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
Everything you need to know about renting out a property in Cancún as a foreigner is covered in this guide, from legal ownership structures to realistic rental yields and neighborhood performance.
We constantly update this blog post so you always get the freshest data and insights about the Cancún rental market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cancún.
Insights
- Foreigners buying rental property in Cancún must use a bank trust (fideicomiso) because the city sits within Mexico's coastal restricted zone, but the 50-year renewable term gives you full use and rental rights.
- Short-term rentals in Cancún average only 47% occupancy according to AirDNA data, meaning you should plan for more than half the year without bookings unless you outperform the market.
- The gross rental yield gap between long-term (6% to 8%) and short-term (8% to 14%) in Cancún sounds big, but after factoring in turnover costs, cleaning, and lodging taxes, net yields often converge.
- Cancún's salt air and humidity make A/C maintenance and corrosion repairs more frequent than in inland Mexican cities, which is a holding cost most first-time investors underestimate.
- Downtown Cancún neighborhoods like Supermanzana 20 and 22 often deliver better yields than beachfront zones because purchase prices are lower while rental demand from local workers stays consistent.
- Quintana Roo now requires short-term rental operators to register with RETUR-Q and comply with the state's lodging tax, which platforms like Airbnb may withhold automatically on your behalf.
- Furnished apartments rent about 10% to 20% faster in Cancún than unfurnished ones, largely because expats and tourism workers prefer move-in-ready units.
- Cancún Airport (operated by ASUR) processed over 30 million passengers in recent years, which is a hard demand signal that keeps short-term rental income viable despite heavy competition.
Can I legally rent out a property in Cancún as a foreigner right now?
Can a foreigner own-and-rent a residential property in Cancún in 2026?
As of early 2026, foreigners can legally buy and rent out residential property in Cancún, though they cannot hold direct title because the city falls within Mexico's coastal restricted zone (50 km from the coast).
The main ownership structure available to foreigners is a bank trust called a fideicomiso, where a Mexican bank holds the title on your behalf while you retain full rights to use, rent, and sell the property.
The single most common limitation is that this trust requires a permit from Mexico's Ministry of Foreign Affairs (SRE), which typically grants a 50-year term that can be renewed under current regulations.
If you're not a local, you might want to read our guide to foreign property ownership in Cancún.
Do I need residency to rent out in Cancún right now?
You do not need Mexican residency to own and rent out a property in Cancún, and many foreign investors manage their rentals entirely from abroad using a local property manager and notary setup.
However, if you earn rental income in Mexico, you should expect to need a Mexican tax registration number (RFC) to report that income properly, especially for short-term rentals that look like a lodging business.
A local bank account is not strictly required to collect rent, but it makes paying local expenses and receiving funds in Mexican pesos much smoother, which is why most remote owners use a property manager who handles collections.
It is practically feasible to manage a Cancún rental remotely, though short-term rentals require more hands-on operations like guest communication and turnover, which is why a reliable local partner becomes essential.
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What rental strategy makes the most money in Cancún in 2026?
Is long-term renting more profitable than short-term in Cancún in 2026?
As of early 2026, short-term rentals in Cancún can gross more than long-term rentals, but they come with higher operating complexity, seasonality, and compliance costs that often reduce the net income gap.
A well-managed short-term rental might gross MXN 280,000 to MXN 400,000 per year (around $15,000 to $21,500 USD or €14,000 to €20,000 EUR), while a comparable long-term rental typically grosses MXN 140,000 to MXN 180,000 per year (around $7,500 to $9,700 USD or €7,000 to €9,000 EUR).
Properties in the Zona Hotelera, Puerto Cancún, and beachfront areas tend to favor short-term renting because tourists actively seek those locations and are willing to pay premium nightly rates.
What's the average gross rental yield in Cancún in 2026?
As of early 2026, the average gross rental yield for residential properties in Cancún ranges from about 6% to 10%, depending on whether you pursue long-term or short-term renting.
The realistic range spans from 6% to 8% gross for long-term rentals up to 8% to 14% gross for well-performing short-term rentals, with most investors landing somewhere in the middle.
Smaller units like studios and one-bedroom apartments typically achieve the highest gross rental yields in Cancún because their lower purchase prices relative to achievable rents create better ratios.
By the way, we have much more granular data about rental yields in our property pack about Cancún.
What's the realistic net rental yield after costs in Cancún in 2026?
