The San Miguel de Allende Market in August
27 homes & condos closed in August at a $595,000 median, with a median time to sell of 184 days.
26
Homes & Condos Sold
August 2026, MLS-recorded closings
$579K
Median Sale Price
average $615,000
176
Median Days to Sell
average 210 days
$15.5M
Total Sales Volume
across 27 home sales
40%
Sold Under $500,000
of priced sales
13%
Sold in Under 90 Days
19% took over a year
3 land parcels also sold in August, reported separately from home sales.
The highest sale of the month closed at $1,795,000. Nothing sold above $2M in August.
19% of August sales had been on the market more than a year before closing.
About that average
August’s average of $615,000 sits within 3% of the $595,000 median, and 52% of sales closed below it, which is what a well-behaved distribution looks like. July needed a caveat because a single $6.5M closing left 82% of sales under the average. In August the top sale was $1,795,000, so the median and the average can both be read at face value.
August against July
How does August compare with July in San Miguel de Allende?
Against July: closings fell from 33 to 27, the median sale price rose from $422,000 to $595,000, and the median time to sell lengthened from 173 to 184 days. The share of sales under $500,000 went from 67% to 44%, and the share on the market more than a year went from 15% to 19%. Two months is not a trend, and with 27 sales a single closing moves any of these percentages by several points, so read August alongside the year-to-date report rather than on its own.
Inside the month
How did August’s San Miguel de Allende sales break down?
When the month’s closings were signed & how August looks next to the earlier months of 2026.
Closings by week
Weeks run Monday to Sunday. The first & last cover only the August days in those weeks - August began on a Saturday and ended on a Monday. We show counts only: with one or two sales in a week, a weekly price median tells you nothing.
Closings by month in 2026
Cleaned home & condo closings, January through August 2026. Land is excluded. August lands at the lower end of the year’s range, close to April and June.
Reading the month
What do August’s numbers mean in San Miguel de Allende?
What happened in August
27 homes & condos closed in August at a median of $595,000, with 3 land parcels counted separately. The median time to sell was 184 days, about 6 months. Closings were concentrated in the middle of the month: the week of August 10 through 16 carried 9 sales, a third of the month, while the first and last bars each hold a single closing because August began on a Saturday and ended on a Monday. 44% of sales closed under $500,000, so the month leaned toward higher-priced homes than July did.
What it means if you are buying
Fewer homes changed hands in August, and the ones that did sold higher: 44% under $500,000, against 67% in July. If your budget is under half a million, that is not a shortage of homes, it is a slower month with fewer of them closing, and time is on your side. 19% of August sales had been listed more than a year, and a seller who has waited that long is usually open to a serious conversation about price & terms. Every figure here covers houses & condominiums; land is reported separately so it cannot pull the numbers down.
What it means if you are selling
Half of August’s sales took longer than 184 days to close, up from 173 days in July, and only 15% sold in under 90 days, down from 27%. Plan on roughly 6 months to reach a signed contract, plus another 30 to 45 days to close. Whether this is the usual summer lull or a real shift is not something two months and 27 sales can settle, so I am giving you the figures rather than a verdict. What has not changed: the homes that sold quickly were priced at what comparable homes actually closed for, and the ones that sat started high & cut their way down to the same number months later.
Keep reading: the July report · all market updates · browse homes for sale · the Insider’s Guide
All figures are compiled from the AMPI San Miguel de Allende MLS, the official multiple listing service of the Mexican Association of Real Estate Professionals. Mike Fanelli is an active AMPI member, affiliated with The Agency San Miguel de Allende.
How’s the Market? Market report covering August 1 - August 31, 2026.
Source: AMPI San Miguel de Allende MLS, closed sales recorded August 1 - 31, 2026, prepared September 4, 2026. 32 raw records were cleaned down to 27 home & condo closings, plus 3 land parcels reported separately & excluded from all price, median, average & days-on-market figures.
Methodology & disclaimer. Source: AMPI San Miguel de Allende MLS, closed sales recorded August 1-31, 2026. Figures cover houses and condominiums; land and commercial sales are excluded from price statistics. Counts exclude rental listings and records bulk-archived from the legacy MLS, whose recorded dates reflect administrative archiving rather than actual closings. Peso-denominated sales converted to U.S. dollars at the prevailing exchange rate. Based on 27 closings; a sample this size can move materially on a single high-value sale.
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