How much will you pay for an apartment in Cancún today? (2026)

Last updated on June 19, 2026

As of June 2026, a realistic apartment budget in Cancún is about MXN 3.6 million for a normal median apartment, but a foreign buyer should usually prepare closer to MXN 3.9 million to MXN 4.0 million once closing costs and fideicomiso setup are included.

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We constantly update this blog post so the apartment prices in Cancún in 2026 stay close to the market a buyer actually sees.

Cancún is no longer a simple low-cost beach market, because inland condos, central apartments and tourist-facing towers now behave like three different markets.

For a foreign buyer, the real question is not only the purchase price in Cancún, but also the closing costs, fideicomiso, HOA fees, electricity bills and resale risk.

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 apartment price in Cancún in June 2026 is around MXN 3.6 million, but the average is closer to MXN 5.2 million because luxury stock pulls prices up.
The most useful price anchor for Cancún apartments in 2026 is about MXN 63,600 per m², but inland stock can be far cheaper than Puerto Cancún or Zona Hotelera.
A standard two-bedroom apartment in Cancún in 2026 usually costs MXN 3.2 million to MXN 5.5 million, which makes it the most flexible format for amateurs.
Foreign buyers in Cancún should not budget only for the asking price, because closing costs and fideicomiso setup often add 7% to 10%.
Mortgage debt is expensive in Mexico in 2026, so a Cancún rental yield can look attractive before financing and much weaker after financing.
Puerto Juárez and Bonampak are more interesting than many buyers expect, because they offer tourism access without full Zona Hotelera pricing.
In Cancún, HOA quality matters more than in many inland Mexican cities because humidity, salt air, pools, elevators and hurricane preparation are real costs.
Budget areas like Jardines del Sur, Dream Lagoons and Polígono Sur can work well, but they are more local-rental plays than tourist-rental plays.
A cheap studio in Cancún can be a bad investment if it is far from demand, too small, or sold at a luxury price per m² without a luxury location.

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cancún. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Cancún in 2026?

What's the average and median apartment price in Cancún in 2026?

As of June 2026, the estimated median apartment price in Cancún is about MXN 3.6 million, which is roughly USD 206,000 or EUR 180,000, while the average apartment price in Cancún is closer to MXN 5.2 million, or about USD 297,000 and EUR 260,000.

This fits with the estimated median apartment price per square meter in Cancún of about MXN 63,600 per m², or about USD 3,600 and EUR 3,200 per m², which is also about MXN 5,900 per sq ft, or about USD 340 and EUR 295 per sq ft.

For most standard apartments in Cancún in 2026, a practical buyer range is MXN 2.4 million to MXN 7.0 million, or about USD 137,000 to USD 400,000 and EUR 120,000 to EUR 350,000.

Sources and methodology: we used Properstar, Inmuebles24 and Propiedades.com. We used portal listings as asking-price evidence, not final sale prices. We also used our own cleaned comparisons by size, location and bedroom count.

How much is a studio apartment in Cancún in 2026?

As of June 2026, a typical studio apartment in Cancún costs about MXN 2.0 million, which is roughly USD 114,000 or EUR 100,000.

For entry-level to mid-range studio apartments in Cancún, expect about MXN 1.7 million to MXN 2.4 million, or USD 97,000 to USD 137,000 and EUR 85,000 to EUR 120,000, while a luxury or tourist-facing studio can reach MXN 3.0 million to MXN 5.0 million, or USD 171,000 to USD 286,000 and EUR 150,000 to EUR 250,000.

Most real studio apartments in Cancún are around 32 m² to 45 m², with smaller units usually appearing in pre-sale projects or compact buildings near Centro, Bonfil, Huayacán and Av. Colosio.

Sources and methodology: we compared studio listings from Inmuebles24, Propiedades.com and Lamudi. We removed obvious luxury outliers and mislocated listings. We then checked the result against the Cancún m² median.

How much is a one-bedroom apartment in Cancún in 2026?

As of June 2026, a typical one-bedroom apartment in Cancún costs about MXN 3.0 million, which is roughly USD 171,000 or EUR 150,000.

