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Yes, the analysis of Cancún's property market is included in our pack
Cancún's property market is experiencing significant growth with strong demand from foreign investors and robust infrastructure development.
As of September 2025, property prices in Cancún have surged 13.4% in the past year alone, driven by major infrastructure projects like the Maya Train and increased tourism demand. The market shows strong fundamentals with tight inventory levels, improving rental yields, and positive long-term growth prospects through 2030.
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Cancún's property market is currently favorable for buyers, with strong growth fundamentals, improving infrastructure, and robust tourism supporting both capital appreciation and rental yields.
Foreign buyers can access financing with competitive rates, while major development projects are driving significant price increases across prime locations.
| Market Indicator | Current Status | Outlook |
|---|---|---|
| Average Price per m² | MXN 62,138 ($3,590) apartments, MXN 28,878 ($1,670) houses | 8-12% annual growth projected |
| Price Growth (2024-2025) | 13.4% increase | Continued strong growth |
| Rental Yield | 5.7% average, higher in tourist zones | Stable to improving |
| Tourism Performance | 9.72 million arrivals (2024) | Steady growth expected |
| Mortgage Rates | 9-12% for foreign buyers | Potential for reduction |
| Infrastructure Investment | Maya Train operational, new bridges | Continued major projects |
| Market Sentiment | Positive among agents/investors | Optimistic for 2025-2030 |
What's the current average property price per square meter in Cancún?
As of September 2025, the median price for apartments in Cancún is approximately MXN 62,138 per square meter, which equals roughly $3,590 USD per square meter.
Houses show a lower price point at MXN 28,878 per square meter (approximately $1,670 USD per square meter). This significant difference reflects the premium placed on apartment living, particularly in high-rise developments near the beach and tourist zones.
Beachfront condos and luxury developments command significantly higher prices, with prime properties approaching MXN 79,727 per square meter (approximately $4,600 USD per square meter) for top-tier listings. These premium properties are concentrated in the Hotel Zone and Costa Mujeres area.
Overall averages cluster around MXN 62,000–64,000 per square meter for apartments and modern condos, while houses typically range between MXN 30,000–35,000 per square meter depending on location and amenities.
It's something we develop in our Mexico property pack.
How have property prices in Cancún changed over the past 5 years?
Property prices in Cancún have experienced dramatic growth over the past five years, with the most significant increases occurring in recent years.
From 2020 to 2025, the market saw substantial appreciation, with property prices surging 13.4% during the 2023-2024 period alone. An additional 14% increase is projected for the 2024-2025 period, primarily driven by foreign investment and major infrastructure projects like the Maya Train.
The average property price has now reached approximately $400,000 USD, representing a significant increase from roughly $146,000–$152,000 for condos five years ago. Luxury waterfront areas experienced even more dramatic gains, with some properties seeing capital appreciation of over 30% during recent 18-month periods.
Market forecasts suggest continued annual price increases in the 8–12% range through 2030 for prime areas. This growth trajectory positions Cancún as one of Mexico's strongest performing real estate markets, particularly in beachfront and tourism-adjacent locations.
What's the current rental demand and average rental yield in the area?
Cancún's rental market demonstrates robust performance with strong demand from both short-term vacation renters and long-term residents.
The short-term rental market shows particularly strong metrics, with over 7,300 active Airbnb listings maintaining an average occupancy rate of 59%. Monthly revenues average approximately MXN 18,481 ($1,077 USD), translating to annual Airbnb revenue per unit of MXN 221,000 ($12,000 USD).
Gross residential rental yields for Mexico average 5.7% as of mid-2025, with Cancún beachfront and tourist-zone properties often outperforming this rate. Properties in prime tourist areas can achieve higher yields, especially during peak seasons from December through April.
The rental market benefits from Cancún's position as Mexico's most-visited destination, with 9.72 million international arrivals in 2024. This consistent tourism flow provides stable demand for both vacation rentals and furnished long-term accommodations for tourism industry workers.
