How much do houses cost now in Cancún? (2026)

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

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 early 2026, the median asking price for a house in Cancún sits around MXN 4 million (roughly $230,000 USD or €195,000 EUR), while the average asking price runs higher at about MXN 4.8 million ($275,000 USD or €235,000 EUR).

The typical price range that covers around 80% of house sales in Cancún falls between MXN 2 million and MXN 8 million ($115,000 to $460,000 USD, or €98,000 to €390,000 EUR), which gives you a realistic sense of what most buyers actually spend.

The gap between median and average exists because Cancún has a significant luxury tail: waterfront homes in Zona Hotelera and Puerto Cancún can easily reach MXN 20 million to MXN 60 million, which pulls the average up while the median stays grounded in what regular buyers pay.

At the median price of MXN 4 million in Cancún, you can realistically expect a 3-bedroom, 2-bathroom house around 120 to 150 square meters in a gated community along the Huayacán corridor or in established residential areas like Residencial Cumbres.

What's the cheapest livable house budget in Cancún as of 2026?

As of early 2026, the minimum budget for a livable house in Cancún (not a fixer-upper or a suspicious listing) starts around MXN 1.2 million to MXN 1.8 million ($70,000 to $103,000 USD, or €59,000 to €88,000 EUR).

"Livable" at this entry-level price point in Cancún typically means a small but functional 2-bedroom house, usually around 70 to 90 square meters, with basic finishes, working plumbing and electricity, and often in a newer peripheral subdivision rather than near the beach.

These cheapest livable houses in Cancún are usually found in neighborhoods like Jardines del Sur, Hacienda Real del Caribe, and the newer subdivisions south of the city center, where developers have built affordable housing stock targeting local families.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Cancún here.

How much do 2 and 3-bedroom houses cost in Cancún as of 2026?

As of early 2026, a typical 2-bedroom house in Cancún costs between MXN 1.8 million and MXN 3.2 million ($103,000 to $183,000 USD, or €88,000 to €156,000 EUR), while a 3-bedroom house typically ranges from MXN 2.8 million to MXN 5.5 million ($160,000 to $315,000 USD, or €137,000 to €268,000 EUR).

For a 2-bedroom house in Cancún, the realistic price range spans from MXN 1.8 million for entry-level gated communities on smaller lots to about MXN 3.2 million for better-finished homes with more space or amenities in established areas.

For a 3-bedroom house in Cancún, you're looking at MXN 2.8 million on the lower end (basic finishes, farther from central areas) up to MXN 5.5 million for well-located homes in quality gated communities along the Huayacán corridor or Residencial Cumbres.

The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Cancún runs about 40% to 70%, which reflects not just the extra room but often a larger lot and better community amenities that come with family-sized homes.

How much do 4-bedroom houses cost in Cancún as of 2026?

As of early 2026, a typical 4-bedroom house in Cancún costs between MXN 5 million and MXN 10 million ($286,000 to $572,000 USD, or €244,000 to €488,000 EUR), with prices varying significantly based on the gated community and finish quality.

For a 5-bedroom house in Cancún, the realistic price range runs from MXN 9 million to MXN 20 million ($515,000 to $1.14 million USD, or €439,000 to €976,000 EUR), as you're moving firmly into the upper-market segment with larger lots and premium amenities.

For a 6-bedroom house in Cancún, expect to pay MXN 12 million to MXN 35 million or more ($686,000 to $2 million USD, or €585,000 to €1.7 million EUR), which places you in luxury territory with features like pools, large gardens, and sometimes lagoon or golf course views.

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 early 2026, a typical new-build house in Cancún costs between MXN 3 million and MXN 7.5 million ($172,000 to $429,000 USD, or €146,000 to €366,000 EUR) for mainstream developments, while premium new-build communities can run MXN 8 million to MXN 20 million or higher.

New-build houses in Cancún typically carry a premium of 10% to 20% compared to similar resale houses in the same area, reflecting the value of modern construction standards, fresh warranties, uniform community maintenance rules, and the security features that newer gated developments offer.

How much do houses with land cost in Cancún as of 2026?

As of early 2026, a house with a meaningfully larger lot (around 250 to 400 square meters) in Cancún typically costs MXN 4 million to MXN 9 million ($229,000 to $515,000 USD, or €195,000 to €439,000 EUR), while luxury properties with large plots near the water or golf courses run MXN 15 million to MXN 60 million or more.

In Cancún, a "house with land" typically means a lot of 250 square meters or larger, since many gated community houses sit on compact 120 to 180 square meter plots, and the median lot size in areas like Alfredo V. Bonfil runs around 312 square meters.

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 early 2026, the neighborhoods with the lowest house prices in Cancún include Jardines del Sur, Hacienda Real del Caribe, and various subdivisions in Polígono Sur and the southern periphery of the city.

