Pre-construction
Nautica Residences
condos · delivery Summer 2028 (tower 1)
Nichupté lagoon, near Parque Cancún, Cancún
Cancún Real Estate
Cancún real estate in Cancún, Quintana Roo (municipality of Benito Juárez) recorded asking prices from USD 63,000 for lots to over USD 8 million for beachfront villas in November 2026, with median condo prices around USD 270,000–320,000 and a metro-area population of 1.1 million. The municipality of Benito Juárez had 911,503 residents at the 2020 census and remains the busiest international gateway in Latin America despite a 6 percent traffic decline through August 2026.
Cancún real estate in Cancún, Quintana Roo (municipality of Benito Juárez) recorded asking prices from USD 63,000 for lots to over USD 8 million for beachfront villas in November 2026, with median condo prices around USD 270,000–320,000 and a metro-area population of 1.1 million. The municipality of Benito Juárez had 911,503 residents at the 2020 census and remains the busiest international gateway in Latin America despite a 6 percent traffic decline through August 2026.
By Daniel Ortega · Last reviewed 2 November 2026
Explore Cancún Real Estate
Why Cancún
Cancún combines international airport access, established rental infrastructure for short-term and long-term tenants, and direct beach and lagoon frontage. The market offers depth—a functioning resale inventory alongside new developments—though most property sits inside Mexico's restricted coastal zone and requires a fideicomiso bank trust for foreign buyers.
Cancún real estate at a glance
| Fact | Value | Source · as of |
|---|---|---|
| Metro population (2026 estimate) | 1.1 million | worldpopulationreview.com |
| Municipality population (2020 census) | 911,503 | economia.gob.mx |
| Airport passengers (Jan–Aug 2026) | 19.28 million (down 5.7% year-over-year) | roadgenius.com |
| Median condo asking price | MXN 5.4 million (≈USD 270,000–320,000 at MXN 17–20:USD) | cancunprimerealestate.com |
| Price per m² (citywide median) | MXN 50,000–62,000 (USD 2,500–3,700) | metroslibres.com |
| Restricted zone status | Entire city within 50 km of coast; fideicomiso required for foreign buyers | realestateflamingo.com.mx |
| Rental range (long-term, 1-bedroom) | MXN 6,500–30,000/month (USD 325–1,750) depending on zone | metroslibres.com |
Cancún prices on PropertyMex
Live listing data · updated monthly · November 2026
Active listings
3
Median asking
USD 1,891,892
Median per m²
USD 973
Sold, last 12 mo
0
| Quarter | Listings | Median asking | Median per m² |
|---|---|---|---|
| Q4 2026 | 3 | USD 1,891,892 | USD 973 |
Real estate agents in Cancún
Licensed real-estate agents in Cancún and Benito Juárez typically work on commission paid by the seller (5–10 percent is customary, though PropertyMex charges no buyer or seller commissions). Agents help foreign buyers navigate fideicomiso paperwork, recommend notarios, and identify properties that match budget and rental-yield targets. Always verify that the agent or agency has active local registration and check references from recent foreign clients.
Cancún neighborhoods
Puerto Cancún
A 200-acre master-planned marina community on Nichupté Lagoon and the Caribbean, Puerto Cancún offers golf, a yacht club, shopping, and high-rise condos. Asking prices for studios start around USD 180,000, one-bedrooms from USD 220,000, and two-bedroom marina-view units from USD 320,000. Median per-square-meter asking price sits at MXN 94,000 (USD 5,050). The neighborhood attracts foreign retirees and investors targeting short-term rental income.
Zona Hotelera (Hotel Zone)
The 14-mile barrier-island strip between the Caribbean and Nichupté Lagoon holds international resorts, condos, nightclubs, and beaches. Median condo asking price is MXN 11.6 million (USD 580,000–680,000), with per-square-meter rates from MXN 57,400 to over MXN 120,000 for oceanfront penthouses. Most units serve as vacation homes or Airbnb investments. Monthly HOA fees typically range MXN 5,000–15,000 depending on amenities and beachfront access.
Cancún Centro
The downtown grid west of the Hotel Zone is where most of the city's workforce lives. Asking prices for houses average MXN 3.5 million (USD 175,000–200,000) with a median of MXN 15,400/m², and condos average MXN 6 million (USD 300,000–360,000) at MXN 38,300/m². Supermanzanas (numbered residential districts) offer walkable access to markets, clinics, schools, and bus routes. Long-term rental demand is steady, with one-bedroom units renting for MXN 8,000–15,000/month.
