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
Buying a condo in Cancún as a foreigner involves more than just the sticker price, and this guide breaks down everything you need to know about real costs, neighborhoods, and what to expect.
We constantly update this blog post with the latest data, so you always get fresh and accurate information about the Cancún condo market.
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
- Quintana Roo property prices rose 14% year-over-year in 2025, outpacing most Mexican states and making Cancún one of the fastest-appreciating coastal markets in Latin America.
- Foreigners buying condos in Cancún must use a fideicomiso bank trust because the city sits in Mexico's restricted coastal zone, adding 2 to 3 months to closing timelines and roughly $1,500 to $2,500 USD in setup fees.
- Air conditioning costs catch many foreign condo buyers off guard in Cancún, where electricity bills can jump 40% to 60% during hot months due to Mexico's tiered tariff system that penalizes high consumption.
- The price gap between new-build and resale condos in Cancún is narrowing, with SHF data showing used housing appreciation at 8.84% versus 8.52% for new construction in 2025.
- Downtown Cancún (Centro) and Avenida Huayacán corridor offer condos at 30% to 40% below beachfront prices, with emerging areas like Polígono Sur showing appreciation rates exceeding 30% annually.
- HOA fees in Cancún luxury buildings can reach 18,000 MXN monthly (around $1,000 USD), a recurring cost many first-time foreign buyers underestimate when calculating total ownership expenses.
- INEGI safety perception surveys rank Benito Juárez (Cancún's municipality) among areas with high perceived insecurity, which can affect both resale values and tenant quality for rental investors.
- The Maya Train infrastructure project is driving price appreciation in areas along its route, with properties near stations seeing 20% to 30% value increases within 2 to 3 years of completion announcements.
How much does a condo actually cost in Cancún?
What is the average price per square meter for a condo in Cancún in 2026?
As of early 2026, the average price per square meter for a condo in Cancún that most foreigners actually shop for (secure building, amenities, decent location) sits around 75,000 MXN, which translates to approximately $4,200 USD or €3,850 EUR at current exchange rates.
The realistic price range in Cancún spans from about 45,000 MXN per square meter ($2,500 USD / €2,300 EUR) for budget inland options to 140,000+ MXN per square meter ($7,800 USD / €7,200 EUR) for prime beachfront units in Puerto Cancún or the Hotel Zone.
This wide spread exists because Cancún's condo market serves two very different buyers: locals looking for practical housing and foreigners seeking vacation or investment properties with resort-style amenities.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Cancún in 2026?
As of early 2026, a one-bedroom condo in Cancún (typically 55 to 70 square meters) costs between 4.1 million and 5.3 million MXN, which works out to roughly $230,000 to $295,000 USD or €210,000 to €270,000 EUR.
A two-bedroom condo in Cancún (typically 85 to 110 square meters) runs between 6.4 million and 8.3 million MXN, translating to approximately $360,000 to $465,000 USD or €330,000 to €425,000 EUR.
A three-bedroom condo in Cancún (typically 120 to 150 square meters) ranges from 9 million to 11.3 million MXN, or about $500,000 to $630,000 USD (€460,000 to €580,000 EUR), though premium buildings with ocean views can push well above these figures.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Cancún property pack.
What is the cheapest condo a foreigner can buy in Cancún in 2026?
As of early 2026, the cheapest condos a foreigner can realistically purchase in Cancún start around 1.6 million to 2.3 million MXN, which equals approximately $90,000 to $130,000 USD or €82,000 to €120,000 EUR for a small one-bedroom or large studio unit.
These entry-level condos in Cancún are typically found inland in areas like Downtown (Centro), Supermanzana 20/22/60, or along Avenida Kabah and Avenida Nichupté, where older walk-up buildings and smaller developments offer lower price points.
The trade-offs at this price level in Cancún include fewer amenities (no pool, basic security, limited parking), longer distances from the beach (15 to 25 minute drive), older construction, and smaller living spaces that may limit resale appeal to other foreign buyers.
