Authored by the expert who managed and guided the team behind the Mexico Property Pack
Get all the data you need about the real estate market in Cancún
We constantly update this blog post to help you understand the current housing prices in Cancún in 2026.
In this guide, we focus only on residential property in Cancún, such as apartments, condos, houses, villas and family homes.
We use Mexican pesos as the main currency, then we convert the main prices into US dollars and euros so the numbers are easy to compare.
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
- The median housing price in Cancún in 2026 is about MXN 3.6 million, which is a better guide than the average because luxury condos push the average upward.
- The average housing price in Cancún in 2026 is about MXN 5.2 million, or about $298,000, because waterfront and marina properties are very visible in the market.
- A realistic entry budget in Cancún in 2026 starts around MXN 1.4 million to MXN 2.4 million, but this usually means older or peripheral housing.
- Most residential property listings in Cancún in 2026 sit between MXN 1.6 million and MXN 13.5 million, excluding very low-end and ultra-luxury outliers.
- Puerto Cancún and Zona Hotelera are expensive because buyers pay for marina access, beach access, security, rental demand and lifestyle convenience.
- The median price per square metre in Cancún in 2026 is about MXN 39,000, while prime condos can easily reach MXN 70,000 to MXN 130,000 per square metre.
- Asking prices in Cancún are often 6% to 10% above likely closing prices, but the gap is smaller for scarce beachfront and marina properties.
- New homes in Cancún are usually 18% to 28% more expensive than comparable resale homes because developers sell newer amenities, better design and lower immediate maintenance.
- A buyer spending around $200,000 in Cancún in 2026 can usually target a family house, an existing apartment or a basic newer condo away from the beach.
- The total buying cost in Cancún can easily be 10% to 15% above the purchase price once taxes, notary fees, repairs and basic improvements are included.
What is the average housing price in Cancún in 2026?
The median housing price in Cancún in 2026 is more useful than the average because the average is pulled up by luxury condos, waterfront villas and Puerto Cancún properties.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Cancún in 2026 is about MXN 3.6 million, which is about $206,500 or about €179,000. The average housing price in Cancún in 2026 is higher, at about MXN 5.2 million, which is about $298,300 or about €258,500.
A realistic 80% range for residential property in Cancún in 2026 is about MXN 1.6 million to MXN 13.5 million, or about $91,800 to $774,500.
A realistic entry range in Cancún in 2026 is about MXN 1.4 million to MXN 2.4 million, or about $80,300 to $137,700, which can buy an older 2-bedroom apartment of 45 to 70 square metres in Villas Otoch Paraíso, Región 259, Gran Santa Fe or similar outer residential areas.
A realistic luxury range in Cancún in 2026 is about MXN 15 million to MXN 45 million, or about $860,500 to $2.58 million, which can buy a recent 2 to 4-bedroom condo of 140 to 300 square metres in Puerto Cancún, Zona Hotelera, Punta Sam or Isla Dorada.
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, a realistic estimate is that homes usually close about 6% to 10% below the asking price, with 8% as a practical central estimate.
This gap exists because many Cancún listings are marketed to foreign buyers, investors and vacation-home buyers, so the asking price often includes negotiation room. The gap is usually smaller for scarce Puerto Cancún or Zona Hotelera condos, and larger for ordinary resale homes in peripheral neighborhoods with many similar options.
Don't buy the wrong property, in the wrong area of Cancún
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Cancún in 2026?
As of 2026, the median housing price per square metre in Cancún is about MXN 39,000, or about $2,238 and €1,939, which equals about MXN 3,624, $208 and €180 per square foot. The average housing price per square metre in Cancún is about MXN 51,000, or about $2,926 and €2,535, which equals about MXN 4,737, $272 and €235 per square foot.
The highest price per square metre in Cancún in 2026 is usually found in beachfront, lagoon-front and marina condos, while the lowest price per square metre is usually found in older apartments and houses in outer residential areas.
The highest Cancún price per square metre ranges are usually in Puerto Cancún, Zona Hotelera, Punta Sam and Isla Dorada, where prices often range from about MXN 70,000 to MXN 130,000 per square metre. The lowest Cancún price per square metre ranges are usually in Villas Otoch, Región 259, Lombardo Toledano and parts of Los Héroes, where prices often range from about MXN 14,000 to MXN 25,000 per square metre.
How have property prices evolved in Cancún?
