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
When you buy property in Cancún as a foreigner, you will pay more than just the purchase price because Mexico requires special ownership structures and charges various taxes and fees at closing.
Cancún sits in Mexico's restricted zone (within 50 km of the coast), which means foreign buyers must use a bank trust called a fideicomiso, and this adds extra costs that do not exist in other countries.
We constantly update this blog post to reflect the latest official fees, tax rates, and market practices so you can budget accurately for your Cancún property purchase.
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.
Overall, how much extra should I budget on top of the purchase price in Cancún in 2026?
How much are total buyer closing costs in Cancún in 2026?
As of early 2026, total buyer closing costs in Cancún typically range from 6% to 9% of the purchase price (around MXN 120,000 to MXN 180,000, or USD 6,000 to USD 9,000, or EUR 5,500 to EUR 8,300 on a USD 100,000 property), plus additional fideicomiso trust costs for foreigners.
The minimum extra budget possible in Cancún is around 5% of the purchase price plus about MXN 21,650 (USD 1,050 or EUR 970) for the mandatory government permit and USD 1,000 to USD 2,500 (EUR 920 to EUR 2,300) for bank trust setup, assuming everything is straightforward and clean.
The maximum extra budget buyers should plan for in Cancún can reach 10% to 12% or more of the purchase price (around MXN 200,000 to MXN 240,000, or USD 10,000 to USD 12,000, or EUR 9,200 to EUR 11,000 on a USD 100,000 property) when there are documentation issues, extra legal work, or additional services needed.
Your closing costs in Cancún fall at the low end if you buy a property with clear title and standard documentation, but they climb toward the high end if there are cadastral mismatches, missing permits, condo regime complications, or if you need translation and extra legal review.
What's the usual total % of fees and taxes over the purchase price in Cancún?
The usual total percentage of fees and taxes over the purchase price in Cancún is around 6% to 9% for most foreign buyers, though this does not include the fixed fideicomiso costs that apply regardless of property value.
The realistic low-to-high percentage range that covers most standard property transactions in Cancún runs from about 5% at the lean end to roughly 12% when extra services or complications arise.
Of that total percentage in Cancún, government taxes (mainly the 2.2% effective transfer tax and registry fees) typically account for about half, while professional service fees like notary charges, legal review, and certificates make up the other half.
By the way, you will find much more detailed data in our property pack covering the real estate market in Cancún.
What costs are always mandatory when buying in Cancún in 2026?
As of early 2026, the mandatory costs when buying property in Cancún include the ISAI acquisition tax (about 2.2% effective), notary fees for deed formalization, registration at the Quintana Roo Property Registry, and for foreign individual buyers, the SRE fideicomiso permit (MXN 21,650) plus bank trust creation.
Optional but highly recommended costs in Cancún include independent legal review (especially for condos with HOA regimes), professional translation or interpreter services if you are not fluent in Spanish, and an independent property valuation to support your negotiation.
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What taxes do I pay when buying a property in Cancún in 2026?
What is the property transfer tax rate in Cancún in 2026?
As of early 2026, the property transfer tax rate in Cancún (called ISAI) is 2% of the property's taxable value, plus an additional 10% surcharge calculated on the ISAI amount, which brings the effective rate to about 2.2%.
There are no extra transfer taxes specifically for foreigners buying property in Cancún, but foreigners do face additional costs related to the fideicomiso ownership structure that Mexican nationals do not pay.
Buyers typically do not pay VAT on residential property purchases in Cancún because Mexico's tax law exempts sales of homes used as dwellings ("casa habitación"), though VAT can apply to certain developer service components or mixed-use properties.
Mexico does not use a traditional "stamp duty" system like some countries, so in Cancún you pay the ISAI acquisition tax plus registry rights and notary fees, which together fulfill a similar function.
Are there tax exemptions or reduced rates for first-time buyers in Cancún?
As of early 2026, there is no broad first-time buyer tax exemption in Cancún like you might find in some other countries, though occasional local or social housing incentive programs may exist and should be verified with your notary.
Buying property through a Mexican company instead of as an individual in Cancún can change whether you need a fideicomiso and affects your ongoing tax filing obligations, but the ISAI transfer tax and registration mechanics still apply at purchase.
There is generally no significant tax difference between buying a new-build versus a resale property in Cancún because the ISAI transfer tax applies to both, and the VAT exemption for residential dwellings typically covers both scenarios.
If any special exemption programs do exist in Cancún, you would typically need to provide documentation proving eligibility (such as income thresholds or first-time buyer status), so always confirm specific requirements directly with your notary before assuming any discount applies.
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.
Which professional fees will I pay as a buyer in Cancún in 2026?
How much does a notary or conveyancing lawyer cost in Cancún in 2026?