How much does a luxury condo cost in Cancún in 2026?
As of early 2026, luxury condos in Cancún typically start around 12 million MXN and can exceed 22 million MXN or more, translating to approximately $670,000 to $1,230,000+ USD (€615,000 to €1,130,000+ EUR) depending on size, views, and building prestige.
Luxury condos in Cancún are defined by features like direct beach access, private marina berths, concierge services, infinity pools, high-end finishes, smart home technology, and often include 24/7 security with controlled access.
The neighborhoods known for luxury condo options in Cancún include Puerto Cancún (marina lifestyle with golf course access), Zona Hotelera along Boulevard Kukulkán (beachfront resort living), and select waterfront pockets near Playa Mujeres just north of the Hotel Zone.
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What is the usual price difference between new-build and resale condos in Cancún in 2026?
As of early 2026, new-build condos in Cancún typically price 10% to 25% above comparable resale units in the same area and size category, though the gap is narrower than in previous years due to strong appreciation in the resale segment.
One important factor that can significantly narrow this price gap in Cancún is location scarcity: a resale condo with proven waterfront views, walk-to-beach access, or documented rental performance can actually command prices equal to or higher than new construction in less desirable spots.
Are condo prices rising or falling in Cancún in 2026?
As of early 2026, condo prices in Cancún are clearly rising, with Quintana Roo posting approximately 14% year-over-year appreciation according to SHF data, making it one of Mexico's strongest performing state markets.
The main factors driving Cancún condo prices upward include sustained international tourism demand, infrastructure improvements like the Maya Train, limited new supply in prime beachfront locations, and continued foreign investment seeking both lifestyle and rental returns.
This price trend is not uniform across all Cancún neighborhoods: beachfront areas like Puerto Cancún and the Hotel Zone show the steepest increases, while inland zones remain more negotiable and accessible, creating a widening gap between premium and entry-level segments.
You can also read our latest update about property price forecasts in Cancún.
What has been the 5-year condo price trend in Cancún in 2026?
As of early 2026, Cancún condo prices have increased approximately 60% over the past five years, representing compound annual growth of roughly 10% during a period that included both pandemic disruption and strong recovery.
The peak period for condo price growth in Cancún during this five-year span was 2023 to 2024, when the market recorded a notable 13.4% annual increase driven by the Mayan Train project announcements and the post-pandemic tourism boom that brought record visitor numbers to the region.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Cancún.
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 extra costs should I expect when buying a condo in Cancún?
What are the total transaction costs when buying a condo in Cancún in 2026?
As of early 2026, total transaction costs when buying a condo in Cancún typically range from 6% to 10% of the purchase price for foreign buyers, with the higher end applying when a fideicomiso bank trust setup is required.
These transaction costs in Cancún break down into several categories: property acquisition tax (3% in Benito Juárez municipality), notary and registration fees (1.5% to 3.5%), fideicomiso setup fees ($1,000 to $2,500 USD), and optional escrow services ($450 to $800 USD).
The largest single transaction cost for condo buyers in Cancún is usually the property acquisition tax (Impuesto sobre Adquisición de Bienes Inmuebles) at 3% of the taxable value, followed closely by notary fees which vary based on purchase price and complexity.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cancún.
What hidden fees do condo buyers often overlook in Cancún?
The most commonly overlooked fee for condo buyers in Cancún is the fideicomiso annual trustee fee, which runs a few hundred USD every year for the life of your ownership and catches many first-time buyers off guard who only budgeted for the initial setup cost.
Other hidden fees that frequently surprise foreign condo buyers in Cancún include HOA arrears or special assessments inherited from previous owners, high electricity bills due to AC usage in tropical climate tariff brackets, and insurance gaps where building policies don't cover individual unit contents.
These hidden fees in Cancún typically surface at different stages: HOA issues emerge during due diligence, fideicomiso annual fees appear after closing, and utility surprises hit during your first few months of ownership when you receive CFE electricity bills.