In these budget-friendly Cancún neighborhoods, typical house prices range from MXN 1.2 million to MXN 2.5 million ($70,000 to $143,000 USD, or €59,000 to €122,000 EUR), making them accessible to first-time buyers and those on tighter budgets.

The main reason these neighborhoods have Cancún's lowest house prices is that they're located far from the tourist zones and beaches, often built as affordable housing developments for local workers, with fewer amenities and longer commutes to commercial centers.

Which neighborhoods have the highest house prices in Cancún as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Cancún are Zona Hotelera (including luxury enclaves like Pok Ta Pok and Isla Dorada), Puerto Cancún, and Lagos del Sol.

In these premium Cancún neighborhoods, typical house prices range from MXN 12 million to MXN 60 million or more ($686,000 to $3.4 million USD, or €585,000 to €2.9 million EUR), with waterfront and marina-view properties commanding the highest premiums.

These neighborhoods command Cancún's highest house prices because they offer direct beach access or lagoon frontage, marina berths, exclusive security, and proximity to the hotel and entertainment district that defines Cancún's international appeal.

The typical buyer in these premium Cancún neighborhoods is either a high-net-worth foreigner purchasing a vacation home through a fideicomiso (bank trust), a successful Mexican business owner seeking a prestigious address, or an investor targeting the luxury rental market.

How much do houses cost near the city center in Cancún as of 2026?

As of early 2026, houses near Cancún's city center (around Cancún Centro, along Avenida Tulum and Avenida Bonampak) typically cost MXN 3 million to MXN 6 million ($172,000 to $343,000 USD, or €146,000 to €293,000 EUR), though renovated properties on larger lots can exceed this range.

Houses near Cancún's major transit corridors (Avenida Kabah, Avenida Huayacán, Avenida Nichupté) generally carry a 5% to 15% premium over similar homes deeper inside disconnected subdivisions, with prices typically in the MXN 3.5 million to MXN 7 million range ($200,000 to $400,000 USD, or €171,000 to €341,000 EUR).

Houses near Cancún's top-rated schools (such as The American School of Cancún, Colegio Británica, Colegio Alexandre, and Colegio Álamos) typically cost MXN 3.5 million to MXN 8 million ($200,000 to $457,000 USD, or €171,000 to €390,000 EUR), as these areas overlap with the Huayacán corridor's family-oriented gated communities.

Houses in Cancún's expat-popular areas (Zona Hotelera, Puerto Cancún, Lagos del Sol, and Residencial Cumbres) range widely from MXN 5 million in Residencial Cumbres to MXN 40 million or more in Puerto Cancún ($286,000 to $2.3 million USD, or €244,000 to €1.95 million EUR), depending on the specific location and amenities.

We actually have an updated expat guide for Cancún here.

How much do houses cost in the suburbs in Cancún as of 2026?

As of early 2026, a typical house in Cancún's suburbs (the newer residential growth corridors south of the city center and along Huayacán) costs between MXN 2.5 million and MXN 6 million ($143,000 to $343,000 USD, or €122,000 to €293,000 EUR).

The typical price difference between suburban houses and city-center houses in Cancún is a savings of 15% to 30%, meaning a suburban house often costs MXN 500,000 to MXN 1.5 million less ($29,000 to $86,000 USD, or €24,000 to €73,000 EUR) than a comparable city-center property.

The most popular suburbs for house buyers in Cancún include the gated communities along Avenida Huayacán, Alfredo V. Bonfil, and the newer planned developments in Polígono Sur, where buyers get more space and modern construction for their budget.

What areas in Cancún are improving and still affordable as of 2026?

As of early 2026, the top areas in Cancún that are improving and still relatively affordable for house buyers include the Huayacán corridor's mid-market segments, parts of Alfredo V. Bonfil, and newer subdivisions in Polígono Sur.

Current typical house prices in these improving yet affordable Cancún areas range from MXN 2 million to MXN 5 million ($115,000 to $286,000 USD, or €98,000 to €244,000 EUR), which remains below the citywide median while offering growth potential.

The main sign of improvement driving buyer interest in these areas is the arrival of new retail plazas, improved road infrastructure, and the expansion of gated community developments with amenities like pools and clubhouses that were previously only found in more expensive zones.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.

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?

Buyer closing costs for a house in Cancún typically total 6% to 8% of the purchase price, which means on a MXN 4 million house you should budget MXN 240,000 to MXN 320,000 ($13,700 to $18,300 USD, or €11,700 to €15,600 EUR) for transaction costs.

The main closing cost categories in Cancún include the property acquisition tax (3% of the transaction value in Benito Juárez municipality), notary fees and deed drafting (usually 1.5% to 2.5%), public registry fees (around 0.5% to 1%), and various certificates, appraisals, and administrative costs.