Are there any major upcoming developments or infrastructure projects in Cancún that could affect property values?
Several major infrastructure projects are currently underway or recently completed, creating significant positive impact on property values across Cancún.
| Project | Status | Impact on Property Values |
|---|---|---|
| Nichupté Vehicular Bridge | Opened August 2025 | Reduces commute by 45 minutes, increases accessibility |
| Cancun International Airport Expansion | Ongoing | Boosting connectivity and tourism growth |
| Tourist Corridor Road (López Portillo to Costa Mujeres) | Started April 2025 | Multi-billion peso investment improving access |
| Maya Train Project | Operational since late 2024 | Catalyzing price surges near stations |
| Hotel Zone Maintenance Program | Ongoing 2025 | Maintaining premium tourism infrastructure |
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What's the current level of property inventory and how quickly are homes selling?
Property inventory levels in Cancún remain relatively tight for prime properties, indicating strong market demand and limited supply in desirable locations.
Absorption rates remain strong throughout the Riviera Maya region, with average time on market varying between 60 and 120 days for quality listings. Luxury properties and beachfront locations often move faster, particularly during high-demand seasons from December through April.
Inventory has recovered from pandemic lows and reached higher levels in mid-2025 compared to some previous years. However, luxury and beachfront inventory stays limited due to restricted development zones and high construction costs.
The tight inventory situation particularly affects premium properties near the beach, Hotel Zone, and newly developed areas around infrastructure projects. This supply constraint supports continued price appreciation and creates competitive conditions for buyers seeking prime locations.
How is the local economy performing, including tourism trends?
Cancún's local economy demonstrates strong performance, heavily anchored by tourism which represents a significant portion of economic activity.
Tourism metrics show robust performance with 9.72 million international arrivals in 2024, maintaining Cancún's position as Mexico's most-visited destination. While there was a slight dip in early 2025, the overall trend remains positive with steady visitor numbers.
The tourism sector accounts for 8.4% of local GDP and continues creating millions of direct and indirect jobs. This economic foundation provides stability for the real estate market by maintaining employment levels and supporting local purchasing power.
Emerging tourism segments include sustainable medical tourism, adventure tourism, and luxury tourism experiences. These diversified tourism offerings help temper effects from broader economic slowdowns and trade uncertainty, providing more resilient economic fundamentals.
It's something we develop in our Mexico property pack.
What are the mortgage interest rates right now and how easy is it to get financing as a foreign buyer?
As of September 2025, average fixed mortgage rates for foreign buyers range between 9-12%, reflecting current Mexican monetary policy and market conditions.
Banco de México's benchmark rate stands at 7.75% following recent cuts, with further easing likely as inflation pressures moderate. This monetary policy direction suggests potential for lower rates in the coming months.
Foreign buyers can access financing relatively easily with proper documentation. Requirements include good credit history (local or international), proof of income, and appropriate immigration documents. US and Canadian buyers don't need Mexican credit history to qualify.
Properties in restricted zones (within 50km of coastline) require a trust structure called "fideicomiso," but this doesn't prevent foreign ownership - it's simply a legal mechanism that provides full property rights. The process is straightforward and well-established for international buyers.
Are there any changes in property laws or taxes that could impact buyers?
Recent tax law changes have introduced new considerations for foreign property buyers in Mexico, particularly regarding capital gains taxation.
Non-Mexican residents must now pay Mexican income tax (ISR) on proceeds from property sales in Mexico, with a minimum 25% tax rate on capital gains for foreigners. This represents a significant change from previous regulations and affects exit strategies for foreign investors.
General tax rule updates for 2025 include some administrative changes, but the core property taxation framework remains stable for buyers. Property acquisition taxes and annual property taxes continue under existing structures.
These changes don't prevent foreign investment but do require proper tax planning and professional guidance to optimize investment structures. Working with qualified tax professionals familiar with Mexican real estate law is essential for foreign buyers.
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 crime rate and general safety situation in the neighborhoods I'm interested in?
