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Yes, the analysis of Cancún's property market is included in our pack
Cancún's real estate market offers diverse pricing options for international buyers, from affordable inland condos starting at $100,000 USD to luxury beachfront properties exceeding $1 million.
Property prices in Cancún vary dramatically based on location, with beachfront condos commanding premiums of 30-50% over similar inland properties. As of September 2025, the average residential property price hovers around $400,000 USD, while buyers can find quality one-bedroom apartments from $100,000 to $150,000 USD depending on the neighborhood.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Cancún property prices range from $100,000 USD for basic apartments to over $1 million for luxury beachfront units, with average residential properties costing around $400,000 USD.
Foreign buyers should budget 6-8% of the purchase price for closing costs and expect mortgage rates between 9-12% annually.
| Property Type | Location | Price Range (USD) |
|---|---|---|
| 1-Bedroom Apartment | City Center | $100,000 - $150,000 |
| 1-Bedroom Apartment | Outside Center | $80,000 - $120,000 |
| 2-Bedroom Condo | Popular Areas | $150,000 - $300,000 |
| 3-Bedroom Condo | Popular Areas | $250,000 - $400,000+ |
| Single-Family House (3BR/2BA) | Suburban | $250,000 - $500,000 |
| Beachfront Condo | Hotel Zone | $350,000 - $1,000,000+ |
| Land (per m²) | Central | $1,700 - $2,100 |
What's the average price per square meter for residential properties in Cancún right now?
Residential properties in Cancún's city center average 32,939 MXN per square meter, which equals approximately $1,675 USD per square meter as of September 2025.
Outside the city center, prices drop to around 26,287 MXN per square meter ($1,336 USD per square meter), offering more affordable options for budget-conscious buyers. The price difference between central and peripheral locations typically ranges from 20-25%, making suburban areas attractive for first-time buyers.
Beachfront properties command significantly higher prices, often exceeding 39,800 MXN per square meter ($2,100 USD per square meter), which represents more than double the inland rates. Prime beachfront locations in the Hotel Zone or Puerto Cancún can reach even higher price points due to their premium positioning and tourist appeal.
The current exchange rate of approximately 18.80 MXN per USD influences these conversions, and buyers should monitor currency fluctuations when planning their purchase timeline.
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How much does a typical one-bedroom apartment cost in the city center versus outside it?
One-bedroom apartments in Cancún's city center typically cost between $100,000 and $150,000 USD in established neighborhoods with good infrastructure and amenities.
Outside the city center, prices become more accessible, with quality one-bedroom units available under $100,000 USD in emerging or less central areas. These properties often offer better value for money while still providing access to Cancún's main attractions within a reasonable commute.
Premium new developments or properties in highly desirable locations start at $150,000 USD and can exceed $200,000 USD for luxury finishes, modern amenities, and prime positioning. The Hotel Zone commands the highest premiums due to its proximity to beaches, restaurants, and nightlife.
Buyers should factor in that city center properties often include higher monthly maintenance fees but offer walkability to services, while peripheral properties may require private transportation but provide more space and lower ongoing costs.
What's the price range for two- or three-bedroom condos in popular neighborhoods?
Two-bedroom condos in Cancún's popular neighborhoods typically range from $150,000 to $300,000 USD, depending on the specific location, building amenities, and unit condition.
| Bedrooms | Neighborhood Type | Price Range (USD) |
|---|---|---|
| 2-Bedroom | Downtown/Central | $150,000 - $250,000 |
| 2-Bedroom | Hotel Zone | $200,000 - $350,000 |
| 2-Bedroom | Puerto Cancún | $250,000 - $400,000 |
| 3-Bedroom | Downtown/Central | $250,000 - $350,000 |
| 3-Bedroom | Hotel Zone | $300,000 - $500,000 |
| 3-Bedroom | Luxury Beachfront | $400,000 - $1,000,000+ |
| 3-Bedroom | Ultra-Luxury | $1,000,000+ |
How much would a single-family house with three bedrooms and two bathrooms typically cost?
A modern single-family house with three bedrooms and two bathrooms in Cancún typically costs between $250,000 and $500,000 USD, with the average falling around $390,000 to $450,000 USD as of September 2025.
