Cozumel Real Estate
Cozumel real estate in Cozumel, Quintana Roo has 224 active listings with a median asking price of USD 485,000 as of November 2026, ranging from USD 650 to USD 21,374,300. Buyers pay a state and municipal property acquisition tax that in Quintana Roo municipalities ranges from 2% to 4% for 2026.
Cozumel real estate in Cozumel, Quintana Roo has 224 active listings with a median asking price of USD 485,000 as of November 2026, ranging from USD 650 to USD 21,374,300. Buyers pay a state and municipal property acquisition tax that in Quintana Roo municipalities ranges from 2% to 4% for 2026.
By Daniel Ortega · Last reviewed 1 November 2026
Explore Cozumel Real Estate
Why Cozumel
Cozumel attracts buyers with island living, clear water and a short ferry ride from Playa del Carmen. The market includes condos, houses and resort-area homes.
Cozumel real estate at a glance
| Fact | Value | Source · as of |
|---|---|---|
| Active listings on PropertyMex | 224 listings | PropertyMex, November 2026 |
| Median asking price | USD 485,000 | PropertyMex, November 2026 |
| Asking price range | USD 650 to USD 21,374,300 | PropertyMex, November 2026 |
| ISAI rate in Quintana Roo municipalities | 2% to 4% for 2026 | Rivenza, 2026-10-14 |
| Foreign ownership restricted zone | 50 km from coastline, 100 km from borders | Secretaría de Economía, 2026-08-06 |
| Daily minimum wage Quintana Roo | MXN 315.04 effective January 1, 2026 | CONASAMI, 2026-10-27 |
Cozumel prices on PropertyMex
Live listing data · updated monthly · November 2026
Active listings
194
Median asking
USD 459,459
Median per m²
USD 1,537
Sold, last 12 mo
10
| Quarter | Listings | Median asking | Median per m² |
|---|---|---|---|
| Q4 2026 | 194 | USD 459,459 | USD 1,537 |
Real estate agents in Cozumel
Real estate agents in Cozumel operate under state law and can assist with listings, offers and the closing process. Buyers should confirm an agent's credentials and ask for written quotes for notary and registry fees.
Cozumel neighborhoods
San Miguel
The main town, San Miguel, has the ferry pier, shops, restaurants and walkable condos and townhouses. Many PropertyMex listings are located in this central area.
Corpus Christi
A residential neighborhood near the center, Corpus Christi offers a mix of single-family homes and condos. Streets are quieter than the waterfront, and prices can be lower than hotel-zone properties. Several two-bedroom homes are listed in this area.
Median asking USD 550,000 · 12 listings
Independencia
A traditional neighborhood west of the center, Independencia has modest homes and local shops. It appeals to buyers seeking a more local atmosphere. Listings include houses with yards and small condos.
Median asking USD 245,000 · 3 listings
South Hotel Zone
The southern coastal strip includes beachfront condos and houses with ocean views. This area has resorts, dive sites and gated communities. Asking prices on PropertyMex in this zone vary widely.
Median asking USD 3,750,867 · 2 listings
Palmar
Palmar is a residential area near the center with a mix of older and newer construction. It is convenient for families and workers. Some two-bedroom condos are listed here with central locations.
Median asking USD 459,459 · 1 listing
Buying in Cozumel as a foreigner
Foreign buyers in Cozumel can acquire property through a bank trust in the restricted zone. The purchase process involves a notary, a land survey and registration with the public property registry. Buyers pay municipal acquisition tax and notary fees before title transfers; review the <a href='/buy/cozumel'>current listings</a> and the <a href='/guides/is-cozumel-safe'>safety guide</a> before visiting.
- Hire a Mexican notary public and agree on a purchase agreement.
- Confirm the property is outside ejido land and verify the title.
- For foreign buyers, a bank trust or Mexican corporation is required for restricted-zone land.
- Pay the municipal ISAI and register the deed with the public registry.
- Transfer utilities and update property tax records.
Can Americans buy property in Mexico? Cozumel taxes & closing costs
Cozumel local guides
Rentals and short-term rental rules
Cozumel offers vacation rentals in the hotel zones and longer leases in San Miguel. Owners who list on platforms such as Airbnb or Vrbo should review local rules and register with the municipality. The island's steady tourism supports rental demand, but actual returns depend on season, property type and management costs. Buyers considering rental income can review <a href='/buy/cozumel'>PropertyMex listings</a> and the <a href='/guides/short-term-rental-investing-riviera-maya'>short-term rental investing guide</a>.
Cozumel long-term rentals Cozumel vacation rentals Cozumel short-term rental rules
Cost of living in Cozumel
Useful local financial figures for buyers include the daily minimum wage and the ISAI range. The table below lists the few sourced figures available for Cozumel as of November 2026.
| Monthly cost | Typical range | Source · as of |
|---|---|---|
| Median asking price for homes listed on PropertyMex | USD 485,000 | PropertyMex, November 2026 |
| Asking price range on PropertyMex | USD 650 to USD 21,374,300 | PropertyMex, November 2026 |
| ISAI rate in Quintana Roo municipalities | 2% to 4% for 2026 | Rivenza, 2026-10-14 |
| Daily minimum wage in Quintana Roo | MXN 315.04 | CONASAMI, 2026-10-27 |
Cozumel real estate FAQ
What is the median asking price for Cozumel real estate?
As of November 2026, PropertyMex lists 224 active homes for sale in Cozumel with a median asking price of USD 485,000. Prices range from USD 650 to USD 21,374,300. Individual listings vary by location, size and condition, so buyers can compare current offerings on the Cozumel listings page before focusing on a neighborhood.
Can US citizens buy property in Cozumel?
US citizens can buy property in Cozumel through a bank trust in the restricted zone, which extends 50 km from the coastline. The trust is renewable and gives the buyer full rights to use, sell or inherit the property. A notary public handles the paperwork, and buyers should confirm the process with a local attorney.
What taxes does a buyer pay when purchasing in Cozumel?
Buyers pay the municipal property acquisition tax. In Quintana Roo municipalities for 2026, the ISAI rate ranges from 2% to 4% depending on the municipality. Cozumel buyers should ask the notary for the exact rate applied to their transaction. Notary and registry fees are quote-dependent.
Is Cozumel real estate a good investment for rental income?
Cozumel has steady tourism demand, which supports vacation rental income. Owners listing on platforms should check local registration and tax rules. Guaranteed returns are not typical, and net income depends on occupancy, fees and maintenance. Buyers can review short-term rental investing guides and current asking prices to evaluate returns for specific properties.
What neighborhoods are popular in Cozumel?
San Miguel, Corpus Christi, Independencia, Palmar and the South Hotel Zone are common search areas. San Miguel offers town convenience, while the hotel zones and coastal areas attract buyers seeking vacation homes. PropertyMex listings show a mix of condos and houses across these neighborhoods.
What is the daily minimum wage in Quintana Roo?
The daily minimum wage in Quintana Roo is MXN 315.04, effective January 1, 2026. This figure applies to the state's general minimum wage zone. Foreign buyers sometimes use it as a reference for local labor costs when budgeting for renovations, property management or household help.
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 1 November 2026 · All articles by Daniel
Sources
- rivenza.com.mx · 14 October 2026
- riotimesonline.com · 6 September 2026
- Government of Mexico · 6 August 2026
- Government of Mexico · 27 October 2026