How much are property taxes and fees in Cancún?

How much should you set aside on top of the price in Cancún?

How much are total buyer closing costs?

In 2026, total buyer closing costs in Cancún usually land between 6% and 9% of the purchase price for a foreign buyer using a bank trust. On a MXN 5 million condo (about USD 269,000 or EUR 239,000), that's MXN 300,000 to 450,000 (about USD 16,100 to 24,200).

The trust is a big part of the gap between the low and the high end. Its federal permit costs MXN 21,650 (about USD 1,160) and the bank charges about USD 550 to 800 to open it, whatever the price of the home, so it weighs more on a cheap condo than on a beach villa.

A 2026 survey of seven Riviera Maya purchases found totals anywhere from 4.1% to 9.3%. Clean, cash deals sit at the bottom. Cadastral mismatches, missing permits, a messy condo regime, a mortgage or extra legal work push you to the top, and sometimes past 9%.

What's the usual total % of fees and taxes over the purchase price?

For most foreign buyers in Cancún, fees and taxes come to about 6% to 9% of the price, fideicomiso included.

Government charges make up roughly half of it. The acquisition tax alone is 3.3%, before registry fees and certificates.

The rest goes to the notary's own fee, the appraisal, certificates, translation and legal review. These vary more from one deal to the next, so they decide whether you end near 6% or near 9%.

What costs are always mandatory when buying?

Every buyer in Cancún pays the acquisition tax (about 3.3% with the additional tax), the notary's fee for the deed, and registration at the Quintana Roo Public Property Registry. Foreign individuals also pay for the fideicomiso: the MXN 21,650 SRE permit plus the bank's opening fee.

An appraisal is in practice part of the deal too, because the tax is calculated on the highest of the price, the cadastral value and an appraisal.

Optional but worth paying for: an independent lawyer (especially for condos and presales), a translator if your Spanish isn't strong, and a check of the project's permits with the municipality.

What taxes do I pay when buying a property in Cancún in 2026?

What is the property transfer tax rate?

Cancún's acquisition tax (ISABI) is 3% of the property's value, and the municipality adds its 10% additional tax on the amount, so you pay about 3.3% in total.

There's no extra transfer tax for foreigners. What foreigners pay on top is the fideicomiso, which Mexican buyers don't need.

A normal home purchase doesn't carry VAT, because the sale of homes used as dwellings is exempt. VAT does show up on the notary's and the bank's fees, and on commercial or mixed-use property.

Mexico has no stamp duty as such. The acquisition tax, registry fees and notary fees play that role.

Are there tax exemptions or reduced rates for first-time buyers?

No. Cancún has no general first-time buyer exemption; any social housing program would need to be confirmed with your notary before you count on it.

Buying through a Mexican company can replace the fideicomiso, but it brings its own setup and accounting costs, and the acquisition tax and registration stay the same.

New builds and resales pay the same 3.3%, and both are normally VAT-exempt as homes.

Is Cancún's transfer tax really 2%, as many guides still say?

No. Benito Juárez, the municipality that covers Cancún, charges 3%, and its 10% additional tax brings the bill to about 3.3% of the property's value.

The difference is real money. On a MXN 5 million condo, 3.3% is about MXN 165,000 (about USD 8,870), roughly MXN 55,000 (about USD 2,960) more than the 2.2% many buyer guides still quote.

The value taxed is the highest of four figures: the price (adjusted for inflation), a cadastral certificate under 180 days old, an appraisal under six months old, or the seller's last declared value. So writing a lower price in the deed doesn't lower the tax, and it raises your taxable gain when you sell.

What to do: ask the notary for a written estimate with the acquisition tax at 3.3%. If a seller, agent or developer budget shows 2% or 2.2%, the rest of their numbers deserve a second look too.

Which professional fees will I pay as a buyer in Cancún in 2026?

How much does a notary or conveyancing lawyer cost?

The notary's own fee usually runs about 0.5% to 1.5% of the price in 2026. The all-in deed bill (escrituración) is much bigger, around 5% to 7%, because the notary collects the acquisition tax and registry fees and pays them for you.

Always ask for an itemized quote that separates the notary's fee, the taxes and the registry charges, with VAT shown on the fee.

A translator or interpreter usually costs MXN 5,000 to 15,000 (about USD 269 to 806), depending on the paperwork. It's cheap next to the cost of a mistake you sign without understanding.

A tax advisor isn't mandatory, but it pays if you plan to rent or sell as a non-resident. Expect roughly MXN 5,000 to 20,000 (about USD 269 to 1,080) depending on the work.

