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
Cancún remains one of Mexico's hottest real estate markets in 2026, with apartment prices continuing their upward climb after years of double-digit growth.
If you're a foreigner looking to buy an apartment here, you'll need to understand not just the prices, but also the fideicomiso bank trust system required for coastal property ownership.
We constantly update this blog post as new data becomes available so you always have the freshest numbers.
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 apartment prices have grown roughly 12 to 14 percent annually over the past two years, outpacing most Mexican cities and making early purchases significantly cheaper in hindsight.
- Foreign buyers in Cancún must add 6 to 9 percent in closing costs to their budget, including the mandatory fideicomiso bank trust which costs around 2,000 to 3,000 USD to set up plus 500 to 1,000 USD yearly.
- The price gap between Puerto Cancún (premium) and central supermanzanas can exceed 200 percent per square meter, meaning location choice dramatically impacts your total budget.
- Cancún's electricity bills can triple if you cross into DAC (high consumption) tariff territory, a common trap for apartment owners who run air conditioning heavily in this tropical climate.
- HOA fees in Cancún luxury buildings can reach 15,000 MXN monthly (around 830 USD), while mid-range buildings typically charge 2,500 to 6,000 MXN, making this a critical ongoing cost to verify before buying.
- Property taxes (predial) in Cancún are surprisingly low at roughly 0.1 to 0.3 percent of assessed value annually, which is often below market value, giving owners a tax advantage compared to most North American markets.
- New-build apartments in Cancún carry a premium of about 15 percent over comparable resale units, largely because developers bundle amenities, pools, and turnkey furniture packages.
- Rental yields in Cancún city center apartments reach around 8 percent gross, making the market attractive for investors despite the higher entry costs for foreigners.
How much do apartments really cost in Cancún in 2026?
What's the average and median apartment price in Cancún in 2026?
As of January 2026, the median apartment price in Cancún sits around 3.5 million MXN (approximately 195,000 USD or 180,000 EUR), while the average is higher at roughly 4.5 million MXN (around 250,000 USD or 230,000 EUR) because luxury coastal inventory pulls the numbers up.
Looking at price per square meter, the median in Cancún lands at about 38,000 MXN per square meter (around 2,100 USD or 1,950 EUR per square meter, which translates to roughly 195 USD or 180 EUR per square foot), while the average reaches 46,000 MXN per square meter (approximately 2,550 USD or 2,350 EUR per square meter).
For most standard apartments in Cancún, you can expect prices to fall within a range of 2 million to 8 million MXN (roughly 110,000 to 445,000 USD or 100,000 to 410,000 EUR), with anything above that entering the luxury segment found primarily in Puerto Cancún and Zona Hotelera.
How much is a studio apartment in Cancún in 2026?
As of January 2026, a typical studio apartment in Cancún costs between 1.5 million and 2 million MXN (roughly 83,000 to 110,000 USD or 77,000 to 100,000 EUR) in mid-market areas.
For entry-level to mid-range studio apartments in Cancún, expect prices from 1.2 million to 2.2 million MXN (approximately 67,000 to 122,000 USD or 62,000 to 113,000 EUR), while high-end or luxury studios in areas like Puerto Cancún or Zona Hotelera can reach 2.5 million to 4 million MXN (around 140,000 to 220,000 USD or 130,000 to 205,000 EUR).
Studio apartments in Cancún typically range from 35 to 45 square meters, which is fairly standard for this property type in the Mexican Caribbean market.
How much is a one-bedroom apartment in Cancún in 2026?
As of January 2026, a typical one-bedroom apartment in Cancún costs around 2.5 million to 3 million MXN (approximately 140,000 to 165,000 USD or 130,000 to 155,000 EUR) in most neighborhoods.
Entry-level to mid-range one-bedroom apartments in Cancún range from 1.8 million to 3.8 million MXN (roughly 100,000 to 210,000 USD or 92,000 to 195,000 EUR), while high-end or luxury one-bedrooms in prime locations can cost 4 million to 7 million MXN (around 220,000 to 390,000 USD or 205,000 to 360,000 EUR).