New construction homes with contemporary finishes, small yards, and community amenities generally command prices in the $400,000 to $500,000 USD range. These properties often include features like private pools, covered parking, and modern kitchen appliances that appeal to international buyers.
Older homes or those requiring renovation can be found in the $250,000 to $350,000 USD range, offering opportunities for buyers willing to invest in improvements. The final cost depends heavily on the neighborhood, with gated communities and areas closer to the beach commanding premium prices.
Properties in suburban developments outside the main tourist areas offer the best value, while homes within walking distance of the Hotel Zone or beachfront areas can exceed $600,000 USD for similar specifications.
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What's the average price for beachfront properties compared to properties a few blocks inland?
Beachfront condos in Cancún start around $250,000 USD for basic two-bedroom units, but most quality beachfront properties list between $350,000 and $1,000,000 USD for luxury units in the Hotel Zone or Puerto Cancún.
Properties located just a few blocks inland offer substantial savings, typically costing 30-50% less than their beachfront counterparts. Similar size and quality condos inland often range from $150,000 to $350,000 USD, making them attractive for budget-conscious buyers who still want proximity to the beach.
The price premium for beachfront location reflects not only the ocean views and direct beach access but also the rental income potential, as beachfront properties command significantly higher short-term rental rates. Beachfront properties per square meter regularly exceed $2,100 USD, more than double typical inland rates.
Buyers should consider that beachfront properties often come with higher maintenance costs due to salt air exposure and hurricane insurance requirements, factors that can impact long-term ownership expenses beyond the initial purchase price.
How much does land cost per square meter in central Cancún versus the outskirts?
Land prices in central Cancún and prime locations range from 32,000 to 40,000 MXN per square meter ($1,700 to $2,100 USD per square meter) for zoned, serviced lots ready for development.
In the outskirts and suburban areas, land costs drop dramatically to 8,000 to 18,000 MXN per square meter ($425 to $950 USD per square meter), depending on infrastructure development and zoning regulations. This represents savings of up to 75% compared to central locations.
The price differential reflects access to utilities, road infrastructure, proximity to services, and development potential. Central lots often come with established water, electricity, and sewage connections, while outlying areas may require additional investment in infrastructure.
Buyers should factor in additional development costs for outlying land, including utility connections, road access improvements, and potential rezoning fees, which can add $50 to $200 USD per square meter to the total investment.
It's something we develop in our Mexico property pack.
What are the typical monthly homeowners' association fees for condos or gated communities?
Standard condos and gated communities in Cancún typically charge $100 to $200 USD per month for basic amenities including security, common area maintenance, and essential services.
Luxury and beachfront properties command higher fees ranging from $300 to $800 USD monthly, depending on exclusivity, amenities (pools, gyms, 24/7 security), and unit size. Premium developments in the Hotel Zone, Puerto Cancún, and Punta Cancún generally fall in this higher range.
The HOA fees typically include services such as common area cleaning, landscaping, security personnel, pool maintenance, and building insurance. Higher-end properties often include concierge services, beach club access, and premium amenities that justify the increased monthly costs.
Buyers should budget for potential annual increases in HOA fees, typically ranging from 3-8% annually, and verify exactly which services are included versus additional charges for items like cable TV, internet, or special assessments for major repairs.
How much are annual property taxes on a home worth around $200,000 USD?
Annual property taxes on a $200,000 USD home in Cancún amount to approximately $378 USD per year, calculated using Mexico's standard property tax rate of 0.19% of assessed value.
The calculation works as follows: $200,000 USD equals approximately 3,760,000 MXN at current exchange rates, multiplied by 0.0019 equals 7,144 MXN annually ($378 USD). Many municipalities offer early payment discounts of 10-20% for taxes paid in full by January or February.
Property taxes in Mexico remain significantly lower than most US and Canadian markets, where similar-valued properties might incur $3,000 to $8,000 annually in taxes. This low tax burden makes Cancún attractive for international property ownership and investment.
Property tax assessments typically lag behind market values, meaning actual taxes may be lower than the theoretical calculation based on current market prices, providing additional savings for property owners.
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What's the average cost of buying a property in pesos compared to USD, considering the current exchange rate?
As of September 2025, the current exchange rate stands at approximately 18.80 MXN per 1 USD, significantly impacting property purchase calculations for international buyers.