As of early 2026, notary fees in Cancún are typically part of an all-in "escrituración" cost that ranges from about 5% to 7% of the property value (for example, MXN 100,000 to MXN 140,000, or USD 5,000 to USD 7,000, or EUR 4,600 to EUR 6,400 on a MXN 2,000,000 property), which includes taxes the notary collects and pays on your behalf.
Notary fees in Cancún are generally charged as a combination of percentage-based fees for some elements and fixed amounts for specific services, so you should always request a detailed breakdown showing each line item separately.
Translation or interpreter services for foreign buyers in Cancún typically cost from MXN 5,000 to MXN 15,000 (USD 250 to USD 750 or EUR 230 to EUR 690) depending on the complexity and urgency, and this is an important expense because errors at signing can be costly to fix.
A tax advisor is not always mandatory in Cancún but is highly recommended if you plan to rent out the property or sell later as a non-resident, with typical consultation fees ranging from MXN 5,000 to MXN 20,000 (USD 250 to USD 1,000 or EUR 230 to EUR 920) depending on complexity.
We have a whole part dedicated to these topics in our our real estate pack about Cancún.
What's the typical real estate agent fee in Cancún in 2026?
As of early 2026, the typical real estate agent fee in Cancún ranges from 5% to 8% of the purchase price (for example, MXN 100,000 to MXN 160,000, or USD 5,000 to USD 8,000, or EUR 4,600 to EUR 7,400 on a MXN 2,000,000 property), though this can vary by agency and property type.
In Cancún, the seller typically pays the real estate agent commission, but buyers should be aware that this cost is often factored into the asking price, which means it indirectly affects what you pay.
The realistic low-to-high range for agent fees in Cancún runs from about 4% for straightforward transactions to as high as 10% for luxury properties or deals involving multiple agents, so always confirm the arrangement in writing before proceeding.
How much do legal checks cost (title, liens, permits) in Cancún?
Legal checks in Cancún including title search, liens verification, and permits review typically cost between MXN 5,000 and MXN 20,000 (USD 250 to USD 1,000 or EUR 230 to EUR 920) when handled as part of the notary process, though independent legal review can add more.
The property valuation fee in Cancún typically ranges from MXN 3,000 to MXN 10,000 (USD 150 to USD 500 or EUR 140 to EUR 460) depending on the property size and type, and many buyers find this worthwhile for negotiation leverage in Cancún's active tourist market.
The most critical legal check that should never be skipped in Cancún is the title search and lien verification through the Property Registry, because purchasing a property with undisclosed debts or unclear title can leave you responsible for problems you did not create.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Cancún.
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What hidden or surprise costs should I watch for in Cancún right now?
What are the most common unexpected fees buyers discover in Cancún?
The most common unexpected fees buyers discover in Cancún include underestimated fideicomiso costs (the MXN 21,650 permit plus USD 1,000 to USD 2,500 bank setup and ongoing annual fees of USD 500 to USD 1,000), condo HOA special assessments, and documentation clean-up costs when cadastral records do not match reality.
Yes, there can be unpaid property taxes (predial) or HOA debts attached to a property in Cancún that a buyer could inherit, which is why you should always require proof of current payments and clear status certificates before closing.
Scams with fake listings or fake fees do occur in Cancún's tourist-heavy market, so you should always pay official fees through the notary or bank channels, verify registry status through formal processes, and treat any pressure to wire "government fees" to a personal account as a major red flag.
Fees that are usually not disclosed upfront in Cancún include the fideicomiso annual renewal fees, future condo special assessments, and extra notary work that gets triggered when missing documents or permit issues are discovered during the closing process.
In our property pack covering the property buying process in Cancún, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Cancún?
If the property you buy in Cancún has a tenant, you may face extra costs of MXN 5,000 to MXN 20,000 (USD 250 to USD 1,000 or EUR 230 to EUR 920) for legal and administrative work to transfer the lease, handle security deposit reconciliation, or set up your own rental tax registration.
When purchasing a tenanted property in Cancún, the buyer typically inherits the existing lease agreement and must honor its terms, including the rental amount and duration, until the lease expires or is renegotiated.
Terminating an existing lease immediately after purchase in Cancún is generally not possible unless the lease contract has specific early termination provisions, so you should review the lease carefully before buying if you want vacant possession.
A sitting tenant in Cancún typically reduces the pool of interested buyers (since many want vacant possession), which can give you negotiating leverage on price, though it also means you may need to manage the tenancy or wait for it to end.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Cancún.
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.
Which fees are negotiable, and who really pays what in Cancún?
Which closing costs are negotiable in Cancún right now?
