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
Rental yields in Cancún vary widely depending on where you buy, what type of property you choose, and how well you manage ongoing costs.
This blog post breaks down everything you need to know about gross and net yields, neighborhood performance, property types, and the hidden expenses that eat into your returns.
We constantly update this article to reflect the latest market conditions, so you always have fresh and reliable data.
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.
Insights
- The average gross rental yield in Cancún sits around 6.5% in early 2026, but fast-rising property prices in Quintana Roo are compressing returns unless rents keep pace.
- Net yields in Cancún typically land between 3% and 6%, with HOA fees being the single largest expense that pulls down your bottom line in the city's condo-heavy market.
- Studios and one-bedroom condos in Cancún consistently deliver the highest gross yields because they attract the widest pool of renters, from young professionals to remote workers.
- Neighborhoods like Gran Santa Fe and Hacienda Real del Caribe offer yields reaching 7% to 10%, while premium zones like Puerto Cancún and Zona Hotelera often stay below 5.5%