One-bedroom apartments in Cancún typically measure between 55 and 70 square meters, giving you a comfortable living space with a separate bedroom and living area.
How much is a two-bedroom apartment in Cancún in 2026?
As of January 2026, a typical two-bedroom apartment in Cancún costs around 4 million to 5 million MXN (approximately 220,000 to 280,000 USD or 205,000 to 260,000 EUR) in mid-market neighborhoods.
For entry-level to mid-range two-bedroom apartments in Cancún, expect prices from 2.8 million to 6 million MXN (roughly 155,000 to 335,000 USD or 145,000 to 310,000 EUR), while high-end or luxury two-bedroom units in Puerto Cancún or Zona Hotelera can reach 6.5 million to 12 million MXN (around 360,000 to 670,000 USD or 335,000 to 615,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cancún.
How much is a three-bedroom apartment in Cancún in 2026?
As of January 2026, a typical three-bedroom apartment in Cancún costs around 6 million to 8 million MXN (approximately 335,000 to 445,000 USD or 310,000 to 410,000 EUR) in established neighborhoods.
Entry-level to mid-range three-bedroom apartments in Cancún range from 4.5 million to 10 million MXN (roughly 250,000 to 555,000 USD or 230,000 to 515,000 EUR), while high-end or luxury three-bedroom units can reach 10 million to 20 million MXN or more (around 555,000 to 1.1 million USD or 515,000 to 1 million EUR).
Three-bedroom apartments in Cancún typically measure between 120 and 160 square meters, making them suitable for families or those who need extra space for a home office.
What's the price gap between new and resale apartments in Cancún in 2026?
As of January 2026, new-build apartments in Cancún typically carry a premium of about 15 percent (with a range of 10 to 25 percent) compared to similar resale apartments in the same neighborhoods.
The average price per square meter for new-build apartments in Cancún sits around 44,000 to 53,000 MXN per square meter (approximately 2,450 to 2,950 USD or 2,260 to 2,720 EUR per square meter), depending on the development and amenities included.
For resale apartments in Cancún, the average price per square meter is closer to 33,000 to 42,000 MXN per square meter (roughly 1,850 to 2,350 USD or 1,700 to 2,160 EUR per square meter), though well-maintained units in prime locations can approach new-build prices.
Make a profitable investment in Cancún
Better information leads to better decisions. Save time and money. Download our guide.
Can I afford to buy in Cancún in 2026?
What's the typical total budget (all-in) to buy an apartment in Cancún in 2026?
As of January 2026, a foreign buyer should budget around 4.5 million to 5.5 million MXN all-in (approximately 250,000 to 305,000 USD or 230,000 to 285,000 EUR) for a typical mid-market apartment in Cancún, including the purchase price plus all closing costs.
Beyond the apartment price itself, your all-in budget in Cancún needs to include the ISAI acquisition tax (3 percent in Benito Juárez municipality), notary and registry fees, appraisal costs, and for foreigners, the fideicomiso bank trust setup (typically 2,000 to 3,000 USD) plus an SRE permit fee (around 1,000 USD).
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Cancún property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Cancún.
What down payment is typical to buy in Cancún in 2026?
As of January 2026, a typical down payment for an apartment in Cancún ranges from 20 percent for Mexican residents with strong documentation to 30 to 50 percent (or cash purchase) for non-resident foreign buyers, which on a 4 million MXN apartment means roughly 800,000 to 2 million MXN (around 45,000 to 110,000 USD or 41,000 to 100,000 EUR).
Most Mexican banks require a minimum down payment of 20 percent for domestic buyers with verifiable income, though foreign buyers often face stricter requirements of 30 to 40 percent due to cross-border income verification challenges.
To secure the most favorable mortgage terms in Cancún, a down payment of 30 percent or more is recommended, especially since Mexican mortgage rates for foreigners typically range from 8 to 12 percent annually, which is significantly higher than rates in North America or Europe.
