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Understanding property taxes in Córdoba, Argentina is essential for anyone considering real estate investment in this vibrant city. The tax structure involves multiple municipal and provincial levies that can significantly impact your investment returns and annual costs.
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Property owners in Córdoba face annual municipal property taxes ranging from 0.5% to 1.2% of assessed value, plus provincial real estate taxes and various municipal service fees.
Transaction costs for buying property include transfer taxes of 1.5% to 3.5%, notary fees, and registration costs that can total 4% to 6% of the purchase price.
| Tax Type | Rate/Amount | Applies To |
|---|---|---|
| Municipal Property Tax (Tasa General Inmobiliaria) | 0.5% - 1.2% of assessed value | All properties annually |
| Provincial Real Estate Tax | 0.25% - 0.75% of assessed value | Properties above certain thresholds |
| Transfer Tax (Impuesto de Sellos) | 1.5% - 3.5% of transaction value | Property purchases |
| Municipal Services Fee | $15,000 - $50,000 ARS annually | Urban properties |
| Rental Income Tax | Progressive rates 5% - 35% | Rental properties |
Which Córdoba are we talking about and what municipality applies?
We are specifically discussing Córdoba, Argentina - the capital city of Córdoba Province and the second-largest city in Argentina.
The municipality of Córdoba covers the urban area with approximately 1.5 million residents and encompasses several districts including Nueva Córdoba, Centro, Cerro de las Rosas, and Villa Carlos Paz suburbs. Each district may have slightly different tax rates and assessment values, but all fall under the same municipal tax framework.
Property taxes in Córdoba are administered by both the Municipality of Córdoba and the Province of Córdoba, creating a dual taxation system that property owners must navigate. The exact district where your property sits will determine specific municipal service fees and may affect your property's assessed value.
As of September 2025, the city has been expanding its tax base to include previously informal settlements, particularly in the outskirts, which may affect overall tax calculations for neighboring properties.
What property types exist and how are they valued in 2025?
Córdoba recognizes five main property categories for tax purposes: residential, commercial, industrial, rural, and vacant land.
Residential properties include apartments, houses, and condominiums, with assessed values ranging from $2 million to $50 million ARS depending on location and size. Commercial properties encompass offices, retail spaces, and mixed-use buildings, typically valued 20% to 40% higher than comparable residential spaces.
The assessed value (valor fiscal) in 2025 is determined by the Provincial Taxation Directorate using standardized formulas based on location coefficients, construction quality, age, and square footage. For example, a 100-square-meter apartment in Nueva Córdoba might have an assessed value of $8 million ARS, while the same apartment in a peripheral neighborhood could be assessed at $4 million ARS.
New construction properties receive their initial assessment within 90 days of completion, with values typically set at 60% to 80% of market value. Rural properties are assessed separately based on productive capacity and land use classification.
What are the main annual property taxes and their exact rates?
Property owners in Córdoba face three primary annual taxes that create a combined burden of approximately 1% to 2% of assessed value.
| Tax Name | Rate Range | Applied To |
|---|---|---|
| Municipal Property Tax (Tasa General Inmobiliaria) | 0.5% - 1.2% | Assessed value of all properties |
| Provincial Real Estate Tax | 0.25% - 0.75% | Properties above $5 million ARS assessed value |
| Municipal Lighting and Cleaning | 0.1% - 0.3% | Urban properties with municipal services |
| Fire Department Fee | $8,000 - $25,000 ARS | Fixed annual fee per property |
| Waste Collection Tax | $12,000 - $40,000 ARS | Properties receiving municipal waste service |
The Municipal Property Tax represents the largest component, with rates varying by property type and location within the city. Prime areas like Nueva Córdoba face the highest rates, while peripheral neighborhoods have lower assessments.
Provincial Real Estate Tax only applies to higher-value properties, creating a progressive system where luxury properties face higher total tax burdens.
How is the taxable base calculated step-by-step?
The taxable base calculation in Córdoba follows a standardized provincial formula that starts with the assessed value and applies various coefficients.
Step 1: Begin with the assessed value determined by the Provincial Taxation Directorate. For example, a property assessed at $10 million ARS serves as the base.
