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
This guide explains exactly what foreigners can legally buy, own, and do with residential property in Cancún, Mexico, as of the first half of 2026.
We cover everything from visa requirements to closing costs, mortgage options, and the step-by-step buying process in Cancún.
We constantly update this blog post to reflect the latest rules, taxes, and market conditions in Cancún's real estate 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 in Cancún almost always need a bank trust (fideicomiso) because the entire city sits within Mexico's 50-kilometer coastal restricted zone, making direct land ownership legally impossible.
- You do not need Mexican residency or a special visa to buy property in Cancún in 2026, and many foreigners complete purchases while on a simple tourist visa.
- Closing costs in Cancún typically run between 6% and 9% of the purchase price, with the 2% state acquisition tax (ISABI) being the single largest fixed component.
- Annual property tax in Cancún is remarkably low by international standards, usually just 0.05% to 0.25% of the property's value per year.
- Mortgage rates for foreigners in Cancún in 2026 range from about 10% to 14% annually for peso loans, which is significantly higher than what Mexican residents typically pay.
- Short-term rental owners in Cancún must pay a Quintana Roo lodging tax of 5% to 6% on top of federal income taxes, following the December 2025 state law update.
- The biggest ownership mistake foreigners make in Cancún is buying property with unclear title status, often because they skipped proper notary verification and Public Registry checks.
- Hurricane and flood insurance is essential in Cancún, with annual premiums typically ranging from 0.2% to 0.6% of the property's insured value depending on proximity to the beach.
What can I legally buy and truly own as a foreigner in Cancún?
What property types can foreigners legally buy in Cancún right now?
In January 2026, foreigners can legally buy condos, apartments, houses, villas, and townhouses in Cancún, covering essentially all types of residential property available in the market.
However, because Cancún sits entirely within Mexico's constitutionally defined "restricted zone" (50 kilometers from the coast), most foreign buyers must purchase through a bank trust called a fideicomiso rather than holding direct title in their own name.
With a fideicomiso, a Mexican bank holds legal title as trustee, but you as the beneficiary have full rights to use, remodel, rent, sell, and pass on the property to heirs, so it functions like true ownership for all practical purposes.
This bank trust structure is not a loophole or workaround; it is the mainstream, legally established mechanism that tens of thousands of foreigners have used to buy beachfront condos and homes throughout Cancún and the Riviera Maya.
Finally, please note that our pack about the property market in Cancún is specifically tailored to foreigners.
Can I own land in my own name in Cancún right now?
No, foreigners generally cannot own land directly in their own name in Cancún because the entire area falls within Mexico's constitutionally restricted zone that extends 50 kilometers inland from any coastline.
The standard legal alternative that foreigners use in Cancún is the fideicomiso, a bank trust where a Mexican bank holds legal title while you hold all beneficial ownership rights, including the ability to sell, rent, renovate, and bequeath the property.
This restriction applies not just to vacant land but also to condos and apartments, because even a condo unit includes an underlying land interest, which means you will almost certainly need a fideicomiso for any residential purchase in Cancún.
As of 2026, what other key foreign-ownership rules or limits should I know in Cancún?
As of early 2026, the main additional rule to understand is that the fideicomiso setup involves time, paperwork, and bank fees that you must factor into your closing costs and timeline when buying property in Cancún.
There is no foreign-ownership quota for apartments or condos in Cancún, meaning buildings can be entirely owned by foreigners without any percentage cap like you might see in some other countries.
One important registration requirement is that the SRE (Ministry of Foreign Affairs) must issue a permit before your fideicomiso can be established, though your bank typically handles this step as part of the trust setup process.
As of early 2026, there are no major new regulatory changes targeting foreign buyers in Cancún, although Quintana Roo did update its lodging tax law in December 2025, which matters if you plan to do short-term rentals.
What's the biggest ownership mistake foreigners make in Cancún right now?
The single biggest ownership mistake foreigners make in Cancún is buying property with unclear title status, often because they trusted a "too good to be true" deal and skipped proper notary verification and Public Registry checks.
If you make this mistake in Cancún, you could end up in costly legal disputes, be unable to sell or refinance the property, or in the worst case, lose your entire investment to a prior claimant.
Other classic pitfalls in Cancún include not checking HOA rules before buying a condo (which can block rentals or renovations), handing over deposits without proper escrow, and ignoring unpaid property taxes or utility debts that can transfer with the property.
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.
Which visa or residency status changes what I can do in Cancún?
Do I need a specific visa to buy property in Cancún right now?
