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
Cancún's property market is experiencing remarkable growth with residential prices rising 13.4% in 2024 and projected to increase another 14% through 2025.
The Riviera Maya's most dynamic real estate destination continues to attract foreign investment, driven by infrastructure improvements like the Mayan Train, robust tourism recovery, and sustained international demand for both luxury and mid-market properties.
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.
As of September 2025, Cancún residential properties average $2,000-$3,500 USD/m² with beachfront condos reaching $6,000/m², while commercial spaces command $3,000-$5,000/m² in prime locations.
The market shows strong momentum with 8-12% annual appreciation expected through 2027, making it one of Latin America's most promising property investment destinations.
| Market Segment | Current Price Range (USD/m²) | Annual Growth Rate | Rental Yield |
|---|---|---|---|
| Beachfront Luxury | $4,000-$6,000 | 15-20% | 8-10% |
| Downtown Residential | $2,000-$2,500 | 8-12% | 5-7% |
| Puerto Cancún Marina | $4,000-$5,500 | 15-20% | 7-9% |
| Suburban Communities | $1,500-$2,500 | 8-12% | 5-6% |
| Commercial Prime | $3,000-$5,000 | 10-15% | 6-8% |
What's the current average price per square meter for residential and commercial properties in Cancún right now?
As of September 2025, residential properties in Cancún average between $2,000 to $3,500 USD per square meter, depending on location and amenities.
Prime beachfront condominiums and luxury developments command significantly higher premiums, with new luxury offerings reaching $4,000 to $6,000 USD per square meter. The Hotel Zone and Puerto Cancún marina area represent the top tier of this market segment.
Downtown Cancún offers the most affordable residential options, typically ranging from $2,000 to $2,500 USD per square meter. These properties attract local professionals, budget-conscious expats, and investors seeking steady rental income from the local workforce.
Commercial property prices vary widely based on location and foot traffic potential. New build central commercial spaces typically command $3,000 to $5,000 USD per square meter in high-demand zones, particularly those serving the tourism corridor.
Prices decrease substantially for commercial properties in less central or non-touristic locations, often dropping to $2,000 to $3,000 USD per square meter.
How have property prices in Cancún changed over the past 12 months, and what's the short-term forecast for the next year?
Cancún residential property prices surged 13.4% in 2024, representing one of the strongest growth rates in Latin America.
The market is projected to maintain this momentum with an additional 14% price increase expected through the end of 2025. This growth is primarily driven by the Mayan Train infrastructure project, tourism sector recovery, and sustained foreign investment demand.
Premium segment properties and new developments have outpaced the overall market, with some luxury beachfront projects seeing appreciation rates of 15-20% annually. The Puerto Cancún area has been particularly strong, benefiting from its marina, golf course, and high-end amenities.
Short-term forecasts through 2026 anticipate continued robust growth, with market analysts expecting 8-12% annual appreciation barring major economic disruptions. The completion of key infrastructure projects and Mexico's stable macroeconomic environment support these projections.
Foreign buyer demand, particularly from the United States and Canada, remains at historically high levels, providing strong underlying support for price appreciation across all segments.
What's the medium-term outlook for the Cancún property market over the next 3–5 years?
The Cancún property market outlook for 2025-2030 remains exceptionally strong, with sustained annual appreciation of 8-12% projected across most segments.
Infrastructure development will be a key driver, particularly the completion and full operation of the Mayan Train, which will improve connectivity and attract additional tourism and investment to the region. Major resort and residential developments planned for the next five years will further enhance the area's appeal.
Luxury and resort-area properties are expected to continue outperforming the broader market, driven by increasing international recognition of Cancún as a premier investment destination. Beachfront and new gated communities should see the strongest appreciation during this period.
The rental market is projected to strengthen significantly, with vacation rental yields potentially reaching 10-12% annually in prime locations as tourism continues to recover and expand. Professional property management services are becoming increasingly important for maximizing returns.
Mexico's favorable exchange rates for foreign buyers, combined with ongoing urban development and improved amenities, position Cancún to outpace national property growth trends substantially over the medium term.
What are the long-term projections for property values in Cancún over the next decade?
Long-term projections through 2035 position Cancún as one of Mexico's strongest performing property markets, with infrastructure development, continued foreign investment, and urban expansion driving sustained value growth.
Beachfront properties and premium gated communities are expected to deliver the strongest capital gains over the decade, potentially achieving 200-300% total appreciation based on current growth trajectories. These areas benefit from limited supply and ever-increasing international demand.
The completion of major infrastructure projects, including transportation networks and utility improvements, will unlock value in currently developing neighborhoods along the Huayacán corridor and northern Cancún suburbs.
Demographic trends favor long-term growth, with increasing numbers of remote workers, retirees, and lifestyle migrants choosing Cancún as a permanent or semi-permanent base. This trend is expected to accelerate throughout the 2020s and 2030s.
