Question 1

Is Cozumel safe?

Accepted Answer

Yes, Cozumel is generally safe for visitors and residents who take normal precautions. The US State Department rates Quintana Roo at Level 2, "Exercise increased caution," the same as Mexico overall (May 29, 2026 advisory). Local reporting points mainly to drug dealing, vehicle theft and burglaries rather than violence against visitors. Avoid buying drugs, lock up vehicles, use official taxis at night and choose buildings with secure access.

Question 2

Is Cozumel a good place to buy property?

Accepted Answer

Cozumel suits buyers who plan to use the property and hold it long term. Land is limited, the east coast is heavily restricted and tourism is steady, with about 4.73 million cruise passengers in 2025. The market is small, so resale can take time, and rental income should be treated as a contribution to costs. See our Cozumel market reports .

Question 3

Can Americans buy property in Cozumel?

Accepted Answer

Yes. Americans, Canadians and other foreigners can legally own residential property in Cozumel. Because the whole island lies within 50 km of the coast, in Mexico's restricted zone, foreigners hold title through a bank trust called a fideicomiso, or through a Mexican company for commercial use. The purchase closes before a Mexican notario público, who checks the title and registers the deed.

Question 4

Do I need a fideicomiso to buy in Cozumel?

Accepted Answer

Yes, if you are a foreign individual buying residential property. All of Cozumel is inside the coastal restricted zone, so a Mexican bank holds title in trust with you as beneficiary. You keep full rights to live in, rent, sell or pass on the property. The SRE permit to set up the trust costs MXN 21,650 in 2026, plus the bank's setup and annual fees.

Question 5

What are property taxes in Cozumel?

Accepted Answer

Annual property tax (predial) in Cozumel is low. The municipal tariff charges a fixed fee plus 0.11%–0.66% on the cadastral value above each bracket, and cadastral value is usually below market price. A home valued at MXN 2M for cadastral purposes pays about MXN 4,070 a year. Paying the full year in January can earn up to 25% off. See the Cozumel property taxes guide .

Question 6

How much does a house cost in Cozumel?

Accepted Answer

An October 2026 Propiedades.com snapshot put the median asking price for Cozumel houses at about MXN 5.65M for peso-priced listings and about US$425,000 for dollar-priced listings. Three-bedroom homes in inland colonias such as 10 de Abril list from about MXN 3.7M–4.6M. New-development condos have a median asking price of about US$419,000, and oceanfront villas run into the millions. These are asking prices.

Question 7

What is the realtor commission in Cozumel?

Accepted Answer

In Cozumel, realtors typically charge a 7% commission on the sale price plus 16% IVA on that commission. On a US$400,000 sale, that is US$28,000 in commission plus US$4,480 in IVA, or US$32,480 in total. Commissions are set in the listing or buyer agreement, so confirm in writing who pays and what services are included before you sign.

Question 8

Can I rent out my Cozumel property short-term?

Accepted Answer

Usually yes, if your condo regime allows short stays and you register as a host. Quintana Roo requires vacation rental hosts to register in the state tourism registry (RETUR-Q), with fines of up to MXN 100,000. Cozumel has also proposed local rules for platform rentals. AirDNA shows 54% average occupancy and a US$112 average daily rate. See Cozumel vacation rentals .

Question 9

What are closing costs in Cozumel?

Accepted Answer

The largest fixed buyer cost is Cozumel's 3% acquisition tax (ISAI), set in the municipal Hacienda Law. Add notary, appraisal and public registry fees, plus fideicomiso setup for foreign buyers, including the MXN 21,650 SRE permit. Published guides put total buyer closing costs at roughly 5%–10% of the price. Ask your notario for a written estimate. See the Cozumel closing costs breakdown .

Question 10

What is the cost of living in Cozumel?

Accepted Answer

Crowd-sourced data from Nomads.com (October 2026) puts the cost of living in Cozumel at about US$2,212 a month for an expat and US$3,253 for a family. One-bedroom rent ranges from about US$500 in local colonias to US$1,500 or more near the water. Imported goods cost more because most supplies arrive by ferry or barge. Read Relocating to Cozumel .

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