For entry-level to mid-range one-bedroom apartments in Cancún, expect MXN 2.4 million to MXN 3.5 million, or USD 137,000 to USD 200,000 and EUR 120,000 to EUR 175,000, while high-end one-bedroom apartments in Puerto Cancún, Zona Hotelera or Bonampak can run from MXN 5.0 million to MXN 9.0 million, or USD 286,000 to USD 514,000 and EUR 250,000 to EUR 450,000.

Most one-bedroom apartments in Cancún are around 45 m² to 65 m², although tourist-oriented units can be smaller and premium towers can offer larger layouts with terraces.

Sources and methodology: we used Properstar, Inmuebles24 and Lamudi. We separated central, inland and tourist-facing listings. We also compared these numbers with our own bedroom-level pricing work.

How much is a two-bedroom apartment in Cancún in 2026?

As of June 2026, a typical two-bedroom apartment in Cancún costs about MXN 4.2 million, which is roughly USD 240,000 or EUR 210,000.

For entry-level to mid-range two-bedroom apartments in Cancún, expect MXN 3.2 million to MXN 5.5 million, or USD 183,000 to USD 314,000 and EUR 160,000 to EUR 275,000, while high-end two-bedroom units in Puerto Cancún, Zona Hotelera and strong Bonampak buildings can reach MXN 7.0 million to MXN 15.0 million, or USD 400,000 to USD 857,000 and EUR 350,000 to EUR 750,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cancún.

Sources and methodology: we used Inmuebles24, Propiedades.com and Properstar. We treated two-bedroom apartments as the main liquidity segment. We adjusted for location, building age, amenities and unusually large luxury units.

How much is a three-bedroom apartment in Cancún in 2026?

As of June 2026, a typical three-bedroom apartment in Cancún costs about MXN 7.0 million, which is roughly USD 400,000 or EUR 350,000.

For entry-level to mid-range three-bedroom apartments in Cancún, expect MXN 5.0 million to MXN 9.5 million, or USD 286,000 to USD 543,000 and EUR 250,000 to EUR 475,000, while luxury three-bedroom apartments in Puerto Cancún, Zona Hotelera and premium Bonampak towers can run from MXN 10.0 million to more than MXN 25.0 million, or about USD 571,000 to more than USD 1.43 million and EUR 500,000 to more than EUR 1.25 million.

Most three-bedroom apartments in Cancún are around 105 m² to 150 m², although luxury units can be much larger because terraces, service rooms and lock-off layouts are common in premium buildings.

Sources and methodology: we compared Propiedades.com, Inmuebles24 and iCasas. We excluded trophy beachfront listings from normal buyer ranges. We kept them only for the luxury price discussion.

What's the price gap between new and resale apartments in Cancún in 2026?

As of June 2026, new-build apartments in Cancún usually sell at a 10% to 18% premium over comparable resale apartments, especially in Huayacán, Av. Colosio, Bonfil and new mixed-use towers.

That means new-build apartments in Cancún often sit around MXN 70,000 to MXN 85,000 per m², or about USD 4,000 to USD 4,900 and EUR 3,500 to EUR 4,250 per m², when the project is in a decent location with amenities.

Comparable resale apartments in Cancún are often closer to MXN 55,000 to MXN 70,000 per m², or about USD 3,100 to USD 4,000 and EUR 2,750 to EUR 3,500 per m², although renovated beachfront resale units can be more expensive than new inland stock.

Sources and methodology: we used SHF historical index data, Inmuebles24 and Lamudi. We compared similar size and location before estimating the premium. We did not accept developer pre-sale claims at face value.

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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 June 2026, a foreign buyer should expect an all-in budget of about MXN 4.5 million to MXN 4.6 million, or roughly USD 257,000 to USD 263,000 and EUR 225,000 to EUR 230,000, for a standard MXN 4.2 million two-bedroom apartment in Cancún.

This all-in budget in Cancún usually includes the purchase price, acquisition tax, notary fees, registry costs, appraisal, certificates, legal review and fideicomiso setup for foreign buyers.

We go deeper and try to understand what costs can be avoided or minimized and how in our Cancún property pack.

Sources and methodology: we used the Benito Juárez municipal treasury law, the Cancún 2026 cadastral value table and CONDUSEF. We estimated the foreign-buyer case with fideicomiso costs. We used our own closing-cost model for the all-in range.