Compared with one year ago, Cancún residential prices in 2026 are about 13% higher in nominal pesos and about 9% higher after inflation. This happened because demand stayed strong from local workers, Mexican buyers, expats and investors, while good locations remained limited.
Compared with two years ago, Cancún housing prices in 2026 are meaningfully higher, especially in areas linked to tourism, rental demand and new residential corridors. The increase comes from continued population growth, higher construction costs and strong demand for secure condos and gated communities.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Mexico.
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.
Make a profitable investment in Cancún
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Cancún in 2026?
In Cancún in 2026, the active residential market is roughly 45% apartments and condos, 30% houses in subdivisions, 10% gated-community houses, 7% luxury condos, 5% villas and luxury houses, and 3% small studios, because the city serves both local families and investor buyers.
Standard apartments and condos in Cancún average around MXN 3.9 million, or $223,700 and €193,900, while standard houses average around MXN 3.6 million, or $206,500 and €179,000. Gated-community houses average around MXN 6.8 million, or $390,100 and €338,100, luxury condos average around MXN 16.5 million, or $946,600 and €820,200, luxury villas average around MXN 28 million, or $1.61 million and €1.39 million, and small investor studios average around MXN 2.2 million, or $126,200 and €109,400.
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 is usually about 18% to 28% more expensive than comparable existing housing, with 23% as a useful central estimate.
This premium exists because new Cancún developments often include security, pools, gyms, elevators, parking, coworking areas and short-term-rental-friendly layouts, while resale homes often have older designs and higher repair needs.
Get to know the market before buying a property in Cancún
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Cancún in 2026?
Puerto Cancún mainly offers luxury condos, marina apartments and high-end homes, usually ranging from about MXN 14 million to MXN 28 million, or about $803,000 to $1.61 million and €696,000 to €1.39 million. Prices are high because buyers pay for marina access, security, restaurants, shopping and quick access to the Hotel Zone.
Zona Hotelera mainly offers beachfront condos, lagoon-view apartments and older resort-style units, usually ranging from about MXN 8 million to MXN 25 million, or about $459,000 to $1.43 million and €398,000 to €1.24 million. Prices are high because the area has beach access, strong rental potential and limited residential inventory.
Huayacán and Cumbres are more residential areas, with new condos, gated-community houses and family apartments usually ranging from about MXN 3.5 million to MXN 8 million, or about $201,000 to $459,000 and €174,000 to €398,000. These areas are popular because buyers get newer buildings, easier airport access and lower prices than in the beachfront zones.
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:
| Cancún area | Market label | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Puerto Cancún | Luxury and marina | MXN 10M to 35M, about $574k to $2.01M | MXN 75k to 130k, about $4,303 to $7,458 | MXN 6,968 to 12,077, about $400 to $693 |
| Zona Hotelera | Beach and rental | MXN 7M to 30M, about $402k to $1.72M | MXN 65k to 120k, about $3,729 to $6,884 | MXN 6,038 to 11,148, about $346 to $640 |
| Punta Sam | Beach-growth | MXN 5M to 20M, about $287k to $1.15M | MXN 55k to 100k, about $3,155 to $5,737 | MXN 5,110 to 9,290, about $293 to $533 |
| Isla Dorada | Lagoon luxury | MXN 25M to 70M, about $1.43M to $4.02M | MXN 70k to 120k, about $4,016 to $6,884 | MXN 6,503 to 11,148, about $373 to $640 |
| Cumbres | Family upper-mid | MXN 4.5M to 10M, about $258k to $574k | MXN 42k to 70k, about $2,409 to $4,016 | MXN 3,902 to 6,503, about $224 to $373 |
| Residencial Campestre | Established family | MXN 5M to 12M, about $287k to $688k | MXN 38k to 65k, about $2,180 to $3,729 | MXN 3,530 to 6,038, about $202 to $346 |
| Huayacán corridor | New-build and commute | MXN 2.8M to 8M, about $161k to $459k | MXN 32k to 58k, about $1,836 to $3,327 | MXN 2,973 to 5,388, about $171 to $309 |
| Bonampak | Central investor | MXN 4M to 12M, about $229k to $688k | MXN 45k to 75k, about $2,581 to $4,303 | MXN 4,181 to 6,968, about $240 to $400 |
| Gran Santa Fe | Family value | MXN 2M to 4.5M, about $115k to $258k | MXN 24k to 38k, about $1,377 to $2,180 | MXN 2,230 to 3,530, about $128 to $202 |
| Jardines del Sur | Entry-mid family | MXN 2M to 4M, about $115k to $229k | MXN 22k to 35k, about $1,262 to $2,008 | MXN 2,044 to 3,252, about $117 to $187 |
| Los Héroes | Affordable families | MXN 1.4M to 3M, about $80k to $172k | MXN 17k to 28k, about $975 to $1,606 | MXN 1,579 to 2,601, about $91 to $149 |
| Villas Otoch / Región 259 | Entry-level | MXN 0.9M to 2M, about $52k to $115k | MXN 14k to 24k, about $803 to $1,377 | MXN 1,301 to 2,230, about $75 to $128 |
How much more do you pay for properties in Cancún when you include renovation work, taxes, and fees?
