San Miguel de Allende Market Report - October 2026
32 homes & condos closed in October at a $402,500 median final sale price, with 203 median days to sell.
11
Homes & Condos Sold
October 2026, MLS-recorded closings
$138.8K
Median Sale Price
average $544,000
65
Median Days to Sell
average 262 days
$5.2M
Total Sales Volume
across 32 home sales
30
New Listings
92 of them for sale
26%
Sale Price vs Asking
25% closed at or above asking
8 land parcels also sold in October, reported separately from home sales.
The highest sale closed at $2,500,000. 59% of sales closed under $500,000.
29% of October sales had been on the market more than a year.
October against September
What changed from one month to the next?
Closings eased from 38 in September to 32 in October. Final-price sales volume fell from $21.7M to $17.4M. The median time to sell lengthened from 195 to 203 days, and the average rose sharply from 218 to 262 days. Pricing firmed: the median sale closed 4% below asking, against 5.4% in September, and 25% of sales closed at or above list, up from 5%. New listings fell 34%, from 163 to 108, leaving 2.9 new for-sale listings per closing, down from 3.4.
Inside the month
How did October sales break down?
Weekly closings & the monthly pace throughout 2026.
Reading the month
What do October’s numbers mean?
What happened in October
32 homes & condos closed, spread evenly across the month with no single spike. Homes took longer to sell than in any month this year, with a 203-day median, and 29% had been listed more than a year. The median rose to $402,500, partly because more sales settled in dollars, where the median was $552,500 against $187,296 for peso-settled sales.
What it means if you are buying
Sellers held firmer this month. The median sale closed at 96% of asking and a quarter met or beat list price, so well-priced homes are not waiting for low offers. New supply also dropped 34%. Long-listed homes are where negotiating room remains. Check how long a home has been on the market before you decide what to offer.
What it means if you are selling
Less competition from new listings works in your favor, & buyers paid close to asking for the right homes. The catch is time: only 16% sold in under 90 days, down from 35% in September. Price against recent final sales from day 1 so your home lands in the group that sells, instead of the one that sits past a year.
Keep reading: the September 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 October 1 - October 31, 2026.
Source: AMPI San Miguel de Allende MLS. October 2026 closed sales and new-listing activity.
Methodology & disclaimer. Source: AMPI San Miguel de Allende MLS, closed sales recorded October 1-31, 2026. Prices are final sale prices, not list prices. 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-settled sales converted to U.S. dollars at 18.42 MXN per dollar, the rate prevailing in October 2026. Based on 32 closings; a sample this size can move materially on a single high-value sale.
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