What down payment is typical to buy in Cancún in 2026?

As of June 2026, a foreign buyer in Cancún should usually expect a down payment of 30% to 50%, which means about MXN 1.26 million to MXN 2.10 million, or USD 72,000 to USD 120,000 and EUR 63,000 to EUR 105,000, on a MXN 4.2 million apartment.

The minimum down payment for a strong Mexican resident can be around 20%, but many foreign buyers in Mexico face stricter underwriting, fewer lender options and higher documentation requirements.

For better mortgage terms in Cancún in 2026, a safer target is 40% down or more, because Banxico’s April 2026 fixed-peso mortgage context still shows expensive borrowing.

Sources and methodology: we used Banco de México SIE, CONDUSEF mortgage simulator and lender-market checks from major Mexican banks. We used Banxico as the baseline, not broker advertising. We adjusted the down-payment range for foreign-buyer friction.

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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 June 2026, apartment prices in Cancún range from about MXN 30,000 to MXN 160,000 per m², or about USD 1,700 to USD 9,100 and EUR 1,500 to EUR 8,000 per m², depending on the neighborhood and building quality.

The most affordable apartment areas in Cancún are usually Jardines del Sur, Dream Lagoons, Polígono Sur, Alfredo V. Bonfil and some SM 500s, where normal pricing often sits around MXN 30,000 to MXN 50,000 per m², or about USD 1,700 to USD 2,900 and EUR 1,500 to EUR 2,500 per m².

The most expensive apartment areas in Cancún are usually Puerto Cancún, Zona Hotelera and the best parts of Bonampak or Novo Cancún, where prices often sit around MXN 90,000 to MXN 160,000 per m², or about USD 5,100 to USD 9,100 and EUR 4,500 to EUR 8,000 per m².

Sources and methodology: we compared Properstar, Inmuebles24 and Propiedades.com. We grouped neighborhoods by actual buyer use, not brochure labels. We also checked whether each price made sense by size and unit type.

What neighborhoods are best for first-time buyers on a budget in Cancún in 2026?

As of June 2026, the top budget-friendly neighborhoods for first-time apartment buyers in Cancún are Jardines del Sur, Dream Lagoons or Polígono Sur, and Alfredo V. Bonfil.

In these budget-friendly Cancún areas, a realistic apartment price range is about MXN 2.2 million to MXN 4.0 million, or roughly USD 126,000 to USD 229,000 and EUR 110,000 to EUR 200,000.

These Cancún neighborhoods work for first-time buyers because they offer larger units, gated-condo options, family demand, basic amenities and lower entry prices than Puerto Cancún or Zona Hotelera.

The trade-off is that these areas are usually more car-dependent, less attractive for tourists and more exposed to local-rental demand than vacation-rental demand.

Sources and methodology: we used Inmuebles24, Propiedades.com and Lamudi. We focused on real budget listings, not the cheapest ads only. We looked for areas with enough supply to be useful for buyers.

Which neighborhoods have the fastest-rising apartment prices in Cancún in 2026?

As of June 2026, the fastest-rising apartment areas in Cancún appear to be Puerto Juárez, Huayacán or Cumbres, and the Av. Colosio or Bonfil corridor.

A reasonable 2025 to 2026 growth estimate for these fast-moving Cancún areas is about 7% to 12% year over year, with Puerto Juárez and Colosio or Bonfil at the higher end when the project is well located.

The main growth driver is simple: buyers want more affordable alternatives to Zona Hotelera and Puerto Cancún, while tourism access, airport access, new retail and new condo supply keep attention on these corridors.

Sources and methodology: we used SHF 1T 2026, SEDETUR Quintana Roo indicators and live portal data from Inmuebles24. We treated growth by neighborhood as an estimate, not an official index. We checked if the story matched supply, access and buyer demand.

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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 MXN 4.2 million apartment in Cancún, a foreign buyer should expect total buyer closing costs of about MXN 290,000 to MXN 420,000, or roughly USD 17,000 to USD 24,000 and EUR 14,500 to EUR 21,000.

The main buyer closing costs in Cancún are ISAI acquisition tax, notary fees, registry costs, appraisal, certificates, legal review and fideicomiso setup for foreigners.

