Is right now a good time to buy a property in Cancún? (2026)

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

Is it smart to buy now in Cancún, or should I wait as of 2026?

Do real estate prices look too high in Cancún as of 2026?

As of early 2026, Cancún property prices appear elevated but not irrationally so, sitting near historic highs according to the Quintana Roo price index, though this reflects genuine demand from tourism, migration, and investor interest rather than speculative excess.

One clear on-the-ground signal that prices may be stretched in Cancún is that mortgage borrowing costs remain in double digits, with CAT rates often above 10%, which has slowed transaction volumes and forced many sellers to negotiate on price.

Another supporting indicator is that listings in the condo segment, particularly investor-focused units near the Zona Hotelera, are taking longer to sell than they did in 2023, suggesting buyers have more leverage than they did during the post-pandemic surge.

You can also read our latest update regarding the housing prices in Cancún.

Does a property price drop look likely in Cancún as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Cancún over the next 12 months is low, mainly because tourism demand remains strong and no major economic shock is currently on the horizon.

The plausible downside-to-upside price change range for Cancún properties over the next year is roughly minus 5% to plus 10%, with most scenarios pointing toward flat to modest gains rather than sharp moves in either direction.

The single most important macro factor that would increase the odds of a price drop in Cancún is a significant rise in mortgage rates or a credit crunch that would push marginal buyers out of the market and force overleveraged sellers to cut prices.

This scenario appears unlikely in the near term, as Banxico has been cutting rates and is expected to continue easing toward 6.5% by end of 2026, which should keep financing conditions stable rather than tightening.

Finally, please note that we cover the price trends for next year in our pack about the property market in Cancún.

Could property prices jump again in Cancún as of 2026?

As of early 2026, the likelihood of a renewed price surge in Cancún within the next 12 months is medium, meaning it is possible but not the base case since the market is already at elevated levels and financing costs remain meaningful.

The plausible upside price change for Cancún properties over the next 12 months is 8% to 12%, which would be a continuation of recent trends if mortgage costs fall further and tourism continues to strengthen.

The single biggest demand-side trigger that could drive prices to jump again in Cancún is a combination of further Banxico rate cuts and a weaker peso, which would make properties more affordable for domestic buyers while appearing cheaper in dollar terms for foreign investors.

Please also note that we regularly publish and update real estate price forecasts for Cancún here.

Are we in a buyer or a seller market in Cancún as of 2026?

As of early 2026, Cancún's real estate market leans toward buyers, particularly in the condo segment, because high financing costs have reduced the pool of qualified purchasers and given those who remain more negotiating power.

The estimated months-of-supply in Cancún, while not tracked as precisely as in U.S. markets, appears to be in the 4 to 6 month range based on listing activity, which typically indicates a balanced-to-buyer-friendly market where sellers must compete for attention.

The share of listings with price reductions in Cancún has increased in recent months, especially for investor-focused condos priced above 4 million pesos, which suggests sellers are adjusting expectations and that buyers can reasonably expect to negotiate 5% to 10% off asking prices.

Are homes overpriced, or fairly priced in Cancún as of 2026?

Are homes overpriced versus rents or versus incomes in Cancún as of 2026?

As of early 2026, Cancún homes look moderately overpriced relative to local incomes but roughly fair relative to rents, meaning they make more sense as rental investments than as purchases for people earning typical Mexican wages.

The estimated price-to-rent ratio in Cancún is around 14 to 15 years of rent to equal the purchase price, which is reasonable for a tourist-driven market where a balanced benchmark would be 12 to 18 years depending on risk tolerance and financing costs.

The price-to-income multiple in Cancún is significantly elevated for local households, often exceeding 10 times median annual income, which is well above the 3 to 5 times considered affordable in conventional benchmarks and explains why most buyers are either investors or higher-income relocators.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cancún.

Are home prices above the long-term average in Cancún as of 2026?

As of early 2026, Cancún property prices are clearly above their long-term average, with the Quintana Roo index describing current levels as near or at historic highs relative to the series history.

The recent 12-month price change in Cancún has been approximately 12% to 14%, which is well above the pre-pandemic long-run pace of 5% to 7% annually and reflects the sustained demand surge from tourism recovery and investor interest.