You can also read our latest update about mortgage and interest rates in Mexico.
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.
Which neighborhoods are cheapest or priciest in Cancún in 2026?
How much does the price per m2 for apartments vary by neighborhood in Cancún in 2026?
As of January 2026, apartment prices per square meter in Cancún vary dramatically from around 25,000 MXN (roughly 1,400 USD or 1,280 EUR) in budget areas to over 90,000 MXN (approximately 5,000 USD or 4,600 EUR) in prime beachfront locations.
The most affordable neighborhoods in Cancún for apartments include central supermanzanas like SM 20, SM 23, and SM 24 further from the Hotel Zone, where prices typically range from 25,000 to 33,000 MXN per square meter (around 1,400 to 1,850 USD or 1,280 to 1,700 EUR per square meter).
The most expensive neighborhoods in Cancún include Puerto Cancún, Zona Hotelera, and the Malecón Tajamar corridor, where apartment prices can reach 55,000 to 90,000 MXN per square meter or more (approximately 3,050 to 5,000 USD or 2,820 to 4,600 EUR per square meter).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
What neighborhoods are best for first-time buyers on a budget in Cancún in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Cancún are SM 15 and SM 17 (central with good services), SM 20 and SM 23 (more residential and quieter), and parts of the Avenida Huayacán corridor where newer but more affordable developments are emerging.
In these budget-friendly Cancún neighborhoods, typical apartment prices range from 1.8 million to 3.5 million MXN (approximately 100,000 to 195,000 USD or 92,000 to 180,000 EUR) for one and two-bedroom units.
These neighborhoods offer first-time buyers in Cancún access to supermarkets, public transportation, restaurants, and healthcare facilities, plus they're generally safer than some peripheral areas while being a short taxi or bus ride from the beaches.
The main trade-off of buying in these budget-friendly Cancún neighborhoods is that you won't have walkable beach access, and some buildings are older, so you'll need to verify HOA finances and building maintenance history carefully.
Which neighborhoods have the fastest-rising apartment prices in Cancún in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Cancún are Puerto Cancún, the Avenida Huayacán corridor (especially new developments), and the Malecón Tajamar and Bonampak corridor near downtown.
These fast-appreciating Cancún neighborhoods have seen estimated year-over-year price increases of 12 to 20 percent or more, with some premium developments in Puerto Cancún reportedly experiencing capital gains exceeding 30 percent.
The main driver behind rapid price growth in these Cancún neighborhoods is a combination of new infrastructure development, limited supply of quality coastal inventory, strong tourism-driven rental demand, and the Maya Train project improving regional connectivity.
You can also read our latest update about property price forecasts in Cancún.
Don't lose money on your property in Cancún
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What extra costs will I pay on top of the apartment price in Cancún in 2026?
What are all the buyer closing costs when you buy an apartment in Cancún?
For a typical apartment purchase in Cancún, total buyer closing costs range from 250,000 to 450,000 MXN (approximately 14,000 to 25,000 USD or 13,000 to 23,000 EUR) on a 5 million MXN property, representing roughly 5 to 9 percent of the purchase price.
The main categories of closing costs for buyers in Cancún include the ISAI acquisition tax (3 percent), notary fees (varies by price), public registry fees, appraisal costs, and for foreigners, the fideicomiso setup fee (around 2,000 to 3,000 USD) plus the SRE permit (around 1,000 USD).
The largest single closing cost for apartment buyers in Cancún is typically the ISAI tax at 3 percent of the property value, followed by notary fees which can vary but often run 1 to 2 percent depending on the transaction complexity.
Some closing costs in Cancún can be negotiated or vary, including notary fees (shop around for quotes), bank fideicomiso fees (different banks have different pricing), and appraisal costs, though the ISAI tax and registry fees are fixed by law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cancún?