No, in January 2026 you do not need Mexican residency or any special visa to buy residential property in Cancún, and many foreigners successfully complete purchases while on a simple tourist visa.
The most common administrative hurdle for buyers without local residency in Cancún is simply not being physically present for every step, but this is easily solved by granting a properly drafted power of attorney to a local representative.
You can often close on a Cancún property without having a Mexican tax ID (RFC) already issued, but you will almost certainly need an RFC if you plan to rent out the property, open local bank accounts, or conduct any economic activity in Mexico.
A typical document set for a foreign buyer in Cancún includes a valid passport, proof of address in your home country, the fideicomiso application documents, and (if applicable) a notarized power of attorney if you cannot attend the signing in person.
Does buying property help me get residency and citizenship in Cancún in 2026?
As of early 2026, buying property in Cancún does not automatically grant you Mexican residency or citizenship, but it can help you demonstrate financial ties and solvency when applying through other pathways.
Mexico does not have a formal "golden visa" or investor visa program tied specifically to real estate purchases like some European countries offer.
The most common pathway to Mexican residency is through economic solvency, which requires proving a minimum monthly income (around 300 times the UMA, roughly $2,700 USD in 2025) or savings equivalent to about 5,000 UMAs (roughly $45,000 USD), with thresholds that vary slightly by consulate.
We give you all the details you need about the different pathways to get residency and citizenship in Cancún here.
Can I legally rent out property on my visa in Cancún right now?
Your visa status does not directly restrict your ability to rent out property you own in Cancún, so even tourist visa holders who own property through a fideicomiso can earn rental income from that property.
You do not need to live in Mexico to rent out your Cancún property, but you must treat it as a tax compliance activity, which means registering for a Mexican RFC (tax ID) and properly reporting your rental income.
Other important details for foreigners renting out property in Cancún include that rental income from Mexican real estate is considered Mexico-source income even if you live abroad, and for short-term rentals, Quintana Roo charges a lodging tax of 5% to 6% that you or your platform must collect and remit.
We cover everything there is to know about buying and renting out in Cancún here.
Get fresh and reliable information about the market in Cancún
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Cancún?
What are the exact steps to buy property in Cancún right now?
The standard sequence to buy property in Cancún is: find and verify the property, negotiate and sign a preliminary agreement with deposit (ideally escrowed), conduct due diligence on title and liens, start the fideicomiso process with a bank, have the notary prepare the deed, sign and pay taxes, then register at the Quintana Roo Public Registry.
You do not have to be physically present for every step of the purchase process in Cancún, since a properly drafted power of attorney (POA) allows a local representative to sign documents on your behalf at the notary.
The single step that typically makes the deal legally binding in Cancún is the signing of the public deed (escritura publica) before a notary, which formalizes the transfer and triggers tax and fee payment obligations.
The typical end-to-end timeline in Cancún from accepted offer to final registration at the Public Registry ranges from about 30 to 90 days, with the fideicomiso setup and SRE permit often being the steps that extend the timeline for foreign buyers.
We have a document entirely dedicated to the whole buying process our pack about properties in Cancún.
Is it mandatory to get a lawyer or a notary to buy a property in Cancún right now?
A notary is effectively mandatory in Cancún because the notary is the public official who formalizes the deed (escritura), calculates and collects taxes, and submits the transaction for registration at the Public Registry.
The key difference is that a notary in Mexico is a government-appointed public official who certifies and formalizes the transaction, while a lawyer is a private advisor who reviews contracts, conducts due diligence, and protects your interests before you sign anything.
One important item to include in your lawyer's scope for a Cancún property purchase is a full title search and lien verification at the RPPC, plus a review of HOA documents if you are buying a condo, since notaries primarily handle formalization rather than investigative due diligence.
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 checks should I run so I don't buy a problem property in Cancún?
How do I verify title and ownership history in Cancún right now?
The official registry you should use to verify title and ownership history in Cancún is the Quintana Roo Public Registry of Property (RPPC), which maintains records of all registered owners, transfers, and encumbrances for real estate in the state.
The single key document you should request to confirm ownership in Cancún is a "certificado de libertad de gravamen" (certificate of no liens), which shows the current registered owner and any mortgages, embargoes, or claims recorded against the property.
A realistic look-back period for ownership history checks that buyers commonly use in Cancún is at least 10 years, though many lawyers recommend going back 20 years or more to catch any unresolved inheritance or boundary disputes.
One clear red flag in the ownership history that should stop or pause a purchase in Cancún is any gap, inconsistency, or pending legal action in the chain of title, such as a property inherited but never formally transferred, or multiple claims on the same parcel.