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Which neighborhoods are best for buying a condo in Cancún?
What are the most popular neighborhoods for foreign condo buyers in Cancún in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Cancún are Zona Hotelera (Hotel Zone) for beach access and resort lifestyle, Puerto Cancún for marina living and luxury amenities, and Downtown (Centro) for better value and authentic local experience.
What makes these Cancún neighborhoods particularly attractive to foreign buyers goes beyond obvious beach proximity: Puerto Cancún offers direct marina access for boat owners and a self-contained community with shopping and dining, while Centro provides walkability and the strongest long-term rental demand from local professionals.
The typical price range in these popular Cancún neighborhoods varies significantly: Hotel Zone condos run 8 million to 15 million MXN ($450,000 to $840,000 USD / €410,000 to €770,000 EUR), Puerto Cancún ranges 10 million to 25 million+ MXN ($560,000 to $1.4 million+ USD), and Centro offers 3 million to 7 million MXN ($170,000 to $390,000 USD / €155,000 to €360,000 EUR).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
Which areas have the cheapest condos in Cancún in 2026?
As of early 2026, the three areas with the cheapest condos in Cancún are Downtown Centro (particularly around older supermanzanas), Avenida Kabah corridor, and Supermanzana 20/22/60 zones where older inventory and fewer amenities keep prices accessible.
The typical price range for condos in these cheapest Cancún areas runs from 1.5 million to 4 million MXN ($85,000 to $225,000 USD / €78,000 to €205,000 EUR), with entry-level studios and one-bedrooms at the lower end and larger units or better-maintained buildings at the higher end.
Which neighborhoods have the best rental demand for condos in Cancún in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Cancún are Zona Hotelera for short-term vacation rentals, Puerto Cancún for premium tourist stays, and Downtown Centro for long-term rentals to local professionals and expats.
The typical rental yield range in these high-demand Cancún neighborhoods runs from 5.68% for standard long-term rentals up to 8% to 10% for well-managed short-term vacation properties in prime beachfront locations during peak season.
The main factor driving rental demand in these Cancún neighborhoods is the distinct tenant profile each serves: Hotel Zone and Puerto Cancún benefit from Cancún's 20+ million annual tourist visitors seeking vacation stays, while Centro captures steady demand from the workforce serving the tourism industry and local businesses.
You can also read our detailed analysis about the rental yields for condos in Cancún.
What neighborhoods should I avoid when buying a condo in Cancún in 2026?
As of early 2026, rather than naming specific neighborhoods to avoid outright, condo buyers in Cancún should be cautious about buildings with weak administration (no reserve fund, messy bylaws, constant disputes), properties in areas with high perceived insecurity according to INEGI surveys, and any units with unclear ejido or irregular title history.
The main reason these situations are problematic for Cancún condo buyers is that building-level issues like HOA dysfunction and title problems create legal and financial headaches that can trap owners, while high-insecurity perception areas can hurt both resale values and tenant quality regardless of actual crime statistics.
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 is the condo buying process like in Cancún?
What are the steps to buying a condo as a foreigner in Cancún?
The condo buying process for foreigners in Cancún involves approximately six main steps from initial offer through final ownership, with the fideicomiso trust setup adding complexity compared to buying in non-coastal areas of Mexico.
The key steps for foreign condo buyers in Cancún are: selecting and making an offer, paying a reservation deposit to hold the unit, conducting thorough due diligence on title and building, setting up the fideicomiso bank trust through a Mexican bank and notary, closing at the notary office with tax payments and deed registration, and completing post-closing tasks like utility transfers and HOA onboarding.
The step that typically takes the longest in the Cancún condo purchase process is the fideicomiso setup, which requires the bank and notary to apply for an SRE (foreign ministry) permit, draft the trust deed, and complete registration, often taking 2 to 3 months from start to finish.
Documents a foreigner must prepare before starting the condo purchase process in Cancún include a valid passport, proof of address in your home country, Mexican tax ID (RFC) which your notary can help obtain, and potentially a power of attorney if you cannot be physically present for all signing stages.