In Cancún in 2026, a safe planning estimate is that the total cost of buying a normal resale property is about 10% to 15% above the purchase price, and about 12% is a useful central number.
If you buy a Cancún property for about $200,000, or about MXN 3.49 million, you should plan for roughly MXN 350,000 to MXN 520,000 in extra costs. That means the total amount paid can end up around MXN 3.84 million to MXN 4.01 million, or about $220,000 to $230,000.
If you buy a Cancún property for about $500,000, or about MXN 8.72 million, you should plan for roughly MXN 870,000 to MXN 1.31 million in extra costs. That means the total amount paid can end up around MXN 9.59 million to MXN 10.03 million, or about $550,000 to $575,000.
If you buy a Cancún property for about $1,000,000, or about MXN 17.43 million, you should plan for roughly MXN 1.74 million to MXN 2.61 million in extra costs. That means the total amount paid can end up around MXN 19.17 million to MXN 20.04 million, or about $1.10 million to $1.15 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Mexico.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cancún
| Extra cost | Cost type | Estimated range in Cancún |
|---|---|---|
| ISABI / acquisition tax | Tax | Usually around 3.0% to 3.3% of the property value. On a MXN 5 million home, this can be about MXN 150,000 to MXN 165,000, or about $8,600 to $9,500. |
| Notary fees | Legal and closing | Often around 1.0% to 2.0% of the purchase price. On normal Cancún purchases, this can range from about $1,150 to more than $11,500 depending on the property value. |
| Public registry and certificates | Administrative fees | Often about MXN 10,000 to MXN 35,000, or about $570 to $2,000. These fees cover registration and documents needed to complete the purchase. |
| Appraisal | Valuation fee | Often about MXN 5,000 to MXN 20,000, or about $290 to $1,150. The amount depends on the lender, the property and the appraisal provider. |
| Legal due diligence | Legal | Often about MXN 15,000 to MXN 60,000, or about $860 to $3,440. This is important in Cancún because buyers should verify ownership, permits, debts and HOA status. |
| Bank or mortgage setup | Financing | Often about 0.5% to 2.0% of the loan amount if the purchase is financed. The final amount varies by bank, buyer profile and mortgage structure. |
| Light renovation | Renovation | Often about MXN 3,000 to MXN 8,000 per square metre, or about $172 to $459 per square metre. This usually covers painting, fixtures, small repairs and basic upgrades. |
| Full renovation | Renovation | Often about MXN 8,000 to MXN 18,000 per square metre, or about $459 to $1,033 per square metre. This can include bathrooms, kitchens, flooring and major interior work. |
| Furniture and appliances | Move-in cost | Often about MXN 150,000 to MXN 800,000, or about $8,600 to $45,900. The final amount depends on whether the property is a small apartment, family home or luxury condo. |
| HOA catch-up or deposits | Building costs | Often about MXN 5,000 to MXN 50,000, or about $290 to $2,870. This is more common in condo buildings and gated communities with monthly maintenance fees. |
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, or about MXN 1.74 million, Cancún has a real but limited market: you can target an existing 45 to 60 square metre 2-bedroom apartment in Villas Otoch or Región 259, a small 55 to 75 square metre existing house in Los Héroes, or a compact 50 to 65 square metre resale apartment on the fringe of Gran Santa Fe or Jardines del Sur.
With $200,000, or about MXN 3.49 million, Cancún offers a more comfortable local-market budget: you can target an existing 80 to 100 square metre apartment in Gran Santa Fe, a 100 to 140 square metre family house in Jardines del Sur, or a recent 70 to 90 square metre 2-bedroom condo in the Huayacán corridor.
