As of June 2026, the median house price in Cancún is about MXN 4.2 million, while the average house price in Cancún is closer to MXN 5.8 million because luxury homes in Puerto Cancún, Campestre, Lagos del Sol and the Hotel Zone pull the average upward.
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We constantly update this blog post so the house prices in Cancún stay close to the market that buyers actually see in 2026.
This guide focuses only on houses in Cancún, not apartments, land, commercial property or hotel investments.
The goal is to help a foreign individual buyer understand the real budget needed before speaking with agents, notaries or banks.
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.
How much do houses cost in Cancún as of 2026?
What's the median and average house price in Cancún as of 2026?
As of 2026, the estimated median house price in Cancún is about MXN 4.2 million, which is roughly USD 244,000 or EUR 211,000, while the estimated average house price in Cancún is about MXN 5.8 million, or roughly USD 337,000 and EUR 291,000.
For most normal house buyers in Cancún in 2026, the realistic price range that covers roughly 80% of livable house sales is about MXN 2.0 million to MXN 10 million, or roughly USD 116,000 to USD 581,000 and EUR 100,000 to EUR 502,000.
The median and average prices are different because Cancún has many ordinary family houses under MXN 5 million, but it also has expensive houses in Puerto Cancún, Campestre, Lagos del Sol, Isla Dorada and the Hotel Zone that push the average much higher.
At the median house price in Cancún in 2026, a buyer can realistically expect a 3-bedroom house in a planned inland area such as Jardines del Sur, Supermanzana 312, Arbolada, Gran Santa Fe, Los Héroes or the more affordable parts of Avenida Huayacán.
What's the cheapest livable house budget in Cancún as of 2026?
As of 2026, the cheapest serious livable house budget in Cancún is about MXN 1.8 million to MXN 2.2 million, or roughly USD 105,000 to USD 128,000 and EUR 90,000 to EUR 110,000.
At this entry-level price in Cancún in 2026, livable usually means a small legal house with working utilities, basic finishes, no major title problem, limited outdoor space and some repairs to plan after purchase.
These cheapest livable houses in Cancún are usually found around Región 103, Región 200+, Villas Otoch Paraíso surroundings, Paseos del Mar, Prado Norte, Los Héroes, Paraíso Maya and some older areas near the López Portillo corridor.
This budget is possible in Cancún, but a foreign buyer should be careful because many very cheap ads are remates bancarios, unfinished legal cases or houses that are not easy to buy through a normal notary process.
How much do 2 and 3-bedroom houses cost in Cancún as of 2026?
As of 2026, a typical 2-bedroom house in Cancún costs about MXN 2.4 million, or roughly USD 140,000 and EUR 120,000, while a typical 3-bedroom house in Cancún costs about MXN 4.0 million, or roughly USD 233,000 and EUR 201,000.
A realistic 2-bedroom house price range in Cancún in 2026 is about MXN 1.8 million to MXN 3.2 million, or roughly USD 105,000 to USD 186,000 and EUR 90,000 to EUR 161,000.
A realistic 3-bedroom house price range in Cancún in 2026 is about MXN 2.8 million to MXN 5.5 million, or roughly USD 163,000 to USD 320,000 and EUR 141,000 to EUR 276,000.
The usual price jump from a 2-bedroom house to a 3-bedroom house in Cancún is about MXN 1.0 million to MXN 2.0 million, mainly because the third bedroom often comes with a better gated community, more parking or a stronger location.
How much do 4-bedroom houses cost in Cancún as of 2026?
As of 2026, a typical 4-bedroom house in Cancún costs about MXN 4.8 million to MXN 9.5 million, or roughly USD 279,000 to USD 552,000 and EUR 241,000 to EUR 477,000.
A realistic 5-bedroom house price range in Cancún in 2026 is about MXN 8 million to MXN 18 million, or roughly USD 465,000 to USD 1.05 million and EUR 402,000 to EUR 903,000.
A realistic 6-bedroom house price range in Cancún in 2026 is about MXN 12 million to MXN 30 million, or roughly USD 698,000 to USD 1.74 million and EUR 602,000 to EUR 1.51 million.