A typical $200,000 USD property converts to 3,760,000 MXN at current rates, while a $400,000 USD property (average for Cancún) equals 7,520,000 MXN. Currency fluctuations can impact total costs by thousands of dollars depending on timing.
Many sellers list properties in USD to attract international buyers, but transactions often occur in pesos through Mexican banks. Buyers should monitor exchange rates closely and consider currency hedging strategies for large purchases to protect against unfavorable rate movements.
Some buyers choose to maintain peso accounts or time their purchases during favorable exchange periods to maximize purchasing power. Working with currency specialists can help optimize the conversion process and potentially save thousands on large transactions.
How much should a buyer budget for closing costs, legal fees, and notary fees as a percentage of the purchase price?
Buyers should budget 6-8% of the purchase price for total closing costs in Cancún, though this can reach 8-12% depending on property complexity, notary selection, and financing arrangements.
| Cost Category | Percentage of Price | Typical Range (USD) |
|---|---|---|
| Notary Fees | 0.75% - 1.5% | $5,000 - $10,000 minimum |
| Acquisition Tax | 2% - 3% | Varies by property value |
| Legal Fees | 1% - 2% | $2,000 - $5,000 |
| Bank Trust (Fideicomiso) | Fixed Fee | $2,000 - $2,500 |
| Property Appraisal | 0.1% - 0.3% | $500 - $1,500 |
| Title Insurance | 0.5% - 1% | $1,000 - $3,000 |
| Registration Fees | 0.2% - 0.5% | $500 - $2,000 |
What's the typical mortgage interest rate in Mexico for foreign buyers, and how does that affect monthly payments on a $150,000 USD loan?
Foreign buyers in Mexico typically face mortgage interest rates between 9-12% annually, with 10-12% being most common as of September 2025, significantly higher than US or Canadian rates.
For a $150,000 USD loan at 11% interest over 20 years, monthly payments equal approximately $1,550-$1,600 USD (principal plus interest). The total interest paid over the loan term becomes substantial due to Mexico's higher rates compared to international markets.
Mexican lenders generally require 30-40% down payments from foreign buyers and may offer terms from 10-30 years. Some high-credit buyers can secure rates as low as 7-8%, while riskier profiles may face rates up to 14%, making creditworthiness crucial for favorable terms.
Many foreign buyers choose cash purchases to avoid high interest rates and complex qualification processes, though financing remains available for those who prefer leveraged purchases or want to preserve capital for other investments.
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How much rental income could a property in Cancún generate per month on average, depending on location and size?
Long-term rental income for one-bedroom apartments in central Cancún ranges from 18,000 to 26,000 MXN monthly ($950 to $1,400 USD), depending on location, condition, and amenities.
Short-term vacation rentals through platforms like Airbnb average 18,500 MXN monthly ($1,075 USD) annually, but seasonal variations are significant. High season months can generate 23,000+ MXN ($1,200+ USD), while low season may drop to 13,000 MXN ($700 USD).
Two-bedroom and larger properties in prime locations or the Hotel Zone can command $1,800 to $3,000 USD monthly for luxury or beachfront units, depending on amenities and occupancy rates. Properties with pools, beach access, and premium locations consistently achieve higher rental yields.
Typical gross rental yields for long-term rentals in prime areas range from 6-10% annually in USD terms, making Cancún competitive with other international vacation rental markets while offering the benefits of Mexican cost structures and growing tourism demand.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cancún's real estate market offers compelling opportunities for international buyers, with properties ranging from affordable $100,000 condos to luxury $1M+ beachfront units.
Foreign buyers should budget for 6-8% closing costs and expect higher mortgage rates (9-12%) compared to their home countries, though property taxes remain extremely low at around 0.19% annually.
Sources
- Pacific Prime - Mexico Cost of Living
- Wise - Buy Condo in Mexico
- Riviera Maya Cozy - Cancun Condos Sale
- The LatinVestor - Cancun Price Forecasts
- Riviera Maya Real Estate Group
- Properstar - Mexico Cancun Houses
- Fazwaz - 3 Bedroom House Mexico
- James Edition - Beachfront Cancun
- Riviera Maya Homes - Real Estate Prices
- The LatinVestor - Buying Condos Mexico