You will find here the list of classic mistakes people make when buying a property in Cancún.
How do I confirm there are no liens in Cancún right now?
The standard way to confirm there are no liens on a property in Cancún is to request a "certificado de libertad de gravamen" from the Quintana Roo Public Registry (RPPC), which lists any recorded mortgages, embargoes, or legal claims against the property.
One common type of lien or encumbrance to specifically ask about in Cancún is unpaid property taxes (predial) and HOA fees for condos, since these debts can transfer with the property and create problems for the new owner.
The single best form of written proof that shows lien status in Cancún is the official certificado de libertad de gravamen from the RPPC, which your notary will typically obtain as part of the closing process but which you should also request independently during your due diligence phase.
How do I check zoning and permitted use in Cancún right now?
To check zoning and permitted use for a property in Cancún, you should consult the municipal urban development office (Desarrollo Urbano) in Benito Juarez municipality, which administers land use classifications for the Cancún area.
The single document that typically confirms zoning classification in Cancún is a "constancia de uso de suelo" (land use certificate) or a reference to the municipal urban development plan, which your lawyer or notary can help you obtain from the local authorities.
One common zoning pitfall foreign buyers frequently miss in Cancún is assuming they can legally run short-term rentals without checking both municipal zoning rules and the condo regime's HOA bylaws, since many buildings explicitly prohibit or restrict vacation rentals even when local zoning technically allows residential use.
Buying real estate in Cancún can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Cancún, and on what terms?
Do banks lend to foreigners for homes in Cancún in 2026?
As of early 2026, yes, some Mexican banks and international lenders do provide mortgages to foreigners buying property in Cancún, but the process is more difficult and the terms are less favorable than for Mexican residents.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Cancún is between 50% and 70%, meaning you should expect to make a down payment of at least 30% to 50% of the purchase price.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Cancún is proof of income, which can be challenging if you do not have Mexican-source income, local employment, or an existing banking relationship in Mexico.
You can also read our latest update about mortgage and interest rates in Mexico.
Which banks are most foreigner-friendly in Cancún in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Cancún include BBVA Mexico, Intercam, and Santander Mexico, all of which have established fiduciary departments and experience working with non-Mexican buyers.
The single most important feature that makes these banks more foreigner-friendly in Cancún is that they actively offer restricted-zone fideicomiso services and have staff experienced in processing the SRE permits and documentation that foreign buyers require.
These banks can sometimes lend to non-residents (buyers without Mexican residency), but approval is more likely if you have Mexican residency, local income, or significant assets held with the bank, since cross-border underwriting adds complexity and risk.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Cancún.
What mortgage rates are foreigners offered in Cancún in 2026?
As of early 2026, foreigners can expect mortgage interest rates in Cancún to range from roughly 10% to 14% annually for peso-denominated loans, with rates clustering toward the higher end for buyers without Mexican income or residency.
Fixed-rate mortgages in Mexico typically carry rates 1 to 2 percentage points higher than the best variable-rate offers, but many foreign buyers prefer fixed rates for payment predictability, especially when managing a property from abroad.
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.
What will taxes, fees, and ongoing costs look like in Cancún?
What are the total closing costs as a percent in Cancún in 2026?
The typical total closing cost for a foreign buyer purchasing property in Cancún in 2026 is around 6% to 9% of the purchase price, covering all taxes, fees, and trust setup costs combined.
The realistic low-to-high range in Cancún is about 6% for straightforward transactions on higher-value properties (where some fixed fees are proportionally smaller) up to 9% or more for lower-priced properties or deals with complex title situations.
The specific fee categories that make up total closing costs in Cancún include the state acquisition tax (ISABI), notary fees, registry fees, appraisal costs, various certificates, and fideicomiso setup fees (bank charges plus SRE permit costs).
The single biggest contributor to closing costs in Cancún is usually the 2% acquisition tax (ISABI), which is a fixed legal requirement set by Quintana Roo state law and applies to all property transfers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cancún.
What annual property tax should I budget in Cancún in 2026?
As of early 2026, annual property tax (predial) in Cancún typically ranges from about 2,000 to 15,000 Mexican pesos per year (roughly 100 to 750 USD or 95 to 700 EUR) for a standard residential property, which works out to roughly 0.05% to 0.25% of the property's market value.
Annual property tax in Cancún is assessed based on the cadastral (assessed) value of the property as determined by municipal tables, and this assessed value is often significantly lower than the actual market value, which keeps the tax bill relatively low by international standards.