With $300,000, or about MXN 5.23 million, Cancún enters the better mid-market: you can target a new 90 to 110 square metre condo in Huayacán or Bonfil, a 140 to 180 square metre family house near Cumbres or Campestre, or a 90 to 120 square metre central resale apartment around Bonampak or Supermanzana 11 to 16.
With $500,000, or about MXN 8.72 million, Cancún becomes upper-middle but not always beachfront luxury: you can target a 120 to 160 square metre large condo in Cumbres or Residencial Campestre, a 180 to 240 square metre modern house in Aqua, Arbolada or a Huayacán gated community, or a smaller premium 80 to 110 square metre condo near Puerto Cancún or Bonampak.
With $1,000,000, or about MXN 17.43 million, Cancún offers true luxury options: you can target a 150 to 220 square metre luxury condo in Puerto Cancún, a 130 to 200 square metre beach or lagoon-view condo in Zona Hotelera, or a 300 to 450 square metre large gated-community house in Cumbres, Campestre or Aqua.
With $2,000,000, or about MXN 34.86 million, Cancún has a clear high-end market: you can target a 220 to 350 square metre luxury penthouse in Puerto Cancún, a 350 to 600 square metre waterfront villa in Isla Dorada, or a 250 to 450 square metre high-end residence in Zona Hotelera or Punta Sam.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Mexico.
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 we trust it | How we used it |
|---|---|---|
| Sociedad Hipotecaria Federal, Índice SHF de Precios de la Vivienda | SHF is Mexico’s federal housing finance institution and publishes a major official housing price index. | We used SHF to anchor the trend in financed housing transactions. We treated SHF as stronger than portals for year-on-year appreciation in Quintana Roo and Benito Juárez. |
| INEGI, Índice Nacional de Precios al Consumidor | INEGI is Mexico’s official statistics agency and publishes the national inflation index. | We used INEGI inflation data to separate nominal price growth from real price growth. We used this to explain why headline housing growth can feel different from purchasing-power growth. |
| Banco de México, FIX exchange rate | Banxico is Mexico’s central bank and publishes official exchange-rate references. | We used Banxico to convert Mexican peso prices into US dollars. We used a June 2026 reference level of about MXN 17.4312 per USD. |
| European Central Bank, EUR/MXN reference rate | The ECB is the euro area’s central bank and publishes daily euro reference exchange rates. | We used the ECB to convert Mexican peso prices into euros. We used an early-June 2026 level of about MXN 20.1157 per EUR. |
| INEGI, Censo de Población y Vivienda 2020, Quintana Roo | The census is the official baseline for population and housing structure in Mexico. | We used the census to understand the long-term pressure behind Cancún housing demand. We did not use the census as a direct 2026 property price source. |
| Inmuebles24, Cancún sale listings | Inmuebles24 is one of Mexico’s major real estate portals and shows a broad range of active listings. | We used Inmuebles24 to observe current asking prices, property types and neighborhood ranges. We discounted the data because asking prices are not closed sale prices. |
| Vivanuncios, Cancún property listings and price guide | Vivanuncios is a recognized Mexican property marketplace with visible sale and rental listings. | We used Vivanuncios to cross-check average asking prices for houses and apartments. We treated the averages as listing-market evidence, not notarized sales evidence. |
| Properstar, Cancún price per square metre | Properstar aggregates international listings and publishes median price-per-square-metre indicators. | We used Properstar to compare apartments and houses by square metre. We adjusted the result because international portals can over-represent better located and higher-end homes. |
| Propiedades.com, Cancún sale listings | Propiedades.com is a large Mexican real estate marketplace with many active listings. | We used Propiedades.com to cross-check entry-level, middle-market and luxury listing ranges. We excluded land-only offers when estimating residential housing prices. |
| Quintana Roo Congress, Ley de Hacienda framework | The state congress publishes the legal framework used for state and municipal property-related charges. | We used this source to estimate buyer-side acquisition tax and closing-cost context. We then combined it with typical notary, registry and appraisal cost ranges. |
| Gobierno de México, SHF institutional information | This source helps verify the role of SHF as a federal housing finance institution. | We used it to understand why SHF is a serious source for mortgage-backed housing price trends. We did not use it as a separate neighborhood-level price database. |
| INEGI official statistics portal | INEGI is the main public statistics institution in Mexico and publishes official demographic and economic data. | We used INEGI background data to understand the wider Cancún and Quintana Roo context. We kept property price estimates separate from demographic data. |
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.