What's the typical real estate agent fee?

Agents in Cancún usually charge 5% to 8% of the price, or MXN 250,000 to 400,000 (about USD 13,400 to 21,500) on a MXN 5 million condo.

The seller normally pays it, but it's built into the asking price, so it shapes what you pay.

Simple deals can go as low as 4%; luxury homes or deals split between several agents can reach 10%. Get the arrangement in writing.

How much do legal checks cost (title, liens, permits)?

Title, lien and permit checks usually cost MXN 5,000 to 20,000 (about USD 269 to 1,080) when the notary handles them; an independent lawyer adds more.

An appraisal typically runs MXN 3,000 to 10,000 (about USD 161 to 538), depending on size and type. You'll often need one anyway for the acquisition tax, and it helps you negotiate.

The check you never skip is the registry search for title and liens. Buy a home with hidden debts or a bad title and the problem becomes yours.

What hidden or surprise costs should I watch for in Cancún right now?

What are the most common unexpected fees buyers discover?

The usual surprises are the full cost of the fideicomiso (the MXN 21,650 permit, about USD 550 to 800 to open it and USD 550 to 700 a year after that), condo special assessments, and document clean-up when the cadastral records don't match the property.

Unpaid predial or HOA debts can stay attached to the property, so ask for the latest predial receipt and a no-debt letter from the condo administration before closing.

Fake listings and fake fees do happen. Pay official charges through the notary or the bank, and treat any request to wire "government fees" to a personal account as a scam.

The fees sellers rarely mention up front are the trust's annual fee, upcoming special assessments, and extra notary work when missing documents or permits turn up during closing.

Are there extra fees if the property has a tenant?

Yes, but small: expect MXN 5,000 to 20,000 (about USD 269 to 1,080) for the legal work to take over the lease, reconcile the deposit and register your own rental income.

You inherit the lease and must honor its rent and term until it ends or is renegotiated.

You usually can't end it right after buying unless the contract allows early termination, so read it before you sign if you want the place empty.

A sitting tenant puts many buyers off, which gives you room to negotiate on price.

How do you avoid paying for a Cancún project that can't be legally sold?

Check the permits before you pay anything. In Cancún, the most expensive "hidden cost" is a lot or presale condo in a development that never had the right to be built or sold.

By July 2026, Benito Juárez had closed six irregular developments and subdivisions, with two more under review, for missing licences or building where construction isn't allowed. The city says the irregular offers cluster in Bonfil, along the Libramiento, in northern Cancún and near the Isla Mujeres border. Across Quintana Roo, the state's urban development office had 123 irregular developments on its public list in August 2026, up from 116 at the end of 2025.

The risk isn't theoretical next door either: in April 2026, more than 50 buyers in Playa del Carmen's SÚUT project said they had paid over MXN 200 million (about USD 10.8 million) for units they never received.

What to do: confirm land use and building licences with the municipality's urban development office, check the developer's land title at the registry, and never assume that being handed a lot means you can build on it. For presales, pay into a trust or escrow tied to construction milestones rather than straight to the developer.

Which fees are negotiable, and who really pays what in Cancún?

Which closing costs are negotiable in Cancún right now?

You can negotiate who pays for certificates and paperwork, a seller contribution to closing costs, the agent's commission and part of the notary's service fees.

You can't negotiate the acquisition tax (about 3.3%), the SRE permit (MXN 21,650) or the core registry fees.

On the negotiable items, a 5% to 20% reduction is realistic, especially if the seller has documents to fix or you offer a quick, certain closing.

Can I ask the seller to cover some closing costs?

Yes, and it often works, especially when the home has been listed for a while or has paperwork problems.

Sellers most often agree to pay for certificates, document clean-up or part of the notary bill, particularly when the problem is on their side.

Your odds go up with a fast cash offer, a long time on the market, or a property issue that scares other buyers away.

Is price bargaining common?

Yes. Offering below the asking price is normal in Cancún, but sellers have less pressure than in Tulum: local press reported in September 2026 that Cancún prices were still rising while Tulum's were correcting.

Buyers often aim for 5% to 15% off, or MXN 250,000 to 750,000 (about USD 13,400 to 40,300) on a MXN 5 million listing. There's no public data on actual sale prices versus asking prices, so treat that as a target, not a rule. The listing's condition, time on the market and the seller's motivation decide the rest.