You can also read our blog article about what foreigners can buy and own in Cancún.
How long does it take to complete a condo purchase in Cancún?
The typical timeframe to complete a condo purchase in Cancún from offer to ownership transfer is 4 to 8 weeks for straightforward resale transactions, extending to approximately 2 to 3 months when fideicomiso setup is required for foreign buyers in the coastal restricted zone.
Factors that can significantly speed up the Cancún condo purchase include paying cash, having documents pre-prepared, choosing an experienced notary familiar with foreign transactions, and buying from a seller with clean title history, while delays commonly stem from incomplete seller documentation, bank processing times for the fideicomiso, or unexpected title issues discovered during due diligence.
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What are the ongoing costs of owning a condo in Cancún?
What are the typical recurring monthly condo costs in Cancún in 2026?
As of early 2026, the total typical monthly condo cost in Cancún including HOA fees and utilities ranges from 5,000 to 25,000 MXN ($280 to $1,400 USD / €255 to €1,280 EUR), varying dramatically based on building type and how heavily you use air conditioning.
Monthly HOA or maintenance fees (cuotas de mantenimiento) in Cancún typically range from 2,000 to 6,000 MXN ($110 to $335 USD / €100 to €310 EUR) for mid-market buildings, jumping to 6,000 to 18,000+ MXN ($335 to $1,000+ USD) for amenity-heavy luxury developments with pools, gyms, and 24/7 security.
A portion of your monthly HOA payment in Cancún should go toward a sinking fund (fondo de reserva) for major repairs, and Quintana Roo condo law explicitly requires this, so ask your building administrator what percentage is allocated and what the current fund balance is.
Monthly utility costs for a standard condo in Cancún typically run 1,500 to 4,000 MXN ($85 to $225 USD / €77 to €205 EUR) covering electricity (the big variable due to AC), water via Aguakan, internet, and gas, with electricity potentially spiking higher during hot months if you're in a high-consumption tariff tier.
What are the typical annual condo ownership costs in Cancún in 2026?
As of early 2026, the total typical annual condo ownership cost in Cancún including property tax and insurance runs approximately 15,000 to 40,000 MXN ($840 to $2,240 USD / €770 to €2,050 EUR), not counting your monthly recurring fees.
Annual property tax (predial) for condos in Cancún is relatively low compared to North American standards, typically ranging from 0.1% to 0.3% of assessed value, which for a mid-range condo might equal 5,000 to 12,000 MXN ($280 to $670 USD / €255 to €615 EUR) with early payment discounts of up to 20% available in January.
Annual condo insurance in Cancún varies by coverage level and building type, but basic policies typically cost 3,000 to 8,000 MXN ($170 to $450 USD / €155 to €410 EUR) for contents and liability, with hurricane coverage adding to the premium if not included in your building's master policy.
Foreign condo owners in Cancún should also budget for the fideicomiso annual trustee fee, which the bank charges every year to maintain the trust structure, typically running $500 to $800 USD annually depending on your bank and original agreement.
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.
What do expats and locals really say about buying condos in Cancún?
Do most expats regret or recommend buying a condo in Cancún in 2026?
As of early 2026, the general sentiment among expats about buying a condo in Cancún leans positive, with most recommending the purchase if you choose a well-run building and go in with realistic expectations about ongoing costs and tropical living realities.
The most common reason expats give for recommending condo ownership in Cancún is that buildings with strong HOA administration and healthy reserve funds provide a genuinely hassle-free lifestyle, where someone else handles the pool, security, and maintenance while you enjoy beach access and year-round warm weather.
The most common reason expats give for regretting their Cancún condo purchase is buying based on photos and marketing materials without visiting in person, only to discover HOA dysfunction, noise issues from neighboring vacation rentals, or building maintenance problems that weren't disclosed during the rushed sales process.
What unexpected challenges do foreign condo owners face in Cancún?