As of early 2026, the average net rental yield after all costs for residential properties in Cancún is roughly 3.5% to 6%, with short-term rentals on the higher end but also more volatile.
Most landlords in Cancún realistically experience net yields between 3.5% and 5.5% for long-term rentals, while short-term rental owners see a wider range of 4% to 9% depending on occupancy and management efficiency.
The three main cost categories that reduce gross yield to net yield in Cancún are property management fees (especially critical for remote owners), higher-than-average A/C and maintenance costs due to salt air and humidity, and lodging taxes plus platform fees for short-term rentals.
You might want to check our latest analysis about gross and net rental yields in Cancún.
What monthly rent can I get in Cancún in 2026?
As of early 2026, typical monthly rents in Cancún are around MXN 9,000 to MXN 11,000 ($480 to $590 USD or €450 to €550 EUR) for a studio, MXN 11,000 to MXN 16,000 ($590 to $860 USD or €550 to €800 EUR) for a 1-bedroom, and MXN 18,000 to MXN 26,000 ($970 to $1,400 USD or €900 to €1,300 EUR) for a 2-bedroom.
A realistic entry-level monthly rent for a decent studio in Cancún is MXN 8,500 to MXN 12,500 (around $460 to $670 USD or €430 to €630 EUR), depending on location and building quality.
A typical 1-bedroom apartment in Cancún rents for MXN 11,000 to MXN 18,000 per month (around $590 to $970 USD or €550 to €900 EUR), with the benchmark average sitting close to MXN 12,000.
A typical 2-bedroom apartment commands MXN 18,000 to MXN 28,000 per month (around $970 to $1,500 USD or €900 to €1,400 EUR), with premium locations like Puerto Cancún and Zona Hotelera pushing toward the higher end.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Cancún.
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 are the real numbers I should budget for renting out in Cancún in 2026?
What's the total "all-in" monthly cost to hold a rental in Cancún in 2026?
As of early 2026, the total all-in monthly cost to hold and maintain a typical rental property in Cancún ranges from MXN 3,500 to MXN 9,500 ($190 to $510 USD or €180 to €480 EUR) for long-term rentals, and MXN 7,500 to MXN 18,000 ($400 to $970 USD or €380 to €910 EUR) for short-term rentals.
A realistic low-to-high monthly cost range for most standard rental properties in Cancún is MXN 4,000 to MXN 12,000 (around $215 to $645 USD or €200 to €600 EUR), depending on whether you self-manage or use a property manager.
The single largest contributor to monthly holding costs in Cancún is typically the HOA or condo fee, which can range from MXN 1,500 to MXN 6,000 depending on the building's amenities and whether it has resort-style features like pools and 24-hour security.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Cancún.
What's the typical vacancy rate in Cancún in 2026?
As of early 2026, the typical vacancy rate for long-term rental properties in Cancún is around 5% to 10%, while short-term rentals effectively have "vacancy" built into their lower occupancy rates (averaging around 47%).
A landlord in Cancún should realistically budget for about 0.5 to 1.5 months of vacancy per year for long-term rentals, accounting for tenant turnover and the time it takes to find quality renters in a competitive market.
The main factor causing vacancy rates to differ across Cancún neighborhoods is proximity to employment centers and tourism demand, with areas like Downtown and Supermanzana zones seeing faster tenant placement than more isolated developments.
The highest tenant turnover in Cancún typically occurs in May and early June, just after the peak tourist season ends and before the summer travel bump, which creates a brief window of slower leasing activity.
We have a whole part covering the best rental strategies in our pack about buying a property in Cancún.
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Where do rentals perform best in Cancún in 2026?
Which neighborhoods have the highest long-term demand in Cancún in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Cancún are Centro (Downtown), Supermanzana 20/22/23, and the Avenida Huayacán corridor, all of which benefit from job proximity and everyday services.
Families looking for long-term rentals in Cancún tend to favor Residencial Cumbres, Gran Santa Fe, and the SM 310 area (also called Polígono Sur) because these neighborhoods offer more space, schools, and a calmer atmosphere.
Students in Cancún typically rent in Downtown and central Supermanzana areas along major corridors like Avenida Kabah and Avenida Nichupté, where public transit connections and affordability align.
Expats and international professionals prefer Puerto Cancún, select lagoon-facing pockets of the Zona Hotelera, and Costa Mujeres because these areas combine beach proximity with reliable infrastructure and security.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
Which neighborhoods have the best yield in Cancún in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Cancún are Downtown (Centro), parts of the Avenida Huayacán corridor, and select areas in Polígono Sur, where lower entry prices meet steady local demand.
