Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Cancún's property market is included in our pack
Cancún's average house price is approaching $400,000 USD in 2025, making it Mexico's premium coastal real estate market.
The city offers diverse property options from $100,000 downtown apartments to $2 million luxury beachfront villas, with neighborhoods like Puerto Cancún commanding the highest prices while areas like Avenida Huayacán show the fastest growth at over 30% annually.If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Cancún's property market shows strong performance with 13-15% annual growth, offering options from $146,000 entry-level condos to $2 million luxury properties.
The Hotel Zone and Puerto Cancún dominate premium pricing while emerging areas like Avenida Huayacán provide the best appreciation potential for investors.
| Property Type | Price Range (USD) | Best Areas |
|---|---|---|
| Entry-level condos | $146,000 - $152,000 | El Centro, peripheral districts |
| Beachfront condos | $250,000 - $600,000 | Hotel Zone, La Isla |
| Standard houses | $350,000 - $500,000 | Residencial Cumbres, Huayacán |
| Gated communities | $400,000 - $800,000 | Cumbres, premium developments |
| Luxury properties | $1,000,000 - $2,000,000+ | Puerto Cancún, Playa Mujeres |
| Downtown apartments | $100,000 - $300,000 | El Centro, authentic neighborhoods |
What's the current average house price in Cancún by property type?
As of September 2025, Cancún's overall average house price is approaching $400,000 USD for residential properties.
Entry-level condos and homes in non-exclusive areas typically range from $146,000 to $152,000 USD. These properties offer an affordable entry point into Cancún's real estate market, particularly in areas like El Centro.
Beachfront condos in the Hotel Zone command significantly higher prices, ranging from $250,000 to $600,000 USD for typical 2-bedroom, 2-bathroom units. Standard family houses in established neighborhoods fall between $350,000 and $500,000 USD.
Luxury properties in premium locations like Puerto Cancún and Playa Mujeres start at $1,000,000 USD and can exceed $2,000,000 USD. Downtown El Centro properties offer the most budget-friendly options at $100,000 to $300,000 USD, while gated community homes typically range from $400,000 to $800,000 USD.
It's something we develop in our Mexico property pack.
How do prices differ between the main neighborhoods and districts in Cancún?
Puerto Cancún represents the most expensive area in Cancún, with properties ranging from $1,000,000 to over $2,000,000 USD.
Avenida Huayacán has emerged as the fastest-growing neighborhood, showing over 30% growth and offering properties between $300,000 and $700,000 USD. This modern, affluent area provides high potential for appreciation.
The Hotel Zone and La Isla maintain steady 3-7% annual growth with properties priced between $250,000 and $600,000 USD. These areas offer strong rental performance due to their proximity to beaches and tourist attractions.
Residencial Cumbres, a popular gated community area, sees properties ranging from $400,000 to $800,000 USD. This family-friendly neighborhood has experienced significant capital gains, with some properties showing 30% increases over 18 months.
Downtown El Centro remains the most budget-friendly option at $100,000 to $300,000 USD, offering authentic Mexican living with slower but steady growth due to ongoing urban renewal projects.
What's the average price per square meter for each area and property type?
| Property Type | Price per sq meter (USD) | Price per sq meter (MXN) |
|---|---|---|
| Apartments (general) | $3,644 | MXN 62,220 |
| Houses (general) | $1,722 | MXN 29,410 |
| Luxury beachfront | $2,333 | MXN 39,848 |
| New developments | $3,003 | MXN 60,839 |
| Second-hand properties | $2,191 | MXN 44,396 |
| Premium Hotel Zone | $4,000+ | MXN 68,000+ |
| Downtown El Centro | $1,200 | MXN 20,500 |
What's the total cost of buying a property once you include taxes, legal fees, and closing costs?
Closing costs in Cancún typically range from 8% to 12% of the property's purchase price.
Property acquisition tax adds another 2% to 3% of the price. Legal and notary fees generally cost between $2,000 and $5,000 USD, depending on the property's complexity and value.
For a $400,000 USD property purchase, expect total upfront costs of $42,000 to $65,000 USD beyond the down payment. This includes closing costs of $32,000 to $48,000 USD, acquisition tax of $8,000 to $12,000 USD, and legal fees.