In inflation-adjusted terms, Cancún prices have likely exceeded their prior cycle peak from before the 2020 slowdown, though not by a dramatic margin, suggesting the market is mature rather than in the early stages of a bubble.

What local changes could move prices in Cancún as of 2026?

Are big infrastructure projects coming to Cancún as of 2026?

As of early 2026, the biggest infrastructure impact on Cancún property prices comes from the Maya Train, which reached the Cancún corridor in late 2023 to early 2024 and is expected to boost connectivity and attract development along the route by 5% to 15% in affected areas.

The Maya Train is already operational to Cancún, meaning the construction phase risk has passed and the remaining timeline involves optimizing service and passenger adoption, with the full economic benefits expected to materialize over the next two to three years as ridership grows.

For the latest updates on the local projects, you can read our property market analysis about Cancún here.

Are zoning or building rules changing in Cancún as of 2026?

The most important zoning discussion in Cancún relates to density allowances in growth corridors identified in the Benito Juárez Municipal Development Program 2018 to 2030, which determines where new condo towers can be built and where development is constrained.

As of early 2026, the net effect of likely zoning changes on Cancún prices is modest, as the existing framework already permits significant development in target areas, meaning buyers in established low-density neighborhoods benefit from protection while condo buyers in growth zones face more future competition.

The areas most affected by these zoning dynamics in Cancún are the corridors along Avenida Huayacán and the planned expansion zones north of the traditional city center, where higher density permits could add supply and moderate price growth over time.

Are foreign-buyer or mortgage rules changing in Cancún as of 2026?

As of early 2026, foreign-buyer rules in Cancún remain stable with no major changes on the horizon, though the existing fideicomiso bank trust requirement for coastal properties continues to apply and adds modest transaction complexity for international buyers.

There are no significant new foreign-buyer restrictions being discussed for Cancún specifically, as Mexico generally welcomes international real estate investment and the fideicomiso structure has been in place for decades without major reform proposals.

On the mortgage side, the most relevant change is that Banxico has cut rates to 7% as of December 2025, though retail mortgage rates remain elevated at 10% to 12% for most borrowers, and any further central bank easing would gradually filter through to lower borrowing costs over the coming quarters.

You can also read our latest update about mortgage and interest rates in Mexico.

Will it be easy to find tenants in Cancún as of 2026?

Is the renter pool growing faster than new supply in Cancún as of 2026?

As of early 2026, renter demand in Cancún is growing roughly in balance with new supply, meaning landlords can expect stable occupancy but should not count on dramatic rent increases without offering competitive units in good locations.

The clearest signal of renter demand growth in Cancún is the continued population expansion in Quintana Roo, with the state adding over 20,000 new residents annually according to census trend data, many of whom work in the tourism and service sectors and need rental housing.

On the supply side, federal announcements indicate approximately 22,000 new housing units are planned or under construction in Quintana Roo for 2025 to 2026, which represents a significant increase from the typical 1,500 to 2,200 annual completions and will add meaningful rental inventory to the market.

Are days-on-market for rentals falling in Cancún as of 2026?

As of early 2026, the estimated time-to-let for well-priced rentals in Cancún is typically two to four weeks in prime areas, which is relatively stable compared to last year rather than dramatically falling.

The difference in marketing time between the best areas and weaker locations in Cancún is substantial, with units in Zona Hotelera, Puerto Juárez, or popular Supermanzanas often leasing within days while properties in less accessible areas can sit for one to three months.

One common reason days-on-market falls in Cancún is the seasonal tourism cycle, as demand spikes from December through April when visitors and seasonal workers flood the market looking for short and medium-term accommodations.

Are vacancies dropping in the best areas of Cancún as of 2026?

As of early 2026, vacancy rates in the best-performing rental areas of Cancún, including Zona Hotelera, Puerto Juárez, and Supermanzana 11, remain low and stable rather than dramatically dropping, reflecting consistent demand from multiple tenant pools.

The estimated vacancy rate in these prime Cancún neighborhoods is roughly 5% to 8%, compared to 10% to 15% in weaker peripheral areas, because the best locations attract tourism workers, relocating professionals, and short-term rental guests simultaneously.

One practical sign that the best areas are tightening first in Cancún is that landlords in Puerto Juárez and near the Zona Hotelera are increasingly able to raise rents by 3% to 5% at lease renewal without losing tenants, while landlords in less desirable areas must hold rents flat or offer incentives.

