The San Miguel de Allende Market in July
33 homes & condos closed in July at a $422,000 median, with a median time to sell of 173 days.
7
Homes & Condos Sold
July 2026, MLS-recorded closings
$89K
Median Sale Price
half sold above, half below
$136K
Average Sale Price
one $6.5M sale lifts this
$93K
Average Excluding $3M+
closer to a typical sale
30
Median Days to Sell
average 195 days
$3.7M
Total Sales Volume
across 33 home sales
67% of home & condo sales closed under $500,000.
27% sold in under 90 days, while 15% took more than a year.
8 land parcels also sold in July. Land is reported separately & is excluded from every price, median, average & days-on-market figure on this page.
About that average
The $687,000 average is arithmetically correct, but 82% of July’s sales closed below it. A single $6.5M closing during the week of July 6 lifts the average by roughly $180,000 on its own. The median of $422,000 and the $505,000 average excluding sales over $3M are the figures that describe a typical July sale.
Inside the month
How did July’s San Miguel de Allende sales break down?
Three cuts of the same closings: when they were signed, which price band they landed in & how long they had been on the market.
Closings by week
The first & last bars are partial weeks, because July began on a Wednesday and ended on a Friday. We show counts only: with four sales in a week, a weekly price median tells you nothing.
Sales by price band
July’s 33 home & condo sales, in USD. Land is excluded. The middle band carries most of the market.
How fast homes sold
Days between listing & closing, across all 33 closings for the month.
Reading the month
What do July’s numbers mean in San Miguel de Allende?
What happened in July
33 homes & condos closed in July at a median of $422,000. Land sales are counted separately & are not part of that figure. The median time to sell came in at 173 days, close to the 178 days recorded across January through June, so the pace of the market held steady rather than shifting. Activity was not evenly spread: the week of July 20 through 26 carried 12 closings, more than a third of the month, while the 2 middle weeks produced only 4 each.
What it means if you are buying
Every number here covers homes & condos only, with land left out so it cannot pull the figures down. 22 of the 33 sales closed under $500,000, and the largest group by far, 14 of the 33, sold between $250,000 and $500,000. That is where you will find the most to choose from. 8 sales closed under $250,000, but those were small homes or fixer-uppers between $160,000 and $241,000, plus 1 unusually low $28,900 record with no construction listed, so treat that price range as renovation projects, not move-in ready homes. Over $1M only 3 homes sold all month. With that few recent sales, there is little to compare a high-end property against, so an offer takes more homework & there is usually more room to negotiate.
What it means if you are selling
These figures cover homes & condos only, with land excluded. Half of July’s sales took longer than 173 days to sell, which is about 5.7 months. 9 of the 33 sold in under 90 days, and 5 took more than a year. January through June looked the same, with a 178 day median, so this is a steady 7 month pattern & not a one month result. In practical terms: if you list your home today, plan on roughly 6 months to reach a signed contract, plus another 30 to 45 days to close. If you need the money by a specific date, count backwards from it. What separated the fast sales from the slow ones was the asking price on day 1, not the homes themselves. The homes that sold quickly were priced at what comparable homes had actually sold for. The ones that sat started higher, then cut their price over several months & ended up near that same number anyway, only with a longer wait & a weaker negotiating position.
Keep reading: all market updates · browse homes for sale · the buyer’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 July 1 - July 31, 2026.
Source: AMPI San Miguel de Allende MLS, status Sold, July 1 - 31, 2026, pulled August 1, 2026. 53 raw records were cleaned down to 33 home & condo closings plus 8 land parcels. The land parcels are reported separately & are excluded from all price, median, average & days-on-market figures. Peso sales are converted to USD at 17.4 pesos per dollar.
Methodology & disclaimer. Land is reported separately, so every price, median, average & time-to-sell figure here covers houses & condominiums only. Rental listings miscoded as sales, and records bulk-archived from the legacy MLS whose recorded dates reflect administrative archiving rather than actual closings, are excluded. Peso-denominated sales are converted at 17.4 pesos per dollar; at 18.5 to 20 pesos per dollar those same sales would convert roughly 6% to 13% lower in dollar terms, so dollar figures move with the exchange rate as well as the market. Based on 33 closings, a sample this size can move materially on a single high-value sale, so read July alongside the year-to-date report rather than on its own. Figures represent MLS-recorded transactions only & may not capture all private sales. This report is provided for general informational purposes; it is not an appraisal or financial advice, so consult a licensed professional for decisions on a specific property.
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