Annual property taxes in Cancún are remarkably low compared to North American standards, typically costing only a few hundred USD per year. Foreign buyers must also consider the fideicomiso (trust) setup costs and ongoing annual fees for properties within the restricted zone near the coast.
These additional costs don't include home insurance, maintenance reserves, or management fees if you plan to rent the property.
What would a typical mortgage look like here, including interest rates and monthly payments?
Mexican banks typically offer 70% to 90% loan-to-value ratios for foreign buyers, with loan terms ranging from 5 to 30 years.
As of September 2025, minimum mortgage interest rates start around 9.36% annually. Foreigners face additional requirements including setting up a fideicomiso trust and more extensive paperwork compared to Mexican nationals.
For a $400,000 USD property with a 20% down payment ($80,000 USD), a 20-year mortgage at 9.36% interest would result in monthly payments of approximately $2,965 USD. This assumes financing the remaining $320,000 USD.
Banks require proof of income, credit history, and sometimes additional collateral from foreign applicants. The approval process typically takes 60 to 90 days and involves both Mexican and international documentation verification.
Pre-approval is strongly recommended before beginning your property search, as it provides clarity on your budget and strengthens your negotiating position with sellers.
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Can you give me real-life examples of recent purchase prices for different types of properties?
Recent sales data from 2024-2025 shows concrete examples across different property categories in Cancún.
A 2-bedroom oceanview condo in the Hotel Zone recently sold for $250,000 USD, representing typical pricing for beachfront properties with tourist rental potential. Studio apartments in downtown El Centro have traded hands for around $120,000 USD.
A 3-bedroom home in the gated Residencial Cumbres community sold for $600,000 USD, reflecting the premium buyers pay for security and amenities. Entry-level condos in El Centro typically sell for $150,000 USD.
At the luxury end, a beachfront villa in Puerto Cancún recently changed hands for $1,800,000 USD, showcasing the premium Mexican Caribbean waterfront commands. These high-end properties often include private beach access, concierge services, and resort-style amenities.
It's something we develop in our Mexico property pack.
Which areas are currently the most expensive, the most up-and-coming, and the most budget-friendly?
Puerto Cancún, Playa Mujeres, and Residencial Cumbres represent Cancún's most expensive neighborhoods, commanding premium prices due to luxury amenities and waterfront locations.
Avenida Huayacán leads the up-and-coming areas with over 30% annual growth. Bonampak and developments near new Maya Train stations also show strong potential as infrastructure improvements drive appreciation.
Downtown El Centro and peripheral districts offer the most budget-friendly options for buyers. These areas provide authentic Mexican living experiences and steady long-term appreciation, though at a slower pace than premium neighborhoods.
Emerging areas benefit from Cancún's expanding infrastructure, including the Maya Train project connecting the city to other major Yucatan destinations. Properties near these transportation hubs are experiencing increased investor interest.
The most strategic approach involves balancing current affordability with future growth potential, making areas like Huayacán particularly attractive for both investment and personal use.
How have average prices changed compared with five years ago and one year ago?
Cancún's property market has experienced remarkable growth over the past five years, with average prices increasing approximately 60% since 2020.
Five years ago in 2020, the average property price was closer to $250,000 USD compared to today's $400,000 USD average. This represents compound annual growth of roughly 10% during a period that included both pandemic challenges and recovery.
The most recent year showed accelerated growth, with prices rising from approximately $350,000 USD in 2024 to current levels. This represents annual growth of 13.4% between 2023-2024, with projections of 14% growth for 2024-2025.
Quintana Roo state, where Cancún is located, experienced 11.8% price growth in the first half of 2024 alone. This outpaces most other Mexican real estate markets and many international coastal destinations.
The growth reflects strong demand from both international buyers and domestic investors, supported by infrastructure improvements and Mexico's growing appeal as a nearshoring destination for North American businesses.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What's the forecast for prices in the next one, five, and ten years?
Short-term projections for the next year indicate 8% to 12% price growth across Cancún's residential market.