For apartment purchases in Cancún, buyers should budget approximately 6 to 9 percent of the purchase price for total closing costs if you're a foreigner using a fideicomiso, or around 5 to 7 percent if you're a Mexican citizen buying directly.
The realistic range for closing costs in Cancún spans from 5 percent on the low end (simple transaction, Mexican buyer, competitive notary) to 9 percent or more on the high end (foreigner with fideicomiso, complex transaction, premium services).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in Cancún in 2026?
What are typical HOA fees in Cancún right now?
HOA fees (called cuotas de mantenimiento) are common and expected for apartment buildings in Cancún, with typical monthly fees ranging from 2,500 to 6,000 MXN (approximately 140 to 335 USD or 130 to 310 EUR) for mid-market condos.
For basic buildings in Cancún with minimal amenities, HOA fees start around 2,000 to 3,500 MXN monthly (roughly 110 to 195 USD or 100 to 180 EUR), while luxury buildings with pools, gyms, security, beach clubs, and concierge services can charge 8,000 to 15,000 MXN or more per month (approximately 445 to 835 USD or 410 to 770 EUR).
What utilities should I budget monthly in Cancún right now?
For a typical apartment in Cancún, expect total monthly utility costs of around 2,500 to 5,500 MXN (approximately 140 to 305 USD or 130 to 285 EUR), though heavy air conditioning use can push this higher.
Monthly utility costs in Cancún can range from 1,800 MXN (around 100 USD or 92 EUR) for a small, efficient studio with moderate AC use, up to 7,000 MXN or more (roughly 390 USD or 360 EUR) for a larger apartment with high electricity consumption.
The typical monthly utility budget in Cancún includes electricity (CFE), water (CAPA), internet service, and sometimes gas for cooking, though many apartments use electric stoves.
Electricity is by far the most expensive utility for apartment owners in Cancún due to the tropical climate and air conditioning needs, with bills ranging from 1,200 to 4,000 MXN monthly (roughly 65 to 220 USD or 60 to 205 EUR) for typical usage, and potentially much more if you cross into the DAC high-consumption tariff.
How much is property tax on apartments in Cancún?
For a typical apartment in Cancún, annual property tax (called predial) generally ranges from 3,000 to 15,000 MXN (approximately 165 to 835 USD or 155 to 770 EUR), depending on the property's assessed value.
Property tax in Cancún (Benito Juárez municipality) is calculated based on assessed cadastral value, not market value, using rates expressed in "per thousand" brackets as defined in the municipal Ley de Hacienda.
The realistic range for annual predial in Cancún spans from around 2,000 MXN (roughly 110 USD or 100 EUR) for a small apartment with low assessed value, to 20,000 MXN or more (approximately 1,110 USD or 1,025 EUR) for larger or more valuable properties, though assessed values typically lag behind market prices.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cancún.
What's the yearly building maintenance cost in Cancún?
For apartment owners in Cancún, yearly building maintenance costs are typically embedded in your HOA fees, which total around 30,000 to 72,000 MXN annually (approximately 1,670 to 4,000 USD or 1,540 to 3,700 EUR) for mid-market buildings, and 72,000 to 180,000 MXN or more (around 4,000 to 10,000 USD or 3,700 to 9,250 EUR) for premium buildings.
Depending on building age and type in Cancún, yearly maintenance costs can be lower in newer, well-managed buildings (which often have healthy reserve funds), or higher in older buildings that face deferred maintenance or require more frequent repairs due to the humid, salty coastal environment.
Building maintenance costs in Cancún typically cover common area cleaning, security personnel, elevator maintenance, pool upkeep, garden landscaping, building insurance, and reserve fund contributions for major repairs.
In most Cancún apartment buildings, building maintenance costs are included in your monthly HOA fees rather than billed separately, though some HOAs may levy special assessments (derramas) for major repairs or improvements not covered by the reserve fund.
How much does home insurance cost in Cancún?