Step 2: Apply the location coefficient, which ranges from 0.8 in peripheral areas to 1.5 in premium districts. A property in Nueva Córdoba might have a coefficient of 1.3, making the adjusted base $13 million ARS.
Step 3: Factor in the age and condition coefficient, where new properties receive 1.0, properties 5-15 years old receive 0.9, and older properties receive 0.7-0.8. A 10-year-old property would have a coefficient of 0.9, reducing the base to $11.7 million ARS.
Step 4: Apply any applicable exemptions or reductions before calculating the final tax amount using the municipal and provincial rates.
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What municipal services and fixed fees are included?
Córdoba Municipality charges several service fees that are either included in the property tax bill or billed separately throughout the year.
Waste collection services cost between $12,000 and $40,000 ARS annually, depending on property size and location. Residential properties under 100 square meters typically pay the lower end, while larger homes and commercial properties face higher fees.
Street lighting and cleaning fees range from $8,000 to $30,000 ARS per year, calculated based on property frontage and the municipality's maintenance costs for each area. Properties on main avenues pay higher rates due to increased cleaning frequency.
Fire department services carry a fixed annual fee of $8,000 to $25,000 ARS, with commercial properties paying higher amounts due to increased risk and resource requirements. Security services, where available, add another $15,000 to $50,000 ARS annually in specific neighborhoods that have contracted municipal security.
Water and sewer connections, managed by separate utility companies, are not included in municipal property taxes but can add $3,000 to $12,000 ARS monthly to total property costs.
Are there provincial or municipal surcharges in 2025?
Córdoba imposes several additional surcharges and earmarked levies that property owners must pay beyond the basic property taxes.
The Provincial Infrastructure Development levy adds 0.15% to 0.25% of assessed value annually for properties above $3 million ARS. This surcharge funds road improvements, public transportation, and utility infrastructure across the province.
Municipal Environmental Protection fee ranges from $5,000 to $20,000 ARS annually, depending on property size and location. Properties in environmentally sensitive areas or near protected zones face higher fees to fund conservation efforts.
School Construction levy applies to all properties at 0.05% to 0.1% of assessed value, funding new educational facilities across the municipality. Commercial properties face higher rates due to their potential impact on local school enrollment.
As of September 2025, the municipality has introduced a Digital Infrastructure surcharge of $2,000 to $8,000 ARS annually to fund citywide fiber optic installation and smart city initiatives.
What exemptions and reductions are available?
Córdoba offers several property tax exemptions and reductions that can significantly lower your annual tax burden if you qualify.
Primary residence exemption provides a 30% to 50% reduction in municipal property tax for properties valued under $15 million ARS where the owner is registered as a permanent resident. The exemption requires annual renewal and proof of residency through utility bills and voting registration.
Senior citizen discount offers 25% to 40% reduction for property owners over 65 years old with household income below $500,000 ARS monthly. The discount applies to one property per person and requires annual income verification.
Disability exemption can reduce property taxes by 50% to 100% for properties owned by individuals with certified disabilities. The exemption covers both the owner and immediate family members living in the property.
Energy efficiency improvements qualify for temporary reductions of 10% to 25% for properties that install solar panels, efficient heating systems, or achieve green building certifications. These reductions typically last 3 to 5 years from the improvement date.
Large family discounts apply to households with three or more dependent children, providing 15% to 30% reductions based on family size and income levels.
What are the payment options and deadlines for 2025?
Córdoba Municipality offers flexible payment options for property taxes with various discounts and deadlines throughout 2025.
Annual lump sum payment is due by April 30, 2025, and qualifies for an early payment discount of 10% to 15% if paid before March 31, 2025. This option provides the greatest savings for property owners with sufficient cash flow.
Quarterly installment plan allows payment in four equal parts due April 30, July 31, October 31, and January 31, 2026. This option carries no additional charges but foregoes the early payment discount.
Monthly installment plan spreads payments over 12 months with automatic bank debit, carrying a 5% annual surcharge but providing maximum cash flow flexibility. Payments begin in January and must be set up by December 15, 2024.
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Commercial properties have different deadlines, with payments due 30 days earlier than residential properties to ensure municipal cash flow for public services.
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What late payment penalties apply?