Isla Dorada
A gated residential neighborhood beside the lagoon near the Hotel Zone, Isla Dorada features single-family homes and low-rise condos with shared pools and tennis courts. Median asking price is MXN 14.8 million (USD 740,000–870,000) at MXN 62,300/m². The neighborhood appeals to families and retirees seeking proximity to the beach without Hotel Zone density. Access to international schools and the airport (15 minutes) adds to the appeal.
Región 94 and Región 220–510 (South Cancún)
Emerging residential zones south of the airport offer newer developments at entry-level prices. Studios and one-bedroom condos list from MXN 1.2 million to MXN 2 million (USD 60,000–120,000) at MXN 18,000–28,000/m². Amenities include pools, gyms, and controlled access, and commute time to the Hotel Zone is 20–30 minutes. These zones attract first-time buyers, local professionals, and investors targeting affordable rental units for the service-sector workforce.
Arbolada and Avenida Huayacán corridor
Mid-density residential neighborhoods along the Huayacán commercial corridor offer condos and townhomes priced MXN 2.6–4.2 million (USD 130,000–240,000) at MXN 38,000–46,000/m². The area includes supermarkets, restaurants, and schools, and bus routes connect to the Hotel Zone and downtown. Long-term rentals range MXN 8,000–18,000/month for one- to two-bedroom units. The corridor appeals to working professionals and small-scale rental investors.
Buying in Cancún as a foreigner
Foreign buyers follow the same process as Mexicans with one added step: because Cancún sits entirely within 50 kilometers of the coast, every residential purchase by a foreigner requires a fideicomiso—a renewable 50-year bank trust in which a Mexican bank holds legal title and the buyer holds all beneficial rights. The fideicomiso costs USD 2,500–4,000 to establish and USD 500–800 per year to administer, and setup adds 60–120 days to closing while the Secretaría de Relaciones Exteriores (SRE) issues the permit.
- Find a property and negotiate a purchase price; sign a letter of intent or reservation agreement and deposit earnest money (typically 5–10 percent) into escrow or with the seller's attorney.
- Hire a Mexican notario público (a government-appointed attorney who certifies real-estate transactions) to verify clean title, paid property taxes, no liens, and proper zoning at the public registry.
- Apply for the SRE permit (Form SRE-04-001) to acquire property in the restricted zone via fideicomiso; the notario files the application and the permit typically arrives in 30–90 days.
- Choose a Mexican bank (HSBC, Banorte, Santander, Intercam, or others) to act as trustee; the bank prepares the fideicomiso contract naming the buyer as beneficiary with full use, sale, lease, and inheritance rights.
- Complete the closing (firma de escritura) at the notary's office; pay the 3 percent municipal acquisition tax (ISAI), notary fees (typically 1–1.5 percent of purchase price), registry fees, appraisal, and trust-setup costs.
- Receive the escritura (deed) and registration confirmation from the Registro Público de la Propiedad; the bank issues annual trust invoices, and the buyer pays the predial (annual property tax) directly to the municipality.
Can Americans buy property in Mexico? Cancún taxes & closing costs
Cancún local guides
Rentals and short-term rental rules
Cancún supports both long-term residential rentals and short-term vacation rentals. Long-term unfurnished or semi-furnished one-bedroom units rent for MXN 6,500–15,000/month (USD 325–875) in downtown supermanzanas, MXN 12,000–25,000 in mid-tier zones like Huayacán and Arbolada, and MXN 15,000–50,000 in Puerto Cancún and the Hotel Zone. Furnished vacation rentals in the Hotel Zone earn higher nightly rates but require lodging-tax registration with Quintana Roo (5 percent state tax, or 6 percent when booked through digital platforms) and the municipality of Benito Juárez. Landlords typically require one month's rent as deposit, one month advance, plus references or a guarantor. Details on short-term rental regulations and tax obligations are covered in the dedicated guide at /cancun-real-estate/short-term-rentals.
Cost of living in Cancún
Living costs in Cancún vary widely by neighborhood and lifestyle. A single person can live on MXN 15,000–25,000/month (USD 750–1,450) including rent in a downtown supermanzana, while a comfortable lifestyle in Puerto Cancún or the Hotel Zone may require MXN 35,000–55,000/month. Tourism-driven demand keeps rent and dining prices above the Mexican average.