By the way, we've written a blog article detailing what are the current rent levels in Cancún.

Am I buying into a tightening market in Cancún as of 2026?

Is for-sale inventory shrinking in Cancún as of 2026?

As of early 2026, for-sale inventory in Cancún does not appear to be shrinking dramatically, and in fact may be slightly elevated in the condo segment as investor units that were purchased during the post-pandemic boom come back to market.

The estimated months-of-supply in Cancún is hard to pin down precisely due to limited MLS-style data, but our best estimate is 4 to 6 months, which indicates a balanced market rather than the tight conditions (under 3 months) that would strongly favor sellers.

Are homes selling faster in Cancún as of 2026?

As of early 2026, homes in Cancún are not selling dramatically faster than last year, with the median time-to-sell estimated at 45 to 90 days for correctly priced properties, which represents stable rather than accelerating conditions.

Year-over-year, the median days-on-market in Cancún has likely increased slightly for investor-focused condos while remaining stable for family homes in desirable neighborhoods, reflecting the split nature of the market where end-users are more active than speculators.

Are new listings slowing down in Cancún as of 2026?

As of early 2026, we are not confident that new listings in Cancún are significantly slowing compared to last year, as the market continues to see steady inventory from both developers completing projects and existing owners seeking to exit.

The seasonal pattern for new listings in Cancún typically shows a pickup in late fall and early winter as sellers try to catch North American buyers during the high tourism season, and current listing activity appears to follow this normal pattern rather than being unusually low.

Is new construction failing to keep up in Cancún as of 2026?

As of early 2026, new construction in Cancún is not failing to keep up with demand, as the announced pipeline of approximately 22,000 units across Quintana Roo for 2025 to 2026 represents a massive increase from historical norms and should add meaningful supply.

The recent trend in permits and construction starts in Cancún has been strong, with both public sector programs through INFONAVIT and private developers responding to the price increases of recent years by accelerating their building activity.

Will it be easy to sell later in Cancún as of 2026?

Is resale liquidity strong enough in Cancún as of 2026?

As of early 2026, resale liquidity in Cancún is reasonably strong compared to many Mexican cities because the market attracts multiple buyer pools including local households, domestic migrants, second-home buyers, and some international purchasers.

The estimated median days-on-market for resale homes in Cancún is 45 to 90 days for well-priced properties, which falls within a healthy liquidity range where sellers can expect to transact within a reasonable timeframe if they price competitively.

The property characteristic that most improves resale liquidity in Cancún is location in an established area with good rental demand, such as a two-bedroom condo near the Zona Hotelera or in Puerto Juárez, because these units appeal to both end-users and investors seeking rental income.

Is selling time getting longer in Cancún as of 2026?

As of early 2026, selling time in Cancún has increased modestly compared to the peak activity of 2023 to early 2024, primarily because high mortgage costs have reduced the number of qualified buyers and shifted some power back to purchasers.

The current median days-on-market in Cancún ranges from 45 days for the most desirable properties to 120 days or more for overpriced or poorly located units, reflecting a market where pricing accuracy determines how quickly you sell.

One clear reason selling time can lengthen in Cancún is affordability pressure from elevated mortgage rates, as buyers who need financing must qualify at 10% to 12% interest rates, which reduces their purchasing power and makes them more selective.

Is it realistic to exit with profit in Cancún as of 2026?

As of early 2026, the likelihood of selling a Cancún property with a profit is medium to high for buyers who hold for five or more years and purchase at reasonable prices, but low for those seeking quick flips given current market conditions.

The minimum holding period in Cancún that most often makes exiting with profit realistic is five years, which allows time for price appreciation to overcome transaction costs and gives owners the flexibility to ride out any short-term market softness.

The total round-trip transaction cost in Cancún, including acquisition taxes, notary fees, agent commissions, and closing costs on both buy and sell sides, is typically 10% to 15% of the property value, which equals roughly 600,000 to 900,000 Mexican pesos, 33,000 to 50,000 USD, or 31,000 to 47,000 EUR on a 6 million peso property.

The factor that most increases profit odds in Cancún is buying below market value through negotiation, distressed sales, or pre-construction pricing, because starting with built-in equity compensates for transaction costs and gives you a margin of safety if prices soften.

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.