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 typical Cancún condo costs about MXN 5,000 to 15,000 a month to own (about USD 269 to 806), before any mortgage.

HOA fees are usually the biggest line: about MXN 20 to 55 per square meter a month in a building with average amenities, or MXN 1,600 to 4,400 (about USD 86 to 237) for an 80 m² unit. Add electricity (air conditioning makes it heavy), water, internet, insurance of about USD 700 to 1,200 a year, and the trust's annual fee of USD 550 to 700.

A modest home with few amenities can stay near MXN 3,000 a month (about USD 161); a resort-style beachfront condo can pass MXN 25,000 (about USD 1,340).

Before buying, ask for the HOA budget, the reserve fund and any planned special assessment. A cheap fee with no reserves usually ends in a big bill after a hurricane season.

What is the annual property tax amount?

Cancún's predial is 2.45 per thousand of cadastral value a year (0.245%), or 2.8 per thousand when the value is the owner's declared value. The municipality's 10% additional tax comes on top.

On a cadastral value of MXN 3 million, that's about MXN 8,100 a year (about USD 435) with the additional tax. Paying early saves money: in 2026, the 15% discount until January 21 brought that bill down to about MXN 6,900.

Cadastral value is usually well below market value, so your bill as a share of what you paid is lower still. Ask the seller for the latest receipt rather than estimating from the listing price.

Seniors, retirees, pensioners and people with disabilities get 50% off all year on the home registered in their name, with an INAPAM card or equivalent and no debts on the property.

If I rent it out, what extra taxes and fees apply in Cancún in 2026?

What tax rate applies to rental income?

A non-resident owner pays 25% of the gross rent, with no deduction for expenses.

Mexican tax residents have more options: they can deduct a flat 35% of rental income or their actual expenses, and some qualify for the simplified RESICO regime at 1% to 2.5% of income.

So the same apartment can be taxed very differently depending on your residency. If you'll rent it out, get a local accountant before the first tenant moves in.

Do I pay tax on short-term rentals?

Yes, three ways. Guests pay Quintana Roo's 6% lodging tax on platform bookings, short stays carry 16% VAT, and the platform withholds income tax from you.

That withholding is 4% of your receipts if you give Airbnb a valid Mexican tax ID (RFC), and 20% if you don't. It isn't always your final tax; your annual return settles that. Long-term residential rent, by contrast, is VAT-exempt.

Is Airbnb income in Cancún still worth the taxes and paperwork?

It can be, but the market is shrinking, so the taxes bite into a smaller pie. AirDNA counted about 6,700 active listings in Cancún in September 2026, 51.7% fewer than a year earlier.

The listings that remain earned on average about USD 23,500 a year (about MXN 437,000), with 54% occupancy and USD 129 a night. With an RFC, Airbnb withholds 4% of that, about USD 940. Without one, it's 20%, about USD 4,700, before HOA, cleaning, management and your annual tax return. If you don't live in Mexico, plan on the full 25% of gross rental income, about USD 5,900 a year on that average, which on a median USD 278,000 two-bedroom takes the gross yield from about 8.5% to 6.3% before any running cost.

The paperwork is getting stricter too. Quintana Roo requires state and municipal operating licences and registration in its tourism registry (RETUR-Q), platforms are being asked to require that registration, and owners now need a state taxpayer registration for the lodging tax.

What to do: get your RFC and the state registrations before the first booking, and run your numbers on AirDNA's averages, not on a developer's projection.

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?

Outside income tax, selling usually costs the agent's 5% to 8%, plus notary coordination, certificates and, if the buyer doesn't take it over, cancelling your trust.

The tax is what makes the total swing. A non-resident with a small gain who uses the net-gain method can stay close to 10% of the price all in; one who pays 25% of the gross price can lose a third of the sale to tax and commission.

Add an early repayment fee if you still have a mortgage.

What capital gains tax applies when selling?

A non-resident seller pays either 25% of the gross sale price, with no deductions, or up to 35% of the net gain by appointing a Mexican legal representative. Unless the gain is huge, the second route usually costs less, so set it up well before closing.

Mexican tax residents pay under the progressive scale (1.92% to 35%) and can exempt the gain on their main home up to 700,000 UDIS, once every three years, if they meet the conditions. A holiday home or rental doesn't qualify.

There's no extra rate for foreigners, but there is more withholding and paperwork.

The gain is the sale price minus your purchase price, adjusted for inflation, documented improvements and some buying costs. Keep the deed, the closing statement and every invoice: they lower the tax years later.