Climate considerations may actually benefit Cancún relative to other Caribbean destinations, as improved hurricane preparedness and modern construction standards make it increasingly attractive compared to more vulnerable island markets.
Which neighborhoods in Cancún are showing the strongest growth right now, and which are underperforming?
Puerto Cancún leads the market with 15-20% annual capital gains, driven by its marina, luxury towers, golf course, and comprehensive amenities package.
| Neighborhood | Growth Rate | Key Drivers |
|---|---|---|
| Puerto Cancún | 15-20% | Marina, luxury amenities, gated security |
| Avenida Huayacán | 12-18% | New developments, infrastructure improvements |
| Polígono Sur | 10-15% | Emerging area, better affordability |
| Hotel Zone | 8-12% | Established tourism, premium condos |
| Downtown Core | 6-10% | Local demand, steady rental income |
| Outer Suburbs | 3-6% | Distance from tourism zones limits growth |
Avenida Huayacán and Polígono Sur represent emerging high-growth areas, benefiting from new developments, improved infrastructure, and better affordability compared to established premium zones. These neighborhoods attract both local buyers and investors seeking value appreciation.
The Hotel Zone maintains steady performance with consistent tourist demand and premium condo developments, though growth rates are moderating as the area matures. Short-term rental potential remains exceptionally strong in this corridor.
Underperforming areas include outlying suburban developments far from beach and tourism zones, particularly older properties lacking modern amenities. These areas typically see 3-6% annual appreciation, well below the market average.
It's something we develop in our Mexico property pack.
Don't lose money on your property in Cancún
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How does the market differ between beachfront, downtown, and suburban areas?
Beachfront properties command the highest prices at $4,000-$6,000 USD per square meter, attracting tourists, international investors, and affluent expats seeking luxury lifestyle amenities.
These properties offer the strongest rental yields at 8-10% annually, particularly for vacation rentals with occupancy rates reaching 85% during peak seasons. Beachfront condominiums and villas represent the premium segment with the highest capital appreciation potential.
Downtown Cancún operates as the most affordable segment at $2,000-$2,500 USD per square meter, serving locals, budget-conscious expats, and investors focused on steady long-term rental income. Rental yields typically range from 5-7% annually with more stable, year-round occupancy.
Suburban areas, including gated communities and family neighborhoods, fall between $1,500-$2,500 USD per square meter. These properties attract families, commuters, and buyers seeking more space and amenities at lower price points, with rental yields of 5-6%.
Marina areas like Puerto Cancún combine luxury pricing ($4,000-$5,500 USD/m²) with professional tenant demand, achieving 7-9% rental yields from both long-term professional rentals and high-end vacation bookings.
What's the current rental yield in different parts of Cancún for apartments, houses, and vacation rentals?
Hotel Zone and beachfront vacation rentals deliver the highest returns at 8-10% annually, with peak occupancy rates reaching 85% during high season.
Professional property management significantly impacts returns, with well-managed beachfront properties often achieving yields at the top of the range. Properties with amenities like pools, beach access, and modern furnishings command premium nightly rates.
Downtown long-term rentals provide steady yields of 5-7%, appealing to local professionals, students, and budget-conscious expats. These properties offer more predictable cash flow with lower vacancy risk compared to vacation rentals.
Gated communities and modern condominiums across various neighborhoods typically yield 7-9%, depending on location, amenities, and tenant type. Properties near business centers or with resort-style amenities perform better within this range.
House rentals in suburban areas generally yield 5-6%, with larger family homes commanding higher absolute rental amounts but lower percentage returns due to higher purchase prices per square meter.
What property types are most in demand right now, and which ones are oversupplied?
Two to three-bedroom condominiums with modern amenities represent the highest demand segment, appealing to both vacation rental investors and long-term residents.
1. **High Demand Properties:** - Beachfront apartments with resort amenities - Modern gated community homes with pools - Eco-friendly developments (commanding 10-15% price premiums) - Properties with home offices and flexible spaces - Luxury condos with hotel-style services2. **Strong Market Segments:** - New construction with smart home features - Properties near golf courses and marinas - Developments with professional property management - Larger homes (average size up 15% over five years) - Units with dedicated parking and storageOversupplied segments include older small studios and one-bedroom condos, particularly those far from main tourist corridors or lacking modern amenities. These properties often struggle with lower occupancy rates and reduced appreciation potential.
Properties without elevators in multi-story buildings, units lacking air conditioning or modern appliances, and developments without security or amenities face challenging market conditions.
The market strongly favors newer construction with comprehensive amenity packages over older properties requiring significant updates or renovations.
What budget ranges offer the best value for buyers today in Cancún?