Please note that we give much more detailed data in our pack about the property market in Cancún.
How much do new-build houses cost in Cancún as of 2026?
As of 2026, a normal new-build house in Cancún costs about MXN 3.2 million to MXN 6.5 million, or roughly USD 186,000 to USD 378,000 and EUR 161,000 to EUR 326,000.
New-build houses in Cancún usually cost about 10% to 18% more than similar older resale houses, especially along Avenida Huayacán, in gated communities with pools and security, and in projects marketed to family buyers.
How much do houses with land cost in Cancún as of 2026?
As of 2026, a house with meaningful private land in Cancún usually costs about MXN 5.5 million to MXN 12 million, or roughly USD 320,000 to USD 698,000 and EUR 276,000 to EUR 602,000.
In Cancún in 2026, a house with land usually means a usable private plot of at least 250 m², and the stronger land value starts when the lot is closer to 400 m² or has space for a pool, garden or future extension.
The important Cancún detail is that a large plot in Álamos, Campestre or Supermanzana 17 is not the same product as a compact gated house in Huayacán, even when both ads simply say “house with land.”
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Where are houses cheapest and most expensive in Cancún as of 2026?
Which neighborhoods have the lowest house prices in Cancún as of 2026?
As of 2026, the lowest house prices in Cancún are usually found in Región 200+, Región 103, Villas Otoch Paraíso surroundings, Paseos del Mar, Prado Norte, Los Héroes, Paraíso Maya and parts of the López Portillo corridor.
In these cheaper Cancún neighborhoods in 2026, normal livable houses usually cost about MXN 1.8 million to MXN 3.8 million, or roughly USD 105,000 to USD 221,000 and EUR 90,000 to EUR 191,000.
These neighborhoods are cheaper because they sit farther from the Hotel Zone, Puerto Cancún, Avenida Bonampak and the strongest school corridors, and some streets still have weaker infrastructure, longer commutes or lower resale liquidity.
Which neighborhoods have the highest house prices in Cancún as of 2026?
As of 2026, the top three most expensive house areas in Cancún are Puerto Cancún, the Zona Hotelera and Isla Dorada cluster, and the Campestre and Lagos del Sol luxury-house belt.
In these premium Cancún neighborhoods in 2026, typical house prices usually range from about MXN 10 million to more than MXN 40 million, or roughly USD 581,000 to more than USD 2.33 million and EUR 502,000 to more than EUR 2.01 million.
These neighborhoods command the highest prices because they combine scarce land, security, water or golf exposure, prestige, short access to the Hotel Zone and a buyer base that is not limited to local salaries.
The typical buyer in these premium Cancún neighborhoods is a high-income Mexican family, a business owner, a foreign lifestyle buyer or an investor who wants a secure house that can also hold value in a tourism-driven market.
How much do houses cost near the city center in Cancún as of 2026?
As of 2026, houses near central Cancún areas such as Supermanzana 15, Supermanzana 16, Supermanzana 17, Supermanzana 18, Supermanzana 19, Avenida Nader and Avenida Bonampak usually cost about MXN 4.5 million to MXN 8.5 million, or roughly USD 262,000 to USD 494,000 and EUR 226,000 to EUR 427,000.
Houses near major access roads and transit points in Cancún, including Avenida Tulum, Avenida Kabah, Avenida Nichupté, Avenida Bonampak, Avenida López Portillo, Avenida Huayacán and airport-linked routes, usually cost about MXN 3.0 million to MXN 6.5 million, or roughly USD 174,000 to USD 378,000 and EUR 151,000 to EUR 326,000.
Houses near top private schools in Cancún, including Colegio Cumbres Cancún, Instituto Césare, Álamos School, Colegio Alexandre and Instituto Inglés, usually cost about MXN 5.5 million to MXN 12 million, or roughly USD 320,000 to USD 698,000 and EUR 276,000 to EUR 602,000.
Houses in expat-popular Cancún areas such as Puerto Cancún, Zona Hotelera, Avenida Nader, Cumbres, Aqua, Campestre, Lagos del Sol and the better parts of Huayacán usually cost about MXN 7 million to MXN 20 million or more, or roughly USD 407,000 to USD 1.16 million and EUR 351,000 to EUR 1.0 million.