These top-yielding neighborhoods in Cancún typically deliver gross rental yields between 7% and 9%, outperforming beachfront areas where high purchase prices compress the rent-to-price ratio.
The main characteristic that allows these neighborhoods to achieve higher yields is that they cater to year-round local renters (hospitality workers, professionals, and families) rather than seasonal tourists, which creates more consistent occupancy.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Cancún.
Where do tenants pay the highest rents in Cancún in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Cancún are Puerto Cancún, the Zona Hotelera (Hotel Zone), and Costa Mujeres, all commanding premium prices due to their beach access and lifestyle positioning.
A standard apartment in these premium Cancún neighborhoods typically rents for MXN 25,000 to MXN 45,000 per month (around $1,350 to $2,400 USD or €1,250 to €2,250 EUR), with luxury units going even higher.
The main characteristic that makes these neighborhoods command the highest rents is not just beach proximity but the combination of marina access, resort-level amenities, 24-hour security, and well-maintained common areas that create a distinct lifestyle product.
The typical tenant profile in these highest-rent Cancún neighborhoods includes remote workers from the US and Canada, executives in the hospitality industry, and semi-retired expats who prioritize convenience and security over budget.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Cancún in 2026?
What features increase rent the most in Cancún in 2026?
As of early 2026, the three property features that increase monthly rent the most in Cancún are reliable, well-maintained air conditioning, high-speed fiber internet, and secure parking, all of which address the city's climate and infrastructure realities.
Reliable A/C alone can add a rent premium of 10% to 15% in Cancún because tenants know that poorly maintained units in a humid, salty environment lead to frequent breakdowns and discomfort.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Cancún is luxury kitchen finishes, since most renters prioritize functional cooling, internet, and outdoor space over high-end countertops.
One affordable upgrade that provides a strong return on investment for landlords in Cancún is installing blackout curtains or quality window treatments, which help with heat control and sleep quality without requiring major renovation.
Do furnished rentals rent faster in Cancún in 2026?
As of early 2026, furnished apartments in Cancún typically rent about 1 to 3 weeks faster than unfurnished ones because the city's high-mobility tenant base (expats, tourism workers, seasonal residents) prefers move-in-ready units.
Furnished rentals in Cancún command a rent premium of roughly 10% to 20% over unfurnished equivalents, though the exact premium depends on furniture quality and whether appliances like A/C and washing machines are included.
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How regulated is long-term renting in Cancún right now?
Can I freely set rent prices in Cancún right now?
Landlords in Cancún have full freedom to set initial rent prices at whatever level the market will bear, as Quintana Roo does not have a citywide rent control system like some European or North American cities.
Rent increases during a tenancy are also generally market-negotiated in Cancún, though lease contracts often specify annual adjustment terms, and landlords typically follow inflation benchmarks or negotiate directly with tenants at renewal.
What's the standard lease length in Cancún right now?
The standard and most common lease length for residential rentals in Cancún is 12 months, though shorter terms (6 months) are sometimes negotiated, especially for furnished units targeting expats or seasonal workers.
Landlords in Cancún can legally require a security deposit of 1 to 2 months' rent (around MXN 11,000 to MXN 36,000, or $590 to $1,940 USD, or €550 to €1,800 EUR for a typical apartment), with one month being the most common practice.
The rules for returning the security deposit require landlords to return it at the end of the tenancy minus any legitimate deductions for damages or unpaid bills, though the exact timeline depends on what the lease contract specifies.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Cancún in 2026?
Is Airbnb legal in Cancún right now?
Airbnb-style short-term rentals are legal in Cancún, but you should treat them as a regulated tourist lodging activity rather than casual renting, because Quintana Roo has formal compliance requirements.
Operators in Cancún are expected to register with RETUR-Q (the state's official tourism registry administered by SEDETUR), and while enforcement varies, registration is the official pathway to operate compliantly.
Quintana Roo does not impose a single universal annual night cap like some European cities, but the real constraint is that you must comply with lodging tax obligations and registration requirements regardless of how many nights you rent.
The most common consequence for operating a non-compliant short-term rental in Cancún is exposure to lodging tax liabilities and potential fines, though enforcement has historically focused more on tax collection than aggressive shutdowns.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cancún.
