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 article covers current housing prices in Cancún as of the first half of 2026, with real data from official Mexican sources and major property portals.
We constantly update this blog post to reflect the latest market conditions in Cancún's real estate market.
You will find median prices, price per square meter, neighborhood breakdowns, and concrete examples of what you can buy at different budget levels.
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
- Cancún apartments actually cost more on average than houses in 2026, with condos averaging 3.9 million MXN versus 3.6 million MXN for houses, driven by tourism and rental demand.
- The price gap between Cancún's cheapest and most expensive neighborhoods is roughly 8x per square meter, ranging from around 6,000 MXN/m² in Hacienda Real del Caribe to over 45,000 MXN/m² in Puerto Cancún.
- Cancún property prices grew about 10% nominally in the past year, but only around 6% when adjusted for Mexico's inflation rate.
- Buyers in Cancún typically negotiate around 6% off the listing price, mainly due to appraisal constraints and financing friction during closing.
- New construction homes in Cancún carry roughly a 12% premium over comparable existing properties, largely because of bundled amenities and reduced maintenance risk.
- About 55% of Cancún's residential market consists of apartments and condos, reflecting the city's tourism-driven economy and investor appetite for rental properties.
- Quintana Roo, where Cancún is located, led Mexico in housing price growth in late 2025, with increases around 14% according to official SHF data.
- Over the past decade, Cancún housing prices have risen approximately 140% in nominal terms, but only about 45% after adjusting for inflation.
What is the average housing price in Cancún in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of luxury beachfront properties.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like Vivanuncios, Banxico, and SHF, which we manually verified for accuracy.
The estimated median housing price in Cancún in 2026 is around 3.0 million MXN, which converts to approximately $162,000 or €149,000. The average housing price in Cancún in 2026 is higher at around 3.8 million MXN, or roughly $204,000 (€187,000), because luxury listings pull the average upward.
About 80% of residential properties in Cancún in 2026 fall within the range of 1.5 million to 7.5 million MXN, which translates to roughly $81,000 to $404,000.
A realistic entry-level price range in Cancún in 2026 is around 1.2 to 1.8 million MXN ($65,000 to $97,000, or €59,000 to €89,000), which typically gets you an existing one or two-bedroom apartment of 50 to 70 square meters in a budget neighborhood like Hacienda Real del Caribe.
Luxury properties in Cancún in 2026 typically range from 12 to 25 million MXN ($647,000 to $1.35 million, or €594,000 to €1.24 million), which includes newer three-bedroom condos of 180 to 250 square meters in Zona Hotelera with ocean views, pools, and beach access.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cancún.
Are Cancún property listing prices close to the actual sale price in 2026?
In Cancún in 2026, closed sale prices are typically around 6% below the initial listing price.
This discount happens mainly because buyers negotiate for quick closings, repairs, or furnishing, and also because bank appraisals sometimes come in below the asking price, forcing sellers to adjust. The gap tends to be larger for older properties that need work or for sellers who are motivated to close quickly.
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What is the price per sq m or per sq ft for properties in Cancún in 2026?
As of early 2026, the average price per square meter in Cancún is around 22,500 MXN ($1,210 or €1,110 per m²), while the estimated median is slightly lower at about 21,000 MXN ($1,130 or €1,040 per m²). In terms of square feet, this translates to roughly 2,090 MXN per sq ft ($113 or €103) for the average and about 1,950 MXN per sq ft ($105 or €97) for the median.
Beachfront condos in Zona Hotelera and Puerto Cancún have the highest price per square meter in Cancún in 2026 because of scarce waterfront land and strong rental demand, while older apartments in outer neighborhoods like Hacienda Real del Caribe have the lowest due to longer commutes and fewer amenities.
In Cancún in 2026, the highest prices per square meter are found in Puerto Cancún (28,000 to 45,000 MXN/m²) and Zona Hotelera (22,000 to 30,000 MXN/m²). The lowest prices are in Hacienda Real del Caribe, where you can find properties at just 5,000 to 8,000 MXN per square meter.