How much do houses cost in the suburbs in Cancún as of 2026?
As of 2026, suburban houses in Cancún usually cost about MXN 2.5 million to MXN 6.5 million, or roughly USD 145,000 to USD 378,000 and EUR 125,000 to EUR 326,000.
Compared with central Cancún houses, suburban houses are often about 15% to 35% cheaper, although premium suburbs such as Cumbres, Aqua, Campestre and Lagos del Sol can be more expensive than many central areas.
The most popular suburban areas for Cancún house buyers in 2026 include Jardines del Sur, Arbolada, Supermanzana 312, Gran Santa Fe, Los Héroes, Prado Norte, Paseos del Mar, Cumbres, Aqua and the Avenida Huayacán corridor.
What areas in Cancún are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable areas for house buyers in Cancún are Jardines del Sur, Supermanzana 312, Arbolada, Los Héroes, Prado Norte, Paseos del Mar and selected Huayacán-side developments below Aqua and Cumbres pricing.
In these improving yet affordable Cancún areas in 2026, the typical house price is about MXN 2.8 million to MXN 4.8 million, or roughly USD 163,000 to USD 279,000 and EUR 141,000 to EUR 241,000.
The main sign of improvement is not beach access, but stronger inland family demand, more gated supply, better retail services and the growth of the Huayacán and southern Cancún residential corridor.
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What extra costs should I budget for a house in Cancún right now?
What are typical buyer closing costs for houses in Cancún right now?
For a house in Cancún right now, a foreign buyer should usually budget about 6% to 8% of the purchase price for closing costs.
On a MXN 4.2 million house in Cancún, this usually means about MXN 250,000 to MXN 335,000, or roughly USD 15,000 to USD 19,500 and EUR 13,000 to EUR 17,000, covering ISAI, notary fees, deed work, registry costs, certificates, appraisal items and possible fideicomiso setup.
The largest single closing cost for most Cancún house buyers is the ISAI acquisition tax, which is normally 3% of the taxable value in Benito Juárez municipality.
We cover all these costs and what are the strategies to minimize them in our property pack about Cancún.
How much are property taxes on houses in Cancún right now?
For a normal house in Cancún right now, annual property tax is usually about MXN 10,000 to MXN 12,000 on a MXN 4.2 million purchase, or roughly USD 580 to USD 700 and EUR 500 to EUR 600.
Property tax in Cancún is calculated using the municipal tax base and residential predial rates that are commonly around 2.45 to 2.8 per thousand, although the actual bill can change depending on cadastral value, declared value, acquisition value and local discounts.
How much is home insurance for a house in Cancún right now?
For a normal house in Cancún right now, home insurance usually costs about MXN 8,000 to MXN 25,000 per year, or roughly USD 465 to USD 1,450 and EUR 400 to EUR 1,250.
Insurance premiums for houses in Cancún depend on insured value, construction quality, distance from water, hurricane cover, flood cover, contents, civil-liability cover, glass cover and whether the house has a pool or exposed outdoor areas.
What are typical utility costs for a house in Cancún right now?
For a normal 3-bedroom house in Cancún right now, total utilities and core services usually cost about MXN 4,000 to MXN 9,000 per month, or roughly USD 230 to USD 520 and EUR 200 to EUR 450.
The usual monthly breakdown in Cancún is about MXN 2,000 to MXN 6,500 for electricity, MXN 300 to MXN 1,200 for water and sewer, MXN 300 to MXN 900 for LP gas, MXN 500 to MXN 900 for internet, MXN 1,500 to MXN 6,000 for HOA fees in gated communities and MXN 1,500 to MXN 5,000 for pool or garden care when needed.
What are common hidden costs when buying a house in Cancún right now?
For a house in Cancún right now, common hidden costs can easily add MXN 80,000 to MXN 400,000 in the first year, or roughly USD 4,700 to USD 23,000 and EUR 4,000 to EUR 20,000.
A normal technical inspection for a Cancún house usually costs about MXN 5,000 to MXN 15,000, or roughly USD 290 to USD 870 and EUR 250 to EUR 750, while large luxury houses can cost more to inspect properly.