The largest buyer closing cost in Cancún is usually the ISAI acquisition tax, because it is calculated as a percentage of the taxable property value.

Some closing costs can vary, especially notary fees, legal review, appraisal, certificates and fideicomiso charges, but taxes themselves are not something a buyer should expect to negotiate away.

Sources and methodology: we used the Benito Juárez fiscal law, the Cancún cadastral table and CONDUSEF. We used legal items for taxes and market ranges for service fees. We modeled a normal foreign-buyer transaction.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cancún?

For a foreign buyer, buyer closing costs in Cancún usually equal about 7% to 10% of the apartment purchase price, including fideicomiso setup.

For most standard Cancún apartment transactions, a realistic low-to-high range is about 6% to 8% for Mexican buyers and about 7% to 10% for foreign buyers, with mortgages often pushing the buyer toward the high end.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Cancún.

Sources and methodology: we used the Benito Juárez municipal law, CONDUSEF and notary-style cost categories used in Quintana Roo transactions. We separated taxes from variable service costs. We also tested the result on several apartment price examples.

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What are the ongoing monthly and yearly costs of an apartment in Cancún in 2026?

What are typical HOA fees in Cancún right now?

As of June 2026, HOA fees are very common in Cancún apartments, and a normal mid-market condo owner should budget about MXN 2,500 to MXN 5,500 per month, or roughly USD 140 to USD 315 and EUR 125 to EUR 275.

The realistic HOA range in Cancún runs from about MXN 1,200 per month in a basic inland building to more than MXN 25,000 per month in luxury Puerto Cancún or Zona Hotelera buildings, which is about USD 70 to more than USD 1,430 and EUR 60 to more than EUR 1,250.

Sources and methodology: we used HOA clues from Inmuebles24, Propiedades.com and iCasas. We separated basic, mid-market and luxury buildings. We adjusted upward for pools, elevators, security, humidity and coastal maintenance.

What utilities should I budget monthly in Cancún right now?

As of June 2026, a typical two-bedroom apartment in Cancún needs a monthly utility budget of about MXN 2,200 to MXN 5,700, or roughly USD 125 to USD 325 and EUR 110 to EUR 285.

The realistic monthly utility range in Cancún can be closer to MXN 1,500 for a careful small-unit owner and above MXN 6,000 for a larger apartment with heavy air-conditioning use, or about USD 85 to more than USD 343 and EUR 75 to more than EUR 300.

This normal Cancún utility budget includes electricity, water and sewer, gas LP and internet.

Electricity is usually the utility that worries apartment owners most in Cancún, because sustained air-conditioning use can quickly push CFE bills above a comfortable level.

Sources and methodology: we used CFE domestic tariffs, Aguakan water tariffs and internet-market checks from major Mexican providers. We used official tariffs as the base. We then adjusted for Cancún heat and air-conditioning behavior.

How much is property tax on apartments in Cancún?

As of June 2026, annual property tax on a standard apartment in Cancún is often about MXN 8,000 to MXN 14,000, or roughly USD 460 to USD 800 and EUR 400 to EUR 700, for a MXN 4.2 million apartment example.

Property tax in Cancún is based on municipal taxable values, with the local framework using per-mille rates, so the final predial bill depends on the cadastral value, declared value and exact location.

A realistic annual predial range for Cancún apartments is about MXN 4,000 to MXN 30,000, or roughly USD 230 to USD 1,700 and EUR 200 to EUR 1,500, depending on the unit value and municipal assessment.

Sources and methodology: we used the Benito Juárez fiscal law, the 2026 cadastral table and municipal predial payment notices. We used the law for the framework. We used examples only because exact predial depends on each property file.

What's the yearly building maintenance cost in Cancún?

As of June 2026, a careful apartment owner in Cancún should keep a yearly maintenance reserve of about MXN 40,000 to MXN 70,000, or roughly USD 2,300 to USD 4,000 and EUR 2,000 to EUR 3,500, for a normal MXN 4.2 million apartment.

The realistic yearly maintenance range in Cancún is about MXN 25,000 for a simple inland apartment and more than MXN 120,000 for a larger or coastal unit, or about USD 1,400 to more than USD 6,900 and EUR 1,250 to more than EUR 6,000.