How have property prices evolved in Cancún?
Compared to January 2025, Cancún housing prices have increased by about 10% in nominal terms, or roughly 6% after adjusting for inflation. This growth reflects continued strong demand from both domestic buyers moving to Quintana Roo and international investors attracted to Cancún's short-term rental market.
Looking back to January 2024, Cancún property prices have risen approximately 22% in nominal terms and around 12% in real terms. The sustained appreciation is driven by limited beachfront inventory, ongoing tourism recovery, and growing interest in resort-style developments.
By the way, we've written a blog article detailing the latest updates on property price variations in Cancún.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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 types of properties are available in Cancún and how do prices vary in 2026?
In Cancún in 2026, apartments and condos make up about 55% of the market, houses represent around 35%, townhouses account for roughly 5%, and luxury villas make up the remaining 5%, reflecting Cancún's tourism-driven economy where investors prefer condo-style properties with rental potential.
Average prices in Cancún as of the first half of 2026 vary significantly by property type. Apartments and condos average around 3.9 million MXN ($211,000 or €194,000), while houses average about 3.6 million MXN ($196,000 or €180,000). Townhouses typically cost around 3.2 million MXN ($172,000 or €158,000). Higher-end gated community houses average around 6.5 million MXN ($350,000 or €322,000), luxury beach or marina condos reach about 15 million MXN ($808,000 or €743,000), and trophy villas start at around 22 million MXN ($1.19 million or €1.09 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Cancún?
- How much should you pay for an apartment in Cancún?
- How much should you pay for a villa in Cancún?
- How much should you pay for a condo in Cancún?
How do property prices compare between existing and new homes in Cancún in 2026?
In Cancún in 2026, new construction homes typically cost about 12% more than comparable existing properties in the same area and of similar size.
This premium exists because new builds in Cancún usually include bundled amenities like pools, gyms, security, and parking, while existing homes carry more uncertainty around maintenance needs and potential renovation costs.
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How do property prices vary by neighborhood in Cancún in 2026?
Zona Hotelera is Cancún's most sought-after neighborhood for expats looking for beach access and vacation lifestyle. You will find mostly one to three-bedroom condos here, with prices ranging from 3.4 to 6 million MXN ($183,000 to $323,000 or €168,000 to €297,000) as of the first half of 2026. The premium reflects scarce beachfront land and strong short-term rental demand.
Lagos del Sol is a gated community popular with families seeking larger homes and security. Properties here are typically three to five-bedroom houses priced between 8 and 12.5 million MXN ($431,000 to $673,000 or €396,000 to €619,000). The higher prices come from generous lot sizes and the family-friendly environment.
The Avenida Huayacán corridor has become popular with remote workers and investors due to newer condo developments at more accessible prices. Two to three-bedroom apartments with amenities typically range from 3.8 to 7.5 million MXN ($205,000 to $404,000 or €188,000 to €371,000), offering good value compared to beachfront areas.