Cancún maintains a moderate safety environment with a 2025 crime index of 55 and safety index of 45, indicating manageable security conditions for residents and property owners.
Violent incidents have decreased sharply since 2018 due to increased patrols, security cameras, and enhanced security measures, particularly in tourist areas and upscale neighborhoods. The Hotel Zone and developed residential areas benefit from robust security infrastructure.
Most crime consists of petty theft, especially in crowded commercial zones and tourist areas. Tourists and foreign residents are rarely targeted by violent crime, though basic safety awareness remains advisable.
Neighborhood safety varies significantly, with gated communities, luxury developments, and areas near major hotels generally offering the highest security levels. Properties in these zones often include private security, controlled access, and surveillance systems as standard features.
What's the condition and reliability of local utilities and services like water, electricity, and internet?
Utilities and services in Cancún are generally reliable, though periodic outages can occur during peak demand periods or following severe weather events.
Water and internet infrastructure perform well in the city center and Hotel Zone, with most residential developments having adequate service levels. However, some rural and suburban areas may experience occasional service interruptions, particularly during the rainy season.
Electricity service faces occasional challenges during peak heat periods or post-storm recovery, but major outages are relatively rare. The city has invested significantly in improving grid reliability and backup systems.
Massive infrastructure investments are ongoing to improve capacity and reliability, driven by data center growth and rising demand from tourism and residential development. These improvements benefit property values by ensuring consistent service delivery.
Are there any environmental or climate-related risks, such as hurricanes or flooding, that could affect the property?
Cancún faces standard Caribbean environmental risks including hurricanes, tropical storms, flooding, and coastal erosion that property buyers should carefully consider.
Notable storms in 2025, including Hurricane Beryl and Tropical Storm Helene, caused some flooding and beach erosion, though damage was generally moderate due to improved infrastructure and building codes. The hurricane season runs from June through November annually.
Modern developments increasingly incorporate resilience measures such as reinforced construction, elevated foundations, storm-resistant windows, and backup power systems. City planning now includes mangrove and lagoon protections to reduce flood risks.
Climate change may intensify storm activity and sea-level rise over time, making location selection and building standards crucial considerations. Properties in flood-prone areas or directly on the beach face higher long-term risks than elevated inland locations.
It's something we develop in our Mexico property pack.
What's the general sentiment among local real estate agents and investors about the market's short-term and long-term outlook?
Market sentiment among local real estate agents and investors remains strongly positive, with optimism about both short-term performance and long-term growth prospects through 2030.
Agents consistently highlight sustained foreign demand, improved infrastructure, and market resilience across both investment and lifestyle property segments. The Maya Train and new transportation infrastructure have particularly boosted confidence in areas near these developments.
Growth outlook projections center on 8–12% annual appreciation rates, supported by strong rental market performance and continued infrastructure expansion. Investor confidence runs high, especially for properties positioned near new transportation links and arterial roads.
Long-term fundamentals supporting positive sentiment include Cancún's established tourism infrastructure, growing international recognition, planned development projects, and Mexico's stable economic relationship with North American markets. Most professionals view the current market cycle as sustainable rather than speculative.
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.
Based on current market conditions, September 2025 presents a favorable opportunity for property investment in Cancún, with strong fundamentals supporting both capital appreciation and rental income potential.
The combination of infrastructure improvements, robust tourism performance, accessible financing, and positive market sentiment creates an attractive environment for both investment and lifestyle purchases, though buyers should carefully consider location, environmental risks, and tax implications.
Sources
- Properstar - Cancun House Prices
- Global Property Guide - Mexico Price History
- The LatinVestor - Cancún Real Estate Market
- The LatinVestor - Cancún Price Forecasts
- Airbtics - Annual Airbnb Revenue Cancún
- AirROI - Cancún Market Data
- Global Property Guide - Mexico Rental Yields
- Mera Corporation - Nichupté Bridge Project
- Trading Economics - Mexico Interest Rates
- Numbeo - Cancún Crime Statistics