For an apartment in Cancún, typical annual home insurance (covering contents and personal liability) costs around 3,000 to 10,000 MXN (approximately 165 to 555 USD or 155 to 515 EUR), depending on coverage level and property value.
Home insurance costs in Cancún can range from around 2,500 MXN yearly (roughly 140 USD or 130 EUR) for basic contents coverage, up to 15,000 MXN or more (approximately 835 USD or 770 EUR) for comprehensive policies with higher limits or hurricane-related endorsements.
Home insurance is generally optional for apartment owners in Cancún, though your building's HOA should carry a master policy covering the structure, and your lender may require insurance if you have a mortgage.
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.
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 |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) | Mexico's federal housing finance bank that publishes official housing price statistics. | We used SHF's price index to anchor early 2026 market conditions. We also used it to verify that private listing prices weren't distorted by short-term portal noise. |
| Banco de México (Banxico) Exchange Rate | Mexico's central bank and the official source for the FIX reference exchange rate. | We converted MXN prices into USD and EUR using a defensible early 2026 rate. We kept core calculations in MXN since that's how local transactions are priced. |
| Banco de México Mortgage Cost Indicator | Banxico provides official statistics on household credit rates in Mexico. | We used the mortgage cost indicator to estimate realistic financing costs for buyers in early 2026. |
| Mexican Constitution (CPEUM) | The official consolidated legal text published by Mexico's lower house. | We used Article 27 to explain why Cancún purchases by foreigners typically require a bank trust (fideicomiso). |
| Foreign Investment Law (Ley de Inversión Extranjera) | The official law text defining the restricted zone for foreign property ownership. | We used this law's definition of the zona restringida (50 km from coast) to explain why Cancún requires the fideicomiso structure. |
| SRE Fideicomiso Permit Process | The government's official procedural page for Article 27 permits. | We used it to explain how the permit is requested and set realistic timeline expectations for foreign buyers. |
| BBVA México Fideicomiso Information | A major regulated bank describing the standard trust structure for foreigners. | We used BBVA's description to translate the fideicomiso into plain language and explain typical setup and annual fees. |
| Banorte Zona Restringida Fideicomiso | Another major regulated bank describing the same trust structure. | We cross-checked fideicomiso mechanics and fees with Banorte to avoid relying on just one bank's information. |
| Benito Juárez (Cancún) Ley de Hacienda | Primary legal text for local taxes in Cancún's municipality. | We used it to determine the ISAI acquisition tax rate (3%) and the predial property tax framework. |
| CAPA Quintana Roo Water Tariffs | The state water authority's official tariff table. | We used it to estimate realistic monthly water bills based on actual consumption bands rather than internet averages. |
| CFE Domestic Electricity Tariff (1F) | The official electricity provider's primary tariff page. | We used it to explain how tiered residential electricity pricing works and built a practical monthly budget range for Cancún. |
| CFE DAC Charges (January 2026) | Official CFE document specifying high-consumption tariff charges. | We used it to warn buyers about the DAC tariff trap that can dramatically increase electricity bills. |
| CONDUSEF Mortgage Comparison | The financial consumer protection regulator's mortgage comparison tool. | We used it to ground typical down payment scenarios and keep mortgage discussions realistic. |
| Inmuebles24 Cancún Listings | A major property portal with consistent, transparent listing-based data. | We used it to approximate real-world apartment prices and cross-check against official trends. |
| Vivanuncios Cancún Listings | A major classifieds portal with broad inventory and location breakdowns. | We used it as a second independent data source to verify per-square-meter estimates and neighborhood price spreads. |
| Profeco Consumer Housing Guidance | Mexico's federal consumer protection agency. | We used it to reinforce practical safeguards like contract verification and developer documentation checks. |
| Global Property Guide Mexico | International property research platform with Mexico market analysis. | We used it to validate broader Mexican housing market trends and mortgage rate forecasts. |
| Properstar Cancún Data | Property portal with median price calculations from active listings. | We used it as an additional data point to cross-check our median price per square meter estimates. |
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.