The most common unexpected challenge foreign condo owners face in Cancún is the fideicomiso renewal and annual fee process, which requires ongoing attention and bank communication that many first-time buyers don't anticipate when they focus only on the initial purchase.
Other unexpected challenges that frequently surprise foreign condo owners in Cancún include navigating HOA politics conducted entirely in Spanish with voting that can affect rental policies or special assessments, dealing with electricity bills that spike dramatically during hot months under Mexico's tiered tariff system, and managing security perception issues that can influence both tenant quality and resale values even if your specific building is safe.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Cancún.
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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 it's authoritative | How we used it |
|---|---|---|
| Ley de Hacienda del Municipio de Benito Juárez | Official municipal tax law for Cancún's municipality. | We used it to confirm the 3% property acquisition tax rate. We verified the taxable base definition for our closing cost estimates. |
| Ley de Propiedad en Condominio de Quintana Roo | Official state law governing condo management and fees. | We referenced it for HOA fee structures and reserve fund requirements. We used it to explain owner obligations under Quintana Roo law. |
| Real Estate Market (SHF data) | Reports official SHF Housing Price Index figures. | We used it to anchor Quintana Roo's +14% YoY appreciation rate. We applied this growth to project early 2026 price estimates. |
| Inmuebles24 Índice Inmobiliario | Major listing platform with transparent methodology. | We used it as our baseline price-per-sqm reference. We cross-checked neighborhood data against their market reports. |
| Banxico SIE (USD/MXN series) | Mexico's central bank official exchange rate data. | We used it to ground all USD/MXN conversions. We referenced the early January 2026 FIX rate of approximately 17.88. |
| Global Property Guide | International property research firm with biannual updates. | We used their rental yield analysis showing 5.69% Mexico average. We referenced their price trend data for context. |
| PeninsuLawyers | Specialist legal source for Mexico's fideicomiso system. | We used it for fideicomiso timeline estimates (2-3 months). We referenced their fee ranges and process explanations. |
| Rosen Law | Formal legal memo on foreigner property purchases. | We used it to support due diligence recommendations. We referenced their title verification guidance for buyers. |
| SRE Mexican Consulate | Official government consular guidance for foreigners. | We used it to explain power of attorney for remote purchases. We confirmed the legal instruments foreigners commonly use. |
| Numbeo | Crowdsourced data with transparent methodology. | We used it as a sanity check against index-derived prices. We explicitly flagged its limitations for premium condo segments. |
| CONUEE (gob.mx) | Official government energy efficiency agency. | We used it to explain electricity tariff categories. We referenced it for AC-related utility cost warnings. |
| Aguakan Tariffs | Official local water utility tariff publication. | We used it to support ongoing utility cost estimates. We referenced their rate structure for water/sewer budgeting. |
| CONDUSEF | Mexico's financial consumer protection authority. | We used it for home insurance guidance. We referenced their consumer advice on coverage evaluation. |
| INEGI ENSU Survey | Official national statistics on urban safety perception. | We used it to explain security perception impact on property values. We referenced Benito Juárez municipality data. |
| Susurros Residences | Detailed process documentation matching standard practice. | We used it to explain escrow handling in Mexico. We referenced the reservation and earnest money stage process. |
| FazWaz | Major listing platform with median price tracking. | We used their listing data to verify price ranges. We referenced their median of $252,358 and $4,200/sqm figures. |
| MyCasa | Buyer-focused platform with video-enhanced listings. | We used their current inventory to verify neighborhood pricing. We cross-checked luxury segment offerings. |
| Zisla | Daily-updated listings with accurate pricing. | We used their listings for luxury market verification. We referenced their Mexico real estate trends analysis. |
| Mexperience | Long-running expat resource with market insights. | We used their market context and buyer guidance. We referenced their explanation of localized pricing factors. |
| Wise | Financial services guide for international buyers. | We used their comparative price data across Mexican cities. We referenced their fideicomiso explanation for context. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.