Beyond inspections, common hidden costs in Cancún include AC replacement, roof waterproofing, hurricane shutters, pool repairs, pump replacement, mold treatment, salt-air corrosion repairs, HOA debt checks, legal review and fideicomiso bank fees.
The hidden cost that surprises first-time Cancún house buyers most is usually electricity, because old mini-splits, poor insulation and constant air-conditioning can turn a cheap-looking house into an expensive monthly property.
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What do locals and expats say about the market in Cancún as of 2026?
Do people think houses are overpriced in Cancún as of 2026?
As of 2026, many locals and expats think houses in Cancún are expensive, especially in Puerto Cancún, Campestre, Lagos del Sol, Aqua, Cumbres and the Hotel Zone, but well-located family houses are still attracting serious buyers.
Correctly priced houses in Cancún often sell in about 60 to 120 days, while luxury houses above MXN 15 million can stay on the market for 6 to 12 months if the asking price is too high.
The main reason people feel Cancún houses are expensive is that prices are shaped by tourism money, foreign buyers, high-income Mexican buyers and limited premium gated supply, not only by normal local salaries.
Compared with one or two years ago, sentiment in Cancún is more selective because buyers still accept strong prices for good houses, but they push harder on negotiation when a listing is stale, badly maintained or far from the strongest corridors.
Are prices still rising or cooling in Cancún as of 2026?
As of 2026, house prices in Cancún are still rising overall, but the market is no longer moving evenly across every area and every price point.
Our estimated year-over-year house price change in Cancún in 2026 is about 8% to 12% citywide, with stronger growth in good gated communities and more negotiation on overpriced luxury listings.
Over the next 6 to 12 months, the most realistic expectation is that good houses in Cancún will stay firm, while sellers with very ambitious prices may need to discount because buyers now compare neighborhoods, maintenance quality and monthly running costs more carefully.
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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 this source matters | How we used it |
|---|---|---|
| Sociedad Hipotecaria Federal, Índice SHF | It is Mexico’s main official housing-price benchmark. | We used it to anchor the 2026 housing-price trend. We checked Quintana Roo against national growth. |
| Ruptura360 summary of SHF 1Q 2026 | It reports Quintana Roo-specific SHF housing data. | We used it to confirm the 13% plus annual rise in Quintana Roo. We treated it as a local SHF summary. |
| Vivanuncios Cancún price guide | It shows a large local listing-market snapshot. | We used its Cancún house average as a mass-market benchmark. We did not use it alone because portals can be biased. |
| Inmuebles24 Cancún houses | It gives live supply and neighborhood price signals. | We used it to compare Cancún neighborhoods. We used examples such as Jardines del Sur, Campestre, Álamos and Supermanzana 17. |
| Lamudi Cancún houses | It is a recognized real estate marketplace in Mexico. | We used it to cross-check bedroom and new-build prices. We excluded remates bancarios from normal buyer budgets. |
| Lamudi Ciudad de Cancún houses | It helps check broader Benito Juárez house listings. | We used it to confirm Cancún submarket differences. We separated asking prices from realistic buyer budgets. |
| Banco de México exchange-rate data | Banxico is Mexico’s central bank. | We used it for peso-dollar context in June 2026. We kept the main house prices in pesos. |
| Benito Juárez municipal tax law | It sets local tax rules for Cancún’s municipality. | We used it for ISAI and predial assumptions. We applied the 3% acquisition-tax rate to buyer closing costs. |
| Quintana Roo Public Registry portal | It is the official property registry portal. | We used it to frame registry and certificate checks. We included these as mandatory due-diligence items. |
| CFE domestic tariffs | CFE publishes official household electricity tariff information. | We used it to estimate electricity costs. We adjusted the result upward because air-conditioning matters in Cancún. |
| Aguakan tariffs | Aguakan publishes regulated local water tariffs. | We used it for water and sewer cost estimates. We added extra caution for pools and gardens. |
| CONDUSEF home insurance comparison | CONDUSEF is Mexico’s financial consumer authority. | We used it to frame home insurance as a variable product. We adjusted the estimate for hurricane and flood exposure. |
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