The $100,000-$300,000 USD range offers exceptional value for buyers seeking two to three-bedroom condos or townhouses in emerging neighborhoods.
| Budget Range | Property Type | Best Locations |
|---|---|---|
| Under $100,000 | Studio/1BR condo | Downtown, emerging northern Cancún |
| $100,000-$300,000 | 2-3BR condo/townhouse | Polígono Sur, midtown, SM 40-60 |
| $300,000-$500,000 | 3-4BR home/luxury condo | Huayacán, Residencial Cumbres |
| $500,000-$1M | Beachfront condo, villa | Hotel Zone, Puerto Cancún |
| $1M+ | Luxury beachfront estate | Playa Mujeres, exclusive zones |
Properties under $100,000 provide entry-level opportunities in downtown areas and emerging northern neighborhoods, though buyers should expect smaller units and fewer amenities. These properties work well for first-time investors or those seeking affordable local rental income.
The $300,000-$500,000 range accesses three to four-bedroom homes and luxury condos in desirable gated communities like Huayacán and Residencial Cumbres, offering excellent appreciation potential with current amenities.
Premium buyers with $500,000-$1,000,000 budgets can access beachfront condos and villas in the Hotel Zone or Puerto Cancún, providing immediate luxury lifestyle benefits and strong rental income potential.
It's something we develop in our Mexico property pack.
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.
If buying to live, which areas and property types offer the best balance of price, amenities, and quality of life?
Puerto Cancún offers the best overall lifestyle package for buyers prioritizing security, amenities, and convenience, despite higher prices.
This master-planned community provides high security, marina access, golf course, shopping centers, and proximity to both airport and beaches. Properties range from $400,000-$800,000 for quality condos and townhouses with resort-style amenities.
Huayacán and Polígono Sur neighborhoods provide excellent value for families seeking modern gated communities with pools, security, and family-friendly environments. Properties typically cost $200,000-$400,000 and offer good appreciation potential.
Downtown Cancún appeals to buyers wanting authentic Mexican culture, central location, and affordability. Properties under $200,000 provide access to local markets, restaurants, and cultural activities, though with fewer resort-style amenities.
The Hotel Zone suits buyers seeking resort-style living with beach access, though it lacks authentic local character and can feel touristy year-round. Expect to pay premium prices for the convenience and amenities.
If buying to rent out, where are occupancy rates and rental returns currently the highest?
Hotel Zone beachfront condominiums achieve the highest occupancy rates and rental returns, with vacation rentals reaching 85% peak season occupancy and 8-10% annual yields.
1. **Highest Performance Areas:** - Hotel Zone beachfront (short-term tourist rentals) - Puerto Cancún luxury/marina apartments (professional tenants, high-end short-term) - Modern gated communities with amenities (mixed rental strategies) - Properties with ocean views and beach access - Developments with professional management services2. **Steady Income Locations:** - Downtown core (long-term local professional tenants) - Areas near business districts and hospitals - Properties accessible to public transportation - Neighborhoods with shopping and dining nearby - University and school proximity areasProfessional property management and proximity to beaches and amenities are crucial factors for outperforming average yields. Well-managed properties with comprehensive marketing and guest services typically achieve 15-25% higher returns than self-managed alternatives.
Properties offering both short-term vacation rental potential and long-term professional rental backup provide the most flexibility and risk mitigation for rental investors.
Modern amenities including pools, gyms, concierge services, and parking significantly impact rental performance across all market segments.
If buying to resell in a few years, which neighborhoods and property types are most likely to deliver strong capital gains?
Puerto Cancún and Hotel Zone properties historically deliver the strongest capital gains at 15-20% annual appreciation, with luxury condos and marina properties leading performance.
Emerging neighborhoods along the new Maya Train route, particularly Polígono Sur and Huayacán Avenue developments, offer exceptional growth potential as infrastructure improvements unlock value. Properties in these areas often appreciate 12-18% annually.
New build gated communities with resort-style amenities and eco-friendly features command premium resale values. Smart home technology, energy efficiency, and sustainable design elements increasingly influence buyer preferences and resale performance.
Beachfront properties remain the most reliable long-term capital gain investments, as limited supply and increasing international demand consistently drive value appreciation. Ocean view condos typically outperform street-view units by 20-30% in capital gains.
Properties with unique features like marina access, golf course proximity, or exclusive beach clubs tend to appreciate faster than standard residential units, as these amenities become increasingly rare and valuable.
It's something we develop in our Mexico property pack.
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 remains one of Latin America's most dynamic property markets, with strong price growth, robust rental yields, and rapidly modernizing neighborhoods.
Long-term prospects are especially strong in premium, centrally located, and amenity-rich developments, where international and tourism-driven demand remains highest for both lifestyle and investment goals.
Sources
- IAD Overseas - Mexico Property Investment 2025
- The LatinVestor - Cancún Price Forecasts
- The LatinVestor - Cancún Property Analysis
- The LatinVestor - Cancún Real Estate Market
- Airbtics - Cancún Airbnb Revenue Analysis
- DPGO - Mexico Vacation Rental Markets
- Global Property Guide - Mexico Price History
- Riviera Maya Homes - Regional Price Analysis