which in San Miguel shift value from one block to the next.

• What makes your home different and which buyer cares about it.

Time on market and list-to-sale price difference by neighborhood

Closed sales recorded in the AMPI MLS from January 1 to October 4, 2026:

• Centro Histórico: 251 days (about 8 months); closing 6.3% below list price.

• San Antonio: 176 days (about 6 months); 4.6% below list.

• Guadiana: 209 days (about 7 months); 3.8% below list.

• Ojo de Agua: 237 days (about 8 months); 4.5% below list.

• Guadalupe: 200 days (about 6.5 months); 4.9% below list.

• Atascadero: 225 days (about 7.5 months); 3.9% below list.

• Balcones: 252 days (about 8 months); 4.6% below list.

• Obraje: 247 days (about 8 months); 7.2% below list.

• Ventanas de San Miguel: 233 days (about 7.5 months); 5.1% below list.

• Club de Golf Malanquín: 400 days (about 13 months); 2.1% above list price.

• Independencia: 178 days (about 6 months); 3.3% below list.

• Los Frailes: 277 days (about 9 months); 3.8% below list.

• Viñedos: 198 days (about 6.5 months); 7.3% below list.

Notes: the samples are small for Club de Golf Malanquín and Viñedos (2 sales each), Independencia (5) and Obraje (7). These figures cover each neighborhood as a whole (houses, condos, land and commercial space, in every price range), not only the luxury segment.

2. Prepare the house before photographing it

Buyers decide whether to visit based on the first five photos. Before taking them, it pays to:

• Repair the obvious: moisture, paint, ironwork, lighting.

• Declutter and tidy; less furniture makes a space look larger.

• Tend to the garden, rooftop and façade.

• Have the deed, property tax receipts and utility bills on hand and up to date.

With my experience in construction and remodeling, I can tell you which repairs come back in the price and which are not worth doing.

3. Presentation and reach

Professional architectural photography, video and drone footage are the standard in this segment. Then comes exposure:

• The San Miguel multiple listing service (MLS), which puts your home in front of every agency.

• Coldwell Banker's international network.

• Digital campaigns, email to registered buyers and social media.

• Direct contact with agents who have clients searching in your neighborhood.

More than 80% of sales in San Miguel de Allende involve two agencies: one representing the buyer and another representing the seller. That is why it is vital that your agent is well known in the industry, has a good reputation among other agents and works well with them and their agencies. An agent like that knows what is happening in the market in real time.

4. Evaluating an offer beyond the price

The highest offer is not always the best one. These also count:

• Whether it is cash or depends on financing.

• The conditions: inspection, prior sale of another property, deadlines.

• The earnest money deposit and whether it is held in an escrow account.

• The closing and handover dates.

5. How much you net

This is the question best answered before listing, not after accepting an offer. As the seller, you normally cover:

• Income tax (ISR) on the gain. The notary calculates and withholds it. Mexican tax residents may qualify for the primary-residence exemption if they meet the requirements; for non-residents the calculation is different. Tax residents include foreigners who hold residency in Mexico and have an RFC (taxpayer ID). If you do not have one, I help you get an appointment with SAT, the tax authority, to obtain it, so you can pay tax on the sale and qualify for the partial ISR exemption.

• Real estate commission plus VAT (IVA). The commission is invoiced as a service, so that amount may also be deductible and is part of the notary's ISR calculation.

• Certificates and outstanding balances: property tax, water and, where applicable, maintenance fees.

• Employee severance: you must provide the signed severance settlement for any employees who worked at the property being sold.

• 50% of the escrow fee: the cost of the escrow account is split between buyer and seller.

Keeping invoices for construction and improvements can reduce the taxable gain. Reviewing this early avoids surprises on signing day.

6. From accepted offer to deed

On average, 30 to 60 days pass between the accepted offer and the signing of the deed. During that period we coordinate the purchase agreement, the opening of the escrow account, powers of attorney if needed, the inspection, the appraisal, the certificates and the signing before the notary. My job is to make sure every step arrives on time and with nothing left pending.

Frequently asked questions

How long does it take to sell a house in San Miguel de Allende?

It depends on the neighborhood. According to closed sales in the AMPI MLS from January 1 to October 4, 2026, most neighborhoods take between 6 and 9 months, and properties close between 3% and 7% below list price. San Antonio and Independencia are the fastest, at about 6 months. The breakdown by neighborhood is in section 1.

Should I sell furnished?

Yes, it is common for homes in San Miguel to sell furnished, and it helps a great deal: much of our buyer market is foreign, and a fully equipped home makes the move easier and is ready to enjoy from day one. It is not a requirement, but it makes a big difference.

Can I sell if I live outside Mexico?

Yes, through a power of attorney. I help you prepare it with the notary and guide you through the signing process.

In what currency is the price set?

Most prices in San Miguel de Allende are set in US dollars.

Want to know what your property is worth?

Email me at [email protected] and I will prepare a market analysis at no cost.