San Miguel de Allende Market Report - September 2026
42 homes & condos were recorded as sold in September at a $373,889 median final sale price, with 201 median days to sell.
41
Homes & Condos Sold
September 2026, MLS-recorded sales
$358.9K
Median Sale Price
average $551,169
189
Median Days to Sell
average 231 days
$21.2M
Total Sales Volume
across 42 home sales
57%
Sold Under $500,000
of all sales
82.7%
Sale Price vs Asking
median sale closed 5.4% below list
115
New Listings
reported by the AMPI MLS
3 land parcels also sold in September, reported separately from home sales.
The highest sale closed at $2,010,000. No sale exceeded $2.1M.
19% of September sales had been on the market more than a year.
September against August
What changed from one month to the next?
Recorded sales rose from 27 in August to 42 in September, up 56%. Final-price sales volume rose from $16.0M to $23.1M. The median time to sell lengthened from 170 to 201 days, while the average reached 231 days. 64% sold under $500,000, up from 44%. 33% sold in under 90 days, up from 15%.
Inside the month
How did September sales break down?
Weekly closings & the monthly pace throughout 2026.
Sales recorded by week
Weeks run Monday to Sunday. The first & last only cover the September days of those weeks: September began on a Tuesday & ended on a Wednesday.
Sales recorded by month in 2026
Cleaned house & condominium sales recorded each month. Land is excluded.
Reading the month
What do September’s numbers mean?
What happened in September
42 homes & condos were recorded as sold, 15 more than August. The busiest week, September 7 through 13, carried 16 sales. 64% sold below $500,000, so lower-priced homes made up more of the month. The highest sale was $2,010,000.
What it means if you are buying
September produced more choice at the attainable end of the market: 64% of sales were under $500,000. The median sale closed at 94.6% of asking, and only 5% met or beat list price. Recent comparable sales matter. Use them to test the asking price before deciding what to offer.
What it means if you are selling
33% sold in under 90 days, more than twice August’s share, yet the median home still took 201 days and 19% took over a year. Price against recent final sales from day 1. The median buyer paid 5.4% below asking, clear evidence that list price and final price are different numbers.
Keep reading: the August 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 September 1 - September 30, 2026.
Source: AMPI San Miguel de Allende MLS. September 2026 closed sales and new-listing activity.
Methodology & disclaimer. Source: AMPI San Miguel de Allende MLS, closed sales recorded September 1-30, 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 the month’s prevailing exchange rate. Based on 42 recorded sales; a sample this size can move materially on a single high-value sale.
Get the next market report in your inbox
Fresh San Miguel data, new listings & what I am seeing on the ground each week.
Delivered via Substack. Unsubscribe anytime.