These Cancún maintenance costs usually cover or reserve for humidity repairs, waterproofing, paint, air-conditioning servicing, minor plumbing, hurricane preparation, elevator issues and pool-related building wear.

Some building maintenance is included in HOA fees, but a smart Cancún apartment owner still keeps a separate reserve because special assessments can happen when the HOA is underfunded.

Sources and methodology: we used listing evidence from Inmuebles24, Propiedades.com and Cancún building-cost logic from coastal condo management. We modeled the reserve as a practical owner budget. We adjusted for salt air, humidity and hurricane exposure.

How much does home insurance cost in Cancún?

As of June 2026, annual home insurance for a normal apartment in Cancún is usually about MXN 9,000 to MXN 18,000, or roughly USD 515 to USD 1,030 and EUR 450 to EUR 900.

The realistic annual home insurance range in Cancún is about MXN 5,000 for a basic inland unit and more than MXN 45,000 for a premium coastal apartment with stronger coverage, or about USD 285 to more than USD 2,570 and EUR 250 to more than EUR 2,250.

Home insurance is usually optional if you buy in cash, but it is often required by lenders, and hurricane, flood, contents and civil-liability coverage matter more in Cancún than in many inland markets.

Sources and methodology: we used Mexican insurer quotation logic, CONDUSEF consumer-finance references and Cancún-specific coastal risk assumptions. We treated insurance as a range, not a fixed tariff. We separated building master policy risk from individual owner coverage.

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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 1T 2026	It is Mexico’s official housing price index.	We used it to anchor 2026 residential price growth. We treated it as a market-direction source, not a bedroom-level apartment source.
SHF historical housing index data	It gives official housing-price history and methodology.	We used it to compare Quintana Roo with national housing inflation. We also used the new and resale split as a benchmark.
INEGI	It is Mexico’s national statistics office.	We used it for inflation and macro context. We used it to check whether housing growth looked high or normal.
Banco de México SIE mortgage rates	It is the central bank’s official interest-rate database.	We used it to estimate mortgage affordability in Mexico. We used the April 2026 fixed-peso mortgage rate and CAT context.
CONDUSEF mortgage simulator	It is Mexico’s official consumer-finance comparison tool.	We used it to sanity-check mortgage assumptions. We did not use broker marketing rates as the main source.
Benito Juárez municipal treasury law	It is the legal source for local taxes.	We used it for acquisition tax and predial rules. We applied the framework to apartment examples in Cancún.
Cancún 2026 cadastral value table	It is the official municipal base for property valuation.	We used it to explain why predial varies by exact property. We avoided giving one fake citywide tax bill.
Aguakan water tariffs	Aguakan is the regulated water operator for Cancún.	We used it to estimate water and sewer costs. We checked the tariff logic against normal apartment consumption.
CFE domestic electricity tariffs	CFE is Mexico’s official electricity supplier.	We used it for electricity budgeting. We adjusted the budget upward for Cancún air-conditioning use.
Properstar Cancún apartment price index	It gives a transparent listing-based apartment median.	We used its June 2026 apartment median as the main m² anchor. We cross-checked it against live listing portals.
Inmuebles24 Cancún listings	It is one of Mexico’s major real estate portals.	We used it to validate live apartment supply. We treated asking prices as market evidence, not final sale prices.
Propiedades.com Cancún apartment listings	It has many listings with size and bedroom fields.	We used it to estimate bedroom-level price bands. We removed obvious outliers and poorly located results.
Lamudi Cancún apartment listings	It adds another portal view of live supply.	We used it as a cross-check for new-build and amenity-heavy listings. We did not rely on it alone.
iCasas Cancún apartment listings	It aggregates a large set of apartment listings.	We used it to spot high-end and larger-unit examples. We treated duplicate-style portal listings carefully.
SEDETUR Quintana Roo tourism indicators	It is the state tourism data platform.	We used it to understand tourism demand around Cancún. We connected this demand to rental and neighborhood context.
DataTur hotel monitoring	It is Mexico’s federal tourism monitoring source.	We used it to cross-check hotel occupancy context. We did not treat hotel data as apartment rental income.
ASUR airport traffic data	It reports traffic for Cancún International Airport.	We used it to understand travel-demand pressure. We used this only as context for tourism-facing neighborhoods.