What's the average short-term occupancy in Cancún in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Cancún is around 45% to 50%, with AirDNA reporting approximately 47% as the market-wide baseline.
The realistic range spans from about 30% occupancy for underperforming or poorly located listings up to 65% or higher for well-managed, well-reviewed properties in prime tourist areas.
The highest occupancy rates for short-term rentals in Cancún occur during December through April (the dry season and North American winter escape period), with peaks around Christmas, New Year, and Spring Break.
The lowest occupancy rates typically hit in September and October, when hurricane season concerns, school schedules, and reduced travel appetite create a natural demand trough.
Finally, please note that you can find much more granular data about this topic in our property pack about Cancún.
What's the average nightly rate in Cancún in 2026?
As of early 2026, the average nightly rate for short-term rentals in Cancún is around MXN 2,900 to MXN 3,100 (approximately $155 to $165 USD or €145 to €155 EUR), with AirDNA reporting about $158 USD as the market-wide average.
The realistic range spans from about MXN 1,100 to MXN 1,500 ($60 to $80 USD or €55 to €75 EUR) for basic inland studios up to MXN 7,500 to MXN 15,000+ ($400 to $800+ USD or €375 to €750+ EUR) for beachfront condos and villas.
The typical nightly rate difference between peak season and off-season in Cancún is about 30% to 50%, meaning a property charging MXN 3,500 ($190 USD) in January might drop to MXN 2,300 ($125 USD) in September.
Is short-term rental supply saturated in Cancún in 2026?
As of early 2026, the short-term rental market in Cancún is competitive and approaching saturation in prime tourist zones, with thousands of active listings competing for attention on major platforms.
The trend in active short-term rental listings has been growing steadily over recent years, though new regulatory requirements like RETUR-Q registration may slow the pace of casual entrants.
The most oversaturated neighborhoods for short-term rentals in Cancún are the Zona Hotelera and the most tourist-facing parts of Puerto Cancún, where supply has grown faster than demand and average occupancies reflect the competition.
Neighborhoods that still have room for new short-term rental supply include Costa Mujeres (still developing its inventory) and well-located units in Downtown Cancún that cater to budget-conscious travelers or digital nomads seeking longer stays.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cancún, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Mexico Ministry of Foreign Affairs (SRE) | It's the government office that issues permits for coastal property trusts. | We used it to confirm the fideicomiso pathway and 50-year term for foreigners. We also verified the official "restricted zone" definition. |
| Mexico Foreign Investment Law | It's the official federal law published by Mexico's Chamber of Deputies. | We used it to ground foreign ownership rules in primary law. We cross-checked the trust concept against official guidance. |
| BBVA Fideicomiso Explainer | It's a major Mexican bank explaining the trust mechanism. | We used it to translate legal concepts into practical terms. We verified the steps investors actually experience. |
| Quintana Roo Civil Code | It's the official state law governing leases and contracts. | We used it to anchor that long-term leasing is contract-based. We relied on it for deposit and lease term rules. |
| SEDETUR Quintana Roo | It's the official state tourism authority's regulatory hub. | We used it to confirm current STR regulatory direction. We verified the existence of updated compliance rules. |
| RETUR-Q FAQ (SEDETUR) | It's published by the state tourism authority about the registry. | We used it to explain what RETUR-Q is and why it matters. We avoided guessing about the official compliance channel. |
| Quintana Roo Lodging Tax Law | It's the official state law defining lodging tax for rentals. | We used it to show STRs are explicitly in scope for lodging tax. We explained platform withholding mechanics. |
| Banxico (Bank of Mexico) | It's Mexico's central bank data portal for FX expectations. | We used it for a reasonable USD/MXN conversion assumption. We kept all currency figures consistent at mid-18s MXN/USD. |
| ASUR (Airport Operator) | It's the listed airport group's official traffic reporting. | We used it as a hard demand proxy for tourism. We validated the STR demand narrative with audited traffic data. |
| AirDNA | It's one of the most widely used global STR datasets. | We used it for occupancy and nightly rate baselines. We treated it as private data and cross-checked with public sources. |
| Numbeo | It's transparent about contributors and shows data ranges. | We used it to build practical rent and price benchmarks. We kept estimates conservative and cross-checked with demand signals. |
| DataTur (Mexico Tourism Ministry) | It's the federal tourism data system tracking hotel activity. | We used it to triangulate tourism demand strength. We used it as a public-sector counterweight to private STR data. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.