| Monthly cost | Typical range | Source · as of |
|---|---|---|
| Rent, 1-bedroom (downtown) | MXN 8,000–12,500/month (USD 400–730) | quintanaroo.heraldodemexico.com.mx |
| Rent, 1-bedroom (Puerto Cancún or Hotel Zone) | MXN 15,000–50,000/month (USD 750–2,900) | metroslibres.com |
| Electricity (with air conditioning) | MXN 500–2,500/month (USD 25–145) | metroslibres.com |
| Water and garbage | MXN 200–500/month (USD 10–29) | wise.com |
| Internet (8+ Mbps) | MXN 400–700/month (USD 20–41) | expatistan.com |
| Groceries (one person) | MXN 3,000–6,000/month (USD 150–350) | metroslibres.com |
| Meal, inexpensive restaurant | MXN 100–250 (USD 5–15) | wise.com |
| Gasoline (per liter) | MXN 22–25 (USD 1.10–1.45) | metroslibres.com |
Deals of the week in Cancún
Price-reduced and newly listed properties, picked every Monday · updated 2 November 2026
Developments
All developments in Cancún
Cancún real estate FAQ
What is the restricted zone, and does it affect all Cancún buyers?
Mexico's Constitution restricts direct foreign ownership within 50 kilometers of any coastline or 100 kilometers of an international border. Cancún sits entirely inside the 50-kilometer coastal band, so every residential purchase by a foreigner requires a fideicomiso bank trust. The fideicomiso grants the buyer full use, sale, lease, and inheritance rights and renews automatically for additional 50-year terms.
How much does a fideicomiso cost to set up and maintain in Cancún?
Initial setup of a fideicomiso typically costs USD 2,500–4,000, covering the SRE permit fee (MXN 21,650 as of November 2026), notary filing, bank trust-establishment fees, and legal counsel. Annual administration fees range USD 500–800, paid to the trustee bank. These fees are in addition to standard Mexican closing costs—3 percent municipal acquisition tax, notary fees, public-registry fees, and appraisal.
Can a foreign buyer get a mortgage for Cancún real estate?
Some Mexican banks (HSBC, Santander, Scotiabank) and US lenders with cross-border programs offer mortgages to foreigners buying in Mexico, though terms and loan-to-value ratios are more conservative than US or Canadian residential mortgages. Many foreign buyers pay cash or arrange financing in their home country secured by other assets. A notario can confirm whether a specific lender's mortgage structure is compatible with a fideicomiso-held property in the restricted zone.
How long does the full buying process take in Cancún?
From offer acceptance to closing, the process typically takes 90–150 days. The SRE permit for restricted-zone acquisition takes 30–90 days, title verification and due diligence require 2–4 weeks, and fideicomiso setup with the bank adds another 2–4 weeks. Cash purchases can close faster than financed deals.
What neighborhoods offer the best value for foreign buyers in Cancún?
Región 94, Región 220–510, and the Arbolada–Huayacán corridor offer entry prices from USD 60,000 to USD 240,000 for modern condos with amenities, appealing to first-time buyers and rental investors. Puerto Cancún and Isla Dorada command premiums for marina or lagoon views but deliver stronger short-term rental yields and resale liquidity.
Are property taxes high in Cancún?
Annual property tax (predial) in Benito Juárez is low compared to US and Canadian rates, typically 0.1–0.3 percent of assessed value. A condo valued at MXN 5 million might generate an annual predial bill of MXN 5,000–15,000 (USD 250–875). The municipality collects predial; the buyer pays directly, not through the fideicomiso bank.
Is rental income from Cancún property taxable?
Mexican residents and nonresidents who earn rental income from Mexican property must file monthly or annual tax returns with the Servicio de Administración Tributaria (SAT) and pay income tax on net rental income. Nonresidents face a flat 25 percent withholding on gross rent unless they register for the annual-return option and claim deductions. A Mexican accountant can structure compliance to minimize tax and avoid penalties.
What is the safest way to transfer money for a Cancún property purchase?
Wire transfer from the buyer's bank account to the notario's escrow (fideicomiso) account or directly to the seller's account (after title verification) is standard. Use a foreign-exchange service (Wise, OFX, or a dedicated real-estate FX broker) to secure competitive MXN rates and lower fees than retail-bank wire transfers. Never wire funds without notary confirmation of account details and escrow instructions.
Written and reviewed by
Daniel Ortega
Real-estate writer · Maestría en Dirección Inmobiliaria (MDI)
Born and raised in Mexico City, living in Cancún since 2015.
Last reviewed 2 November 2026 · All articles by Daniel
Sources
- Secretaría de Economía (Government of Mexico) · 5 November 2026
- Secretaría de Economía (Government of Mexico) · 5 November 2026
- Congreso de Quintana Roo, state laws · 5 November 2026
- Congreso de Quintana Roo, state laws · 5 November 2026
- worldpopulationreview.com · 5 November 2026
- roadgenius.com · 5 November 2026
- cancunprimerealestate.com · 5 November 2026