The negotiable closing costs in Cancún typically include who covers certain certificates and administrative items, whether the seller contributes to closing friction to speed the deal, brokerage commission arrangements, and some notary service fees beyond the statutory minimums.
The closing costs that are fixed by law and cannot be negotiated in Cancún include the ISAI acquisition tax (about 2.2%), the SRE fideicomiso permit fee (MXN 21,650), and the core Property Registry fees required to legally register your title.
On negotiable fees in Cancún, buyers can typically achieve a reduction of 5% to 20% on items like agent commissions or discretionary notary services, especially if the property has documentation gaps the seller needs to fix or if you are offering a quick, certain close.
Can I ask the seller to cover some closing costs in Cancún?
Yes, asking the seller to cover some closing costs in Cancún is common and has a reasonable likelihood of success, especially when the property has been on the market for a while or has documentation issues that need resolving.
The specific closing costs sellers in Cancún are most commonly willing to cover include certain certificates, documentation clean-up expenses, or a contribution toward notary fees, particularly when these items arise from problems on the seller's side.
Sellers in Cancún are more likely to accept covering closing costs in a buyer's market (when inventory is high), when the property has been listed for an extended period, when you are offering a fast cash close, or when the property has issues that narrow the buyer pool.
Is price bargaining common in Cancún in 2026?
As of early 2026, price bargaining is common and expected in Cancún because it is a tourist and investor market with varied seller motivations, so making a reasonable offer below asking price is considered normal rather than rude.
Buyers in Cancún typically negotiate anywhere from 5% to 15% below the asking price (for example, MXN 100,000 to MXN 300,000, or USD 5,000 to USD 15,000, or EUR 4,600 to EUR 13,800 off a MXN 2,000,000 listing), with the actual discount depending on property condition, time on market, and how motivated the seller is.
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What monthly, quarterly or annual costs will I pay as an owner in Cancún?
What's the realistic monthly owner budget in Cancún right now?
A realistic monthly owner budget in Cancún for a typical condo ranges from MXN 5,000 to MXN 15,000 (USD 250 to USD 750 or EUR 230 to EUR 690) per month, though this can vary significantly based on property type, location, and amenities.
The main recurring expense categories in Cancún that make up this monthly budget include HOA or maintenance fees (especially significant in resort-style condos), electricity (which can be substantial with air conditioning), water, internet, insurance, and the annual fideicomiso bank fee spread monthly.
The realistic low-to-high range for monthly owner costs in Cancún runs from about MXN 3,000 (USD 150 or EUR 140) for a modest property with minimal amenities to MXN 25,000 or more (USD 1,250 or EUR 1,150) for a luxury beachfront condo with extensive resort facilities.
The monthly cost that tends to vary the most in Cancún is the HOA or maintenance fee, because it depends heavily on whether you own in a building with pools, gyms, security, elevators, and other resort-style amenities that require ongoing upkeep.
You can see how this budget affect your gross and rental yields in Cancún here.
What is the annual property tax amount in Cancún in 2026?
As of early 2026, the annual property tax (called predial) in Cancún is calculated using a "tasa al millar" (per thousand) schedule, which works out to roughly 0.25% to 0.28% of the cadastral value per year (for example, MXN 5,000 to MXN 10,000, or USD 250 to USD 500, or EUR 230 to EUR 460 on a typical property).
The realistic low-to-high range for annual property taxes in Cancún depends on your property's cadastral value and classification, running from under MXN 3,000 (USD 150 or EUR 140) for modest properties to MXN 20,000 or more (USD 1,000 or EUR 920) for high-value beachfront real estate.
Property tax in Cancún is calculated based on the cadastral value (which is often lower than market value), multiplied by the applicable rate from the municipal schedule, which means your effective tax as a percentage of what you paid may be lower than the headline rate suggests.
Some exemptions or reductions may be available in Cancún for certain categories of property owners (such as seniors or social housing), but these should be verified directly with the municipal tax office rather than assumed.
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.
If I rent it out, what extra taxes and fees apply in Cancún in 2026?
What tax rate applies to rental income in Cancún in 2026?
As of early 2026, the tax rate that applies to rental income in Cancún for non-resident foreign property owners is typically a 25% withholding tax on gross rental income, as specified in Mexico's tax framework for foreign-sourced income.
Under the simplest withholding method for non-residents in Cancún, expense deductions are generally limited or not allowed, but working with a tax advisor to elect a different filing approach may allow you to deduct certain qualifying expenses and reduce your effective rate.
The realistic effective tax rate after deductions for typical non-resident landlords in Cancún ranges from around 15% to 25% depending on whether they can access deduction options, while resident landlords may face progressive rates with more deduction flexibility.
Yes, foreign property owners in Cancún typically pay a different rental income tax structure than residents, with non-residents generally subject to the flat 25% withholding rate while Mexican tax residents can potentially access progressive rates and more deductions.