How is rental income taxed for foreigners in Cancún in 2026?
As of early 2026, foreign owners earning rental income from property in Cancún should expect effective tax rates in the range of 25% to 35% for non-residents under Mexico's withholding regime, though deductions and tax treaties may reduce this in some cases.
The basic filing requirement is that rental income from Mexican real estate is considered Mexico-source income, so foreign owners must either register for a Mexican tax ID (RFC) and file returns, or have a tenant or property manager withhold and remit taxes on their behalf.
What insurance is common and how much in Cancún in 2026?
As of early 2026, annual home insurance premiums in Cancún typically range from about 5,000 to 25,000 Mexican pesos per year (roughly 250 to 1,250 USD or 230 to 1,150 EUR) for a standard residential property, equivalent to about 0.2% to 0.6% of the property's insured value.
The single most common type of property insurance coverage that owners carry in Cancún is a comprehensive policy covering windstorm and hurricane damage, flood protection, and liability, since these are the primary risks in the region.
The one biggest factor that makes insurance premiums higher or lower in Cancún is the property's location relative to the shoreline, with beachfront condos in the Hotel Zone paying significantly more than inland houses due to higher hurricane and flood exposure.
Get the full checklist for your due diligence in Cancún
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Mexican Constitution (Government of Mexico) | It's the official top legal source defining restricted zones in Mexico. | We used it to anchor the 50 km coastal restriction that applies to Cancún. We treated all other rules as implementation details beneath this constitutional framework. |
| SRE (Ministry of Foreign Affairs) | SRE is the federal authority that controls foreign ownership permits. | We used it to describe the fideicomiso permit flow and official requirements. We cross-checked the process steps against notary practice and bank documentation. |
| Quintana Roo ISABI Law (State Congress) | It's the official law text setting the state acquisition tax rate. | We used it to get the exact 2% acquisition tax rate for Cancún. We used this rate as the hard floor in our closing cost estimates. |
| Quintana Roo Lodging Tax Law (Dec 2025) | It's the primary legal source for state lodging tax rules. | We used it to quantify the 5% to 6% lodging tax for short-term rentals. We also used it to explain platform withholding requirements. |
| Quintana Roo Public Registry (RPPC) | It's the official state authority for recording property ownership. | We used it to ground our title verification guidance. We referenced it as the ultimate source of ownership truth in Quintana Roo. |
| RPPC Citizen Portal | It's the official online access point for registry services. | We used it to explain how buyers can access registry services digitally. We used it as the practical entry point for title and lien verification. |
| SAT (Mexico Tax Authority) | SAT is Mexico's federal tax authority with official foreigner guidance. | We used it to explain when and why foreign buyers need an RFC. We used it to support the economic activity trigger for tax registration. |
| Mexico Income Tax Law (Article 158) | It's the statutory text defining Mexico-source rental income rules. | We used it to anchor that rental income from Mexican property is Mexico-source. We translated that into practical guidance for foreign owners. |
| INEGI (National Statistics Institute) | INEGI publishes the official UMA framework used for indexed thresholds. | We used it to explain why thresholds and fees change over time. We used it to provide January 2026 estimates with appropriate ranges. |
| Mexican Consulate Houston (Solvency Sheet) | Consulates apply visa rules in practice and publish current checklists. | We used it to show how residency-by-solvency is evaluated in real life. We treated it as the closest-to-2026 operational guidance available. |
| BBVA Mexico (Fideicomiso Explainer) | BBVA is a major Mexican bank with formal fiduciary documentation. | We used it to explain what a restricted-zone fideicomiso is and does. We cross-checked the trustee and beneficiary role descriptions. |
| BBVA Mexico (Fideicomiso Product Page) | It's a primary source from a major bank actively offering trust services. | We used it to confirm the product exists as a standard residential instrument. We validated practical assumptions about trust setup. |
| Intercam (Restricted Zone Fiduciary) | Intercam is a regulated bank offering fiduciary services to foreigners. | We used it to confirm banks handle SRE permitting as part of the trust workflow. We corroborated that bank trusts are mainstream in Cancún. |
| Mexican National Notary Association | It's issued by the national notary body and reflects standard practice. | We used it to outline what the notary does and why registration matters. We simplified the buying process into an understandable checklist. |
| CONDUSEF (Mortgage Comparison Data) | CONDUSEF is Mexico's financial consumer protection authority. | We used it to anchor realistic mortgage rate ranges in Mexico. We then adjusted expectations for foreigner-specific pricing factors. |
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.