Córdoba enforces strict late payment penalties that escalate quickly and can significantly increase your property tax costs.
Grace period extends 15 days after the official due date with no penalties, allowing property owners brief flexibility for payment processing delays.
First-tier penalties apply from days 16-30 after the due date, adding 2% monthly interest plus a fixed fine of $2,000 ARS. Properties with taxes under $50,000 ARS pay reduced fines of $1,000 ARS.
Second-tier penalties kick in from days 31-60, increasing monthly interest to 3.5% plus escalating fines of $5,000 ARS. The municipality may also freeze property transfer abilities during this period.
Third-tier penalties apply after 60 days, with monthly interest reaching 5% plus fines of $10,000 ARS. The municipality can initiate legal collection procedures and potentially place liens on the property.
After 90 days, properties enter judicial collection with additional legal fees of $15,000 to $50,000 ARS plus attorney costs, and the municipality can pursue property seizure in extreme cases.
What taxes apply to rental income from Córdoba properties?
Rental income from Córdoba properties faces both national and provincial taxation that can significantly impact investment returns.
National income tax applies progressive rates from 5% to 35% on net rental income after allowable deductions. Property owners can deduct property taxes, maintenance costs, management fees, and depreciation when calculating taxable income.
For typical monthly rents, the tax burden works as follows: $300,000 ARS monthly rent generates approximately $432,000 ARS annual taxable income after deductions, resulting in $43,200 ARS annual income tax. $600,000 ARS monthly rent creates roughly $864,000 ARS taxable income with $129,600 ARS annual tax. $900,000 ARS monthly rent produces about $1.3 million ARS taxable income with $227,500 ARS annual tax.
Provincial gross revenue tax adds 1.5% to 3% on gross rental income for properties generating over $500,000 ARS annually. This tax applies before deductions and can add $54,000 to $324,000 ARS annually depending on rental income levels.
Municipal rental business tax may apply to properties rented commercially or short-term, adding 1% to 2% of gross rental income annually.
What transaction taxes apply when buying or selling?
Property transactions in Córdoba involve multiple taxes and fees that buyers and sellers must understand for accurate cost planning.
| Cost Type | Rate/Amount | Paid By |
|---|---|---|
| Transfer Tax (Impuesto de Sellos) | 1.5% - 3.5% of transaction value | Buyer |
| Notary Fees | 0.5% - 1.5% of transaction value | Shared or buyer |
| Registry Fees | 0.3% - 0.8% of transaction value | Buyer |
| Real Estate Agent Commission | 3% - 6% of transaction value | Seller typically |
| Municipal Capital Gains Tax | 1.5% - 4% of gain | Seller |
For a $50 million ARS property purchase, total buyer costs include $1.75 million ARS transfer tax, $500,000 ARS notary fees, $300,000 ARS registry fees, totaling approximately $2.55 million ARS (5.1% of purchase price).
For a $150 million ARS property, buyer costs reach $7.65 million ARS (5.1%), while a $300 million ARS property results in $15.3 million ARS buyer costs (5.1%).
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What does a complete cost summary look like for different holding periods?
Understanding total property ownership costs requires combining annual taxes with one-time transaction expenses across different holding periods.
| Property Value (ARS) | 1 Year Total | 5 Years Total | 10 Years Total |
|---|---|---|---|
| $50 Million | $3.3 Million | $6.3 Million | $10.1 Million |
| $150 Million | $9.9 Million | $18.9 Million | $30.3 Million |
| $300 Million | $19.8 Million | $37.8 Million | $60.6 Million |
These calculations assume annual property tax rates of 1.5% of assessed value, including all municipal and provincial taxes, plus one-time transaction costs of approximately 5% of purchase price.
Property owners should budget an additional 10% to 20% for unexpected costs, inflation adjustments, and potential tax rate increases over longer holding periods.
The cost structure makes Córdoba properties most attractive for medium to long-term holdings of 5+ years, where annual tax costs become proportionally smaller compared to initial transaction expenses.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Property taxes in Córdoba represent a significant but manageable cost for real estate investors when properly planned and understood.
The combination of municipal and provincial taxes, service fees, and transaction costs requires careful budgeting but offers various exemptions and payment options to optimize your investment returns.