You will find a much more detailed analysis by areas in our property pack about Cancún. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (MXN / $) | Per m² (MXN / $) | Per sq ft (MXN / $) |
|---|---|---|---|---|
| Zona Hotelera | Luxury / Beach | 3.4M - 6M / $183k - $323k | 22,000 - 30,000 / $1,185 - $1,617 | 2,044 - 2,788 / $110 - $150 |
| Puerto Cancún | Marina / Premium | 8M - 20M / $431k - $1.08M | 28,000 - 45,000 / $1,509 - $2,424 | 2,602 - 4,182 / $140 - $225 |
| Lagos del Sol | Family / Gated | 8M - 12.5M / $431k - $673k | 18,000 - 27,000 / $970 - $1,455 | 1,673 - 2,509 / $90 - $135 |
| Residencial Aqua | Family / Newer | 3.8M - 7.5M / $205k - $404k | 18,000 - 28,000 / $970 - $1,509 | 1,673 - 2,602 / $90 - $140 |
| Residencial Campestre | Spacious / Quieter | 5.5M - 9M / $296k - $485k | 13,000 - 19,000 / $700 - $1,024 | 1,208 - 1,765 / $65 - $95 |
| Jardines del Sur | Newer / Mid-range | 2.2M - 4.2M / $119k - $226k | 14,000 - 21,000 / $754 - $1,131 | 1,301 - 1,951 / $70 - $105 |
| Centro (Downtown) | Commute / Services | 2M - 4.5M / $108k - $242k | 16,000 - 26,000 / $862 - $1,401 | 1,487 - 2,416 / $80 - $130 |
| Gran Santa Fe | Family / Value | 1.6M - 2.4M / $86k - $129k | 11,000 - 16,000 / $593 - $862 | 1,022 - 1,487 / $55 - $80 |
| El Pedregal | Commute / Value | 1.4M - 2.3M / $75k - $124k | 10,000 - 15,000 / $539 - $808 | 929 - 1,394 / $50 - $75 |
| Cecilio Chi | Budget / Local | 1.4M - 2.3M / $75k - $124k | 10,000 - 16,000 / $539 - $862 | 929 - 1,487 / $50 - $80 |
| Lombardo Toledano | Budget / Local | 1.2M - 2M / $65k - $108k | 9,000 - 13,000 / $485 - $700 | 836 - 1,208 / $45 - $65 |
| Hacienda Real del Caribe | Entry / Lowest | 350k - 800k / $19k - $43k | 5,000 - 8,000 / $269 - $431 | 465 - 743 / $25 - $40 |
How much more do you pay for properties in Cancún when you include renovation work, taxes, and fees?
In Cancún in 2026, buyers should budget an additional 7% to 12% on top of the purchase price to cover taxes, fees, and any immediate renovation work needed for existing homes, or 5% to 9% for newer properties.
If you buy a property around $200,000 (about 3.7 million MXN) in Cancún, you should expect to pay roughly $16,000 to $24,000 (300,000 to 440,000 MXN) extra for acquisition tax, notary fees, registry costs, and potential light renovations. That brings your total investment to approximately $216,000 to $224,000.
For a property around $500,000 (about 9.3 million MXN) in Cancún, the additional costs would be roughly $40,000 to $55,000 (740,000 to 1 million MXN), bringing your all-in cost to approximately $540,000 to $555,000.
For a $1,000,000 property (about 18.6 million MXN) in Cancún, budget an extra $80,000 to $100,000 (1.5 to 1.9 million MXN) for taxes, fees, and finishing touches, putting your total investment around $1.08 to $1.1 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cancún.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cancún
| Expense | Type | Estimated Cost (MXN and $) |
|---|---|---|
| Acquisition Tax (ISAI/ISABI) | Tax | Around 2% to 4% of the property price. This is a state tax in Quintana Roo that varies based on the assessed value. For a 3.7 million MXN property, expect roughly 74,000 to 148,000 MXN ($4,000 to $8,000). |
| Notary and Legal Fees | Fee | Around 0.5% to 1.5% of the property price. The notary handles the legal transfer and registration of the deed. For a 3.7 million MXN property, this is roughly 18,500 to 55,500 MXN ($1,000 to $3,000). |
| Public Registry and Certificates | Fee | Around 0.25% to 0.5% of the property price. This covers registration with the public property registry and required certificates. Expect roughly 9,250 to 18,500 MXN ($500 to $1,000) on a 3.7 million MXN property. |
| Appraisal (Avalúo) | Fee | A flat fee of around 6,000 to 10,000 MXN ($320 to $540). This is required if you are financing the property or if the buyer wants an independent valuation. The cost is relatively fixed regardless of property value. |
| Light Renovation or Refresh | Renovation | Around 1% to 6% of the property price for existing homes. This covers paint, AC servicing, waterproofing, and fixture updates. For a 3.7 million MXN property, budget 37,000 to 222,000 MXN ($2,000 to $12,000). |
| Furniture Package (optional) | Optional | Around 80,000 to 350,000 MXN ($4,300 to $18,900). This is common for investor condos intended for short-term rentals. Costs vary based on quality and whether the property needs full furnishing or just basics. |
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 properties can you buy in Cancún in 2026 with different budgets?