The single largest closing cost for house buyers in Cancún is the property acquisition tax at 3%, which is set by the municipal law of Benito Juárez and must be paid before the notary can complete the deed transfer.

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?

Annual property tax (predial) on houses in Cancún typically ranges from a few thousand to around MXN 15,000 per year ($170 to $860 USD, or €145 to €730 EUR) for most residential properties, though high-value homes pay proportionally more based on their cadastral valuation.

Property tax in Cancún is calculated using the cadastral value of the property (not the purchase price) multiplied by a rate "al millar" (per thousand) that varies by property category, with residential urban properties typically assessed around 2.45 to 2.8 per thousand of the cadastral value annually.

If you want to go into more details, we also have a page with all the property taxes and fees in Cancún.

How much is home insurance for a house in Cancún right now?

Annual home insurance for a house in Cancún typically costs MXN 5,000 to MXN 20,000 ($286 to $1,140 USD, or €244 to €976 EUR) for standard owner-occupied homes, with coastal properties or high-value homes potentially paying MXN 20,000 or more per year.

The main factors that affect home insurance premiums in Cancún include the property's proximity to the coast (hurricane exposure), construction type and quality, property value and contents coverage, claims history, and whether the policy includes flood and windstorm coverage or excludes them.

What are typical utility costs for a house in Cancún right now?

Total monthly utility costs for a house in Cancún typically run MXN 2,000 to MXN 7,000 ($115 to $400 USD, or €98 to €341 EUR), with air conditioning usage being the biggest variable that can swing your bill significantly.

The main utility categories for houses in Cancún break down as follows: electricity through CFE costs MXN 1,500 to MXN 6,000 per month ($86 to $343 USD) depending on AC usage, water through Aguakan runs MXN 300 to MXN 1,200 per month ($17 to $69 USD) depending on garden and pool use, and gas for cooking and water heating adds MXN 200 to MXN 500 per month ($11 to $29 USD).

What are common hidden costs when buying a house in Cancún right now?

Common hidden costs that house buyers in Cancún often overlook typically add MXN 30,000 to MXN 100,000 ($1,700 to $5,700 USD, or €1,460 to €4,880 EUR) beyond the standard closing costs, depending on the property's condition and community setup.

Professional inspection fees in Cancún typically run MXN 5,000 to MXN 15,000 ($286 to $860 USD, or €244 to €730 EUR) for a basic inspection, with add-on checks for structural issues, electrical systems, waterproofing, and air conditioning potentially adding another MXN 2,000 to MXN 10,000.

Other common hidden costs when buying a house in Cancún include HOA or maintenance fees in gated communities (which can be significant and ongoing), title cleanup or document regularization if paperwork is messy, furniture and appliance replacement, and immediate repairs that weren't obvious during viewings.

The hidden cost that tends to surprise first-time house buyers in Cancún the most is air conditioning servicing and potential replacement, because Cancún's humid tropical climate means AC units work hard year-round and many sellers defer maintenance, leaving new owners with unexpected repair bills.

You will find here the list of classic mistakes people make when buying a property in Cancún.

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 early 2026, many local buyers in Cancún feel that "good houses are expensive," especially move-in-ready homes in secure gated communities, while foreign buyers often find prices reasonable compared to coastal markets in the US or Europe.

Houses in Cancún typically stay on the market for 4 to 6 months when priced competitively, while overpriced or very niche properties can sit for 6 to 12 months or longer before selling or being relisted at a lower price.

The main reason locals feel Cancún house prices are high is the dual pressure of tourism-driven demand (which lifts prices in desirable areas) and competition from foreign buyers and second-home purchasers who can pay cash, pricing local families out of the best neighborhoods.

Compared to one or two years ago, sentiment on Cancún house prices has shifted from "rapidly rising" to "stabilizing at high levels," with buyers now more willing to negotiate and sellers more realistic about asking prices after the post-pandemic surge cooled.

You'll find our latest property market analysis about Cancún here.

Are prices still rising or cooling in Cancún as of 2026?

As of early 2026, house prices in Cancún are still rising but unevenly: the luxury and "easy foreign-buyer" segments remain strong, while entry-level and mid-market properties aimed at local buyers have seen slower growth due to borrowing cost pressures.

The estimated year-over-year house price change in Cancún for 2025-2026 runs around 3% to 6% in nominal terms for most segments, though luxury waterfront properties have outpaced this range while some peripheral areas have seen flat or minimal appreciation.

Experts and local real estate professionals expect Cancún house prices to continue modest growth of 2% to 5% over the next 6 to 12 months, with performance varying significantly by neighborhood and property type as the market absorbs high inventory in some segments.

Finally, please note that we have covered property price trends and forecasts for Cancún here.

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.