Many homeowners with a mortgage may not think about property taxes very much, since the tax bill is likely paid out of their mortgage escrow account automatically. If you're selling a house in New Mexico, however, property taxes and other real estate taxes may factor into your closing costs.
Here are the typical tax rates for a home in New Mexico, based on the typical home value of $308,031.
| Tax Type | When you pay | Typical amount |
|---|---|---|
| Property Taxes | Yearly | The average property tax rate is 0.67%, which works out to $2,064 each year for the median home value in the state. |
| Transfer taxes | After selling, at closing | Good news — New Mexico doesn't charge a transfer tax for transferring your home's title to its new owner. |
| Capital gains taxes | After selling, when filing yearly income taxes | Under the current federal capital gains tax rules, a typical New Mexico homeowner who has lived in their house for at least two years out of the last five years will pay nothing in federal capital gains taxes when they sell their house. |
Property taxes in New Mexico
The average effective property tax rate in New Mexico is 0.67%, but this can vary quite a bit depending on which county the home is in.
| County | Property tax rate | Effective tax* |
|---|---|---|
| Harding County | 0.30% | $924 |
| McKinley County | 1.91% | $5,883 |
Property tax breaks and credits in New Mexico for sellers
If you’re selling a home, there are tax breaks and write-offs available to you to save money.
If you make any significant repairs and improvements to your home prior to listing it on the market, they could be tax deductible. The key is that these repairs must be related to the sale. Keep records of any buyer requests for repairs after the home inspection or any lists that your agent makes for you, and save all estimates and receipts.
Repairs fall into the bucket of required maintenance to keep the home functioning, and you can deduct them immediately. Improvements increase the property’s value and can only be deducted over a number of years.
When filing your yearly tax return, you can deduct the interest paid for the first $750,000 of your mortgage debt for a primary home as well as a secondary home. If you're married filing separately, you can deduct $375,000.
To qualify, your primary home must meet the following criteria:
- The home must be a house, co-op, condo, mobile home, house trailer, houseboat or an apartment.
- The home must be used as collateral for the loan.
- The home must have sleeping, cooking, and toilet facilities.
In order to deduct interest on a second home, it must be collateral for the loan. If you rent out your second home, you must use the home yourself for a minimum of 14 days or more than 10% of the rental time.[1]
Property taxes might also be deductible if you file itemized deductions for your state taxes. You can deduct them from your adjusted gross income. States often have specific deductions available to the elderly, disabled, and veterans. For more information, see the New Mexico Taxation and Revenue.Property tax breaks and credits in New Mexico for buyers
If you’re buying a home, many tax breaks and credits available to you are meant to reduce the costs associated with home ownership.
As the new owner of a home, you can deduct your mortgage interest for a portion of the year just like mentioned above.
Other tax-saving programs and credits, such as homestead exemptions and first-time homebuyer credits may be available. For more information about property tax relief programs in New Mexico, see the New Mexico Taxation and Revenue.Transfer taxes in New Mexico
| 💰 Estimated cost: | No transfer tax in New Mexico |
Transfer tax is a blanket term used to describe fees charged by the state or local municipality when transferring property from one entity to another.
If you're selling a home in New Mexico, here's some good news: the state has no transfer taxes.
Capital gains tax in New Mexico
| 💰 Estimated cost: | $0 |
Capital gains are profits made from selling an asset. If you sell your property at a gain, you may owe taxes on the profits to the IRS and the state. Fortunately, there are ways to avoid paying taxes on your home sale profits.
Federal capital gains taxes in New Mexico
A typical New Mexico homeowner selling their primary residence will not owe federal capital gains taxes.
If you have lived in your house for at least two out of the last five years, you can exclude up to $250,000 in profits, or up to $500,000 if filing jointly with your spouse.[2]
In 2023, the typical U.S. home seller made $121,000 on the sale of their home. While this is a healthy profit, it's far below the threshold to be liable for capital gains taxes.[3]
Keep in mind that your profit isn't simply the sale price minus your original purchase price. You can factor in the cost of permanent improvements and other expenses when calculating the total gain. For more information on determining your gain or loss, as well as eligibility requirements for this exclusion, see IRS Publication 523, "Selling Your Home."
If you don't qualify for the exclusion—either because you didn't live in the home long enough or made a large profit from the sale—you may owe capital gains tax. The amount you pay depends on your overall income.
Federal capital gains tax rates for tax year 2024
A capital gains rate of 0% applies if your taxable income is less than or equal to:
- $47,025 for single and married filing separately
- $94,050 for married filing jointly and qualifying surviving spouse; and
- $63,000 for head of household.
A capital gains rate of 15% applies if your taxable income is:
- More than $47,025 but less than or equal to $518,900 for single;
- More than $47,025 but less than or equal to $291,850 for married filing separately;
- More than $94,050 but less than or equal to $583,750 for married filing jointly and qualifying surviving spouse; and
- More than $63,000 but less than or equal to $551,350 for head of household.
However, a capital gains rate of 20% applies to the extent that your taxable income exceeds the thresholds set for the 15% capital gain rate.[4]
State capital gains taxes in New Mexico
In most states, capital gains are taxed as income at the state level, as well.
New Mexico generally follows the same exclusion rules as the IRS, allowing $250,000 of gain on home sales ($500,000 for married joint filers), if they owned and used the home as their principal residence for two out of the five years before the sale.
»MORE: Avoid capital gains taxes when selling a house
Methodology
The Clever team of researchers gathered data for property taxes, transfer taxes, and capital gains rules using publicly available information from government websites.
Additionally, we utilized the following data:
- Home values, list prices, and sale prices: Based on Zillow data as of February 2025.
- Transfer taxes and mortgage taxes: Based on public data as of February 2024.
About Clever Real Estate
Clever Real Estate is a free agent-matching service that has helped more than 82,000 people buy and sell homes. We partner with over 3,800 top-performing agents nationwide at national brokers including Keller Williams, RE/MAX, Century 21, and more. We also help buyers save money with cash back after closing — no strings attached.
We’ve earned buyers’ trust with a rating of 5 out of 5 stars on Trustpilot and over 3,000 customer reviews in total.
Our team of industry-leading researchers is committed to making homeownership more accessible by educating buyers through guides like this one. We've spent thousands of hours analyzing publicly available data, surveying consumers, and interviewing industry experts. Our research has been featured in The New York Times, Business Insider, Inman, Housing Wire, and many more.