Do I pay tax on short-term rentals in Cancún in 2026?
As of early 2026, short-term rentals in Cancún are subject to income tax on the rental earnings, and may also trigger VAT considerations when the rental arrangement resembles hotel-like or furnished service accommodation rather than a simple residential lease.
Short-term rental income in Cancún can be taxed differently than long-term rental income because standard residential leasing of a dwelling is VAT-exempt under Mexican law, but short-term, hotel-style rentals often require different compliance including potential VAT registration and tourism-related obligations.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Cancún.
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If I sell later, what taxes and fees will I pay in Cancún in 2026?
What's the total cost of selling as a % of price in Cancún in 2026?
As of early 2026, the total cost of selling property in Cancún typically ranges from about 8% to 15% of the sale price, depending on your tax situation, how much profit you made, and whether you use an agent.
The realistic low-to-high percentage range for total selling costs in Cancún runs from around 6% (if you have minimal gain and negotiate commission) to 20% or more (if you have a large capital gain as a non-resident and pay full agent commission).
The specific cost categories that typically make up that total in Cancún include real estate agent commission (often 5% to 8%), income tax or capital gains withholding, notary coordination fees, and potentially early mortgage repayment penalties if you have a loan.
The single largest contributor to selling expenses in Cancún is usually either the agent commission or the capital gains tax, depending on how much profit you made on the sale and whether you qualify for any exemptions.
What capital gains tax applies when selling in Cancún in 2026?
As of early 2026, the capital gains tax for non-resident foreigners selling property in Cancún is commonly handled through a 25% withholding on the gross sale price, though under certain conditions the tax can instead be calculated on the actual net gain at rates that may be lower.
Exemptions to capital gains tax in Cancún exist for qualifying circumstances such as the sale of a primary residence by a Mexican tax resident, but eligibility depends on specific documentation requirements and holding period rules that must be verified with a tax professional.
Foreigners do not pay a separate "extra" capital gains tax rate in Cancún, but they typically face more withholding and documentation requirements than residents, and may have fewer options to access exemptions or favorable calculation methods.
The capital gain in Cancún is generally calculated as the sale price minus the original purchase price, adjusted for allowable improvements, inflation factors, and certain acquisition costs, though the exact methodology depends on whether you qualify for net-gain treatment or face gross withholding.
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 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 |
|---|---|---|
| Secretaría de Relaciones Exteriores (SRE) | Official Mexican government page for foreign ownership permit fees. | We extracted the exact fideicomiso permit cost (MXN 21,650) valid as of January 2026. We used their fee schedule to ensure our foreign buyer cost estimates are accurate. |
| Quintana Roo State Congress (Ley de Hacienda) | Official state-level law setting acquisition tax rules in Quintana Roo. | We used this to confirm the 2% ISAI rate and the 10% additional surcharge. We anchored our transfer tax calculations directly to this primary legal source. |
| Notaría Pública 10 Cancún | Local notary directly involved in Cancún property closings. | We referenced their published 5% to 7% all-in closing cost range. We used this to validate our bottom-up cost model against real practitioner experience. |
| Cámara de Diputados (Foreign Investment Law) | Official federal law text from Mexico's lower house library. | We used this to explain why foreigners need fideicomisos in restricted zones. We grounded our ownership structure guidance in actual legal requirements. |
| PwC Worldwide Tax Summaries | Big Four accounting firm's maintained reference for statutory tax rates. | We cross-checked the 25% withholding rate for non-resident rental and sale income. We used their table to ensure our tax rate guidance is consistent with professional standards. |
| SAT (Mexican Tax Authority) IVA Article 9 | Official government source for VAT exemption rules on property sales. | We confirmed that residential dwelling sales are typically VAT-exempt. We used this to answer buyer questions about VAT directly from the tax authority. |
| Quintana Roo Property Registry (RPPC) | Official state registry office for property rights in Quintana Roo. | We referenced this to explain why registration is mandatory for enforceable property rights. We used it to justify registry fees as a standard closing cost. |
| BBVA México | Major Mexican bank explaining the restricted zone trust structure. | We used their explanation to describe what a fideicomiso is in simple terms. We confirmed it is designed for residential use in coastal restricted zones. |
| Riviera Maya Title | Regional title and closing specialist with transparent consumer guidance. | We used their market pricing for fideicomiso setup (USD 1,000 to 2,500) and annual fees. We treated this as a range-check for costs banks do not publish clearly. |
| Cámara de Diputados (Income Tax Law LISR) | Official federal income tax law text from Mexico's legislature. | We used this as the legal foundation for rental income and capital gains taxation. We referenced it to explain withholding mechanics for non-residents. |
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