The five-year outlook remains strongly positive, with continued price appreciation driven by tourism growth, infrastructure development, and foreign investment. Luxury segments in premium districts may see up to 30% gains during this period.
Long-term forecasts through 2035 project sustained annual increases of 8% to 12% if current market drivers persist. These include the Maya Train's completion, expanding international connectivity, and Mexico's position in North American supply chains.
Infrastructure investments, including airport expansions and transportation improvements, support optimistic projections. The completion of major development projects in areas like Puerto Cancún and new luxury resorts will likely maintain upward pressure on prices.
Market fundamentals supporting long-term growth include Mexico's political stability, favorable exchange rates for foreign buyers, and Cancún's established position as a premier international destination.
Which areas and property types are the smartest buys right now depending on whether I want to live there, rent out short term, rent out long term, or resell later at a higher price?
| Investment Goal | Best Areas/Types | Key Advantages |
|---|---|---|
| Personal residence | Gated communities (Cumbres, Huayacán), Puerto Cancún | Safety, amenities, future capital gains |
| Short-term rental | Hotel Zone, beachfront condos | High tourism demand, strong ROI |
| Long-term rental | El Centro, Huayacán, Residencial Cumbres | Steady growth, local rental market |
| Resale/appreciation | New projects Huayacán, premium districts (Puerto Cancún) | Fastest appreciation, strong liquidity |
| Mixed strategy | Hotel Zone with rental management | Personal use + income generation |
| Budget investment | El Centro renovated properties | Low entry cost, urban renewal upside |
| Luxury appreciation | Puerto Cancún waterfront | Premium market, international appeal |
How does Cancún's housing market compare with other similar big coastal cities?
Cancún commands premium pricing compared to other Mexican coastal destinations, with typical condos ranging from $146,000 to over $1,200,000 USD.
Playa del Carmen offers slightly lower prices at $130,000 to $700,000 USD with 10-12% annual growth, while Tulum ranges from $130,000 to $500,000 USD but shows slowing growth at 8-10% due to oversupply concerns.
Puerto Vallarta, a more mature market with heavy expat presence, sees prices of $200,000 to $500,000 USD with moderate 8-10% growth. Los Cabos commands higher prices at $300,000 to $800,000 USD with strong 12-14% growth driven by luxury US buyer demand.
Cancún's advantages include superior infrastructure, international airport connectivity, and established rental markets. The city offers greater liquidity than emerging destinations and more growth potential than mature markets like Puerto Vallarta.
It's something we develop in our Mexico property pack.
What are the best-value options on the market today based on all of these factors?
Avenida Huayacán represents the best overall value proposition, combining fast appreciation, modern amenities, and diverse property choices suitable for both living and investment.
Hotel Zone condos offer excellent value for investors seeking strong short-term rental returns, with established tourism infrastructure and consistent demand. These properties provide both income potential and personal use flexibility.
Downtown El Centro properties deliver the best budget entry point with long-term rental yield potential and urban renewal upside. Recent infrastructure investments are beginning to transform these authentic neighborhoods.
Puerto Cancún remains the top choice for luxury appreciation and resale value, particularly for buyers targeting US and European markets. These properties offer stable appreciation and premium market positioning.
New developments near Maya Train stations in areas like Bonampak and La Isla provide emerging opportunities, as transportation infrastructure typically drives property values higher over time.
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.
Cancún remains Mexico's premier beach destination for real estate investment, with strong export demand, reliable price growth, and high liquidity levels, especially in luxury and tourist zones.
Smart investment strategies vary by use case, but emerging neighborhoods and prime beachfront locations continue to excel for rentals and resale, while gated communities provide lifestyle benefits and security for long-term residents.
Sources
- The LatinVestor - Cancún Price Forecasts
- The LatinVestor - Cancún Real Estate Market
- Riviera Maya Cozy - House Cost Cancún
- Riviera Maya Cozy - Cancún Properties
- Properstar - Mexico Cancún House Prices
- Riviera Maya Homes - Real Estate Prices
- Global Property Guide - Mexico Price History
- MyCasa - Buying Land Mexico Guide
- Top Mexico Real Estate - Property Taxes
- Plalla - Mortgage for Foreigners