Where it is

Centro, the Centro Histórico, is the old town around the Jardín Allende and the Parroquia de San Miguel Arcángel, part of the UNESCO World Heritage listing of San Miguel. It is surrounded by other walkable neighborhoods such as San Antonio, Guadiana and Guadalupe. Within Centro, every few blocks feel different: see the barrios of Centro, including the gated community of Capilla de Piedra.

The homes

Most homes in Centro are colonial houses on small lots, built around courtyards, with cantera stone, high ceilings and rooftop terraces. Homes with a view of the Parroquia are the most sought after. You will also find restored homes, small condominiums and a few lots.

Right now the AMPI MLS has around 200 listings in Centro. Most homes for sale are listed between about US$280,000 and US$2.7 million, with many around US$900,000 and a typical home of around 3 bedrooms and 300 m² built. The live listings always show what is available today.

Who lives here

A mix of Mexican families who have lived here for generations, artists and long-term residents from abroad, and part-time owners who rent their homes to visitors when they are away.

Daily life

• The Jardín and the Parroquia, the town square where everyone meets, with music and festivals through the year.
• Markets: Mercado Ignacio Ramírez for produce and the Mercado de Artesanías for crafts, a few blocks north of the Jardín.
• Culture: Bellas Artes (Centro Cultural El Nigromante), galleries, concerts and the Biblioteca Pública.
• Restaurants and rooftops on almost every block. See Carla & Silvano’s San Miguel for our favorites.
• Groceries: small shops in town; for big supermarkets, City Market and La Comer are a short drive on the Salida a Celaya.

Schools nearby

The schools closest to the Jardín, within about 1 km.

Distances are straight-line. Confirm levels, language and fees directly with each school; ask us if you need help choosing.

Buying an older home

Many Centro homes are one or two centuries old. That is the charm, and it is also why a careful look before you buy pays off.

Permits in the historic center

Centro is a protected historic zone. Changes to façades, colors, windows, heights and rooftop additions need approval from the city’s historic-center office, and buildings listed as monuments also need INAH. Interior remodels are usually simpler, but plan for permits to take time. Ask us before you budget a project: some ideas are easy, others are not allowed.

What to check in an old house

• Humidity and salitre in stone and adobe walls, especially on the ground floor.
• Roofs: brick vaults and wooden beams need maintenance; look for stains and ask when it was last sealed.
• Plumbing, drainage and wiring, which are often older than they look.
• Water: the cistern, the rooftop tank (tinaco) and the pump, since pressure varies across town.
• Paperwork: that what is built matches the deed and the permits; your notario reviews the title.

We work with inspectors, architects and contractors who know historic homes, and we can join you on the visit.

Parking and getting around

• Most Centro homes have no garage. A house with its own parking is rare and adds real value.
• Monthly parking lots (pensiones) around Centro are the usual solution; we can help you find one near the house you like.
• Streets are narrow, cobbled and often one-way, and traffic slows on weekends and festival days.
• Many Centro residents live without a car: almost everything is walkable, taxis are easy to find, and stores and restaurants deliver.

Vacation rentals in Centro

Centro is where most visitors want to stay, so a well-located home can rent well, especially in winter, Semana Santa, the fiestas of San Miguel Arcángel in September, Día de Muertos and the holidays.

• Check the rules first: some condominiums limit short-term rentals.
• Taxes and registration: rental income is taxed in Mexico and lodging taxes apply; an accountant can set this up for you.
• Management: most owners who live abroad use a local property manager for guests, cleaning and maintenance.
• Trade-offs: the busiest weeks are also the noisiest, and rental demand varies street by street.

We have hosted visitors in San Miguel since 2015, so we can give you a realistic idea of what a home could earn and introduce you to managers and accountants we trust.

Good to know before you buy

• Centro is a protected historic zone: see Buying an older home before you plan any work.
• Church bells, fireworks, weddings and festivals are part of life here, especially on weekends and holidays.
• Streets are cobbled and some are steep; parking is limited, so a home with its own garage, or a nearby monthly pensión, is a real plus.
• Centro homes are in high demand from visitors, so rental income can be strong; check the rules of any condominium before you buy.
• Property tax (predial) is low by US and Canadian standards; your notario confirms the exact amount at closing.