With $100,000 (about 1.86 million MXN) in Cancún in January 2026, you could buy an existing one-bedroom condo of around 55 square meters in Hacienda Real del Caribe, an existing small house of 90 to 110 square meters in Lombardo Toledano with simple finishes, or a compact existing two-bedroom condo of 65 to 75 square meters in a budget pocket near inner Cancún.
With $200,000 (about 3.71 million MXN) in Cancún, you could purchase an existing two-bedroom condo of 85 to 100 square meters in Centro with mid-level finishes, an existing family house of 140 to 180 square meters in Gran Santa Fe within a gated subdivision, or a newer two to three-bedroom townhouse of 120 to 160 square meters along the Huayacán corridor.
With $300,000 (about 5.57 million MXN) in Cancún, your options include a newer two to three-bedroom condo with amenities of 110 to 140 square meters in the Huayacán area, a larger existing family house of 200 to 260 square meters in a neighborhood like Residencial Aqua, or an upgraded condo of 120 to 160 square meters in a better location toward the lagoon.
With $500,000 (about 9.28 million MXN) in Cancún, you could buy a gated community house of 260 to 350 square meters in Lagos del Sol with three to five bedrooms, a high-quality three-bedroom condo of 160 to 220 square meters in a non-frontline Zona Hotelera location with amenities, or a luxury-style house of 350 to 450 square meters in a top gated community with newer finishes.
With $1,000,000 (about 18.56 million MXN) in Cancún, you could purchase a beach-adjacent luxury condo of 200 to 260 square meters in Zona Hotelera with premium amenities, a waterfront or marina-oriented condo of 220 to 300 square meters in the premium band of Puerto Cancún, or a trophy house of 450 to 600 square meters in a high-end gated community.
With $2,000,000 (about 37.12 million MXN) in Cancún, you are in trophy property territory, which includes ultra-luxury beachfront condos of 300 to 450 square meters in Zona Hotelera with top-tier views, high-end waterfront villas of 600 to 900 square meters in prime locations, or penthouse-style condos of 350 to 500 square meters in Puerto Cancún or Zona Hotelera with turnkey luxury finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cancún.
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 |
|---|---|---|
| Banco de México (Banxico) - Exchange Rates | Mexico's central bank publishes the official FX reference rate used nationwide. | We used Banxico's FX framework to anchor all MXN to USD conversions throughout this article. We applied the same rate consistently across all price ranges for easy comparison. |
| Banco de México - Expectations Survey | This official Banxico table summarizes surveyed market expectations from financial analysts. | We used the average MXN per USD expectation for early 2026 as our practical currency conversion anchor. We applied it only for currency translation, not to forecast housing prices. |
| Banco de México - Cross-Rate Method | This documents Banxico's methodology for constructing EUR-related exchange rates. | We used it to justify how we translate MXN to EUR using an EUR cross approach consistent with Banxico methodology. We applied a single January 2026 rate for simplicity. |
| SHF Data via Por Esto! | Por Esto! clearly attributes state-level price growth to SHF, Mexico's official house price index producer. | We used it to ground the Quintana Roo price growth context and sanity-check our year-over-year estimates. We only used it for direction and magnitude, not micro-neighborhood pricing. |
| Vivanuncios - Cancún Price Guide | A major national property marketplace with transparent price guide pages showing averages and ranges. | We used it as our main numeric base for Cancún prices, including average sale prices by home type, price per square meter, and neighborhood rankings. We then converted to USD and EUR. |
| Lamudi Mexico | A large established property portal useful for realistic examples with property details. | We used Lamudi listings to create concrete examples of what you can buy at different price levels. We treated these as illustrative examples, not as official statistics. |
| Quintana Roo Congress - ISAI Legal Text | The official publication of the state's legal framework for property acquisition tax. | We used it to anchor the taxes and fees section in verifiable legal documentation. We then converted it into buyer-friendly ranges since notary and registry costs vary by transaction. |
| Mexperience - Closing Costs Guide | A long-running, widely referenced explainer that's careful about variability by state and notary. | We used it to cross-check typical all-in closing cost ranges and explain why buyers should budget a percentage band. We combined it with official Quintana Roo sources for triangulation. |
| INEGI - Consumer Price Index | INEGI is Mexico's official statistics institute and the publisher of the national CPI. | We used it to justify our inflation-adjustment approach when deflating nominal MXN into real MXN. We applied an inflation estimate consistent with official INEGI releases. |
| Banxico - Inflation Dashboard | An official central bank statistical dashboard reflecting INEGI CPI results. | We used the latest available inflation readings to anchor real versus nominal comparisons as of the first half of 2026. We clearly stated where we extrapolate one additional month. |
| Inmuebles24 | One of Mexico's largest property portals with extensive listings in Cancún. | We used it to verify new development patterns along the Huayacán corridor and to cross-reference listing characteristics. We treated it as supplementary to our main pricing sources. |
| Mexico Home Lending | A specialized mortgage lender with detailed breakdowns of Mexican closing costs. | We used it to validate appraisal costs and registry fee estimates. We cross-referenced their figures with other sources to ensure our ranges were realistic. |
| Banxico Historical Data | Official historical exchange rate data from Mexico's central bank. | We used historical rates to calculate ten-year price changes in both nominal and real terms. We applied consistent methodology across all time comparisons. |
| INEGI Historical CPI Data | Official historical inflation data from Mexico's statistics institute. | We used cumulative CPI data to calculate inflation-adjusted price changes over one year and ten years. We applied standard deflation methodology. |
| SHF Historical Index | Mexico's official house price index producer with state-level tracking. | We used SHF trend data to validate long-term appreciation estimates for Quintana Roo state. We focused on direction and magnitude rather than exact figures. |
| Multiple Listing Cross-References | Comparing data across portals helps identify outliers and validate averages. | We cross-referenced prices between Vivanuncios, Lamudi, and Inmuebles24 to ensure our averages reflect actual market conditions. We excluded obvious outliers. |
| Quintana Roo State Government Data | Official state-level economic and housing statistics. | We used state data to contextualize Cancún within the broader Quintana Roo market. We verified that city-level trends align with state-level patterns. |
| Local Real Estate Agent Interviews | First-hand market knowledge from professionals active in Cancún transactions. | We validated our discount-from-listing estimate and new construction premium through conversations with local agents. We used this as a sanity check, not a primary source. |
| Tourism Ministry Data | Official tourism statistics that correlate with rental demand and prices. | We used tourism recovery data to help explain why Zona Hotelera and Puerto Cancún command premiums. We connected tourism trends to investor demand patterns. |
| Notary Fee Schedules | Published fee schedules from Quintana Roo notary associations. | We used these to validate our notary fee estimates and explain why costs vary by transaction. We presented ranges rather than single figures. |
| Property Appraisal Standards | Industry standards for property valuation in Mexico. | We used appraisal methodology to explain why bank valuations sometimes differ from asking prices. We connected this to our negotiation discount estimate. |
| Rental Yield Analysis | Market data on short-term and long-term rental returns in Cancún. | We used rental yield patterns to explain why condos command premiums in tourism areas. We connected investor motivations to price differentials by neighborhood. |
| Construction Cost Indices | Official and industry data on building costs in Mexico. | We used construction costs to help explain the new versus existing home premium. We validated that the 12% gap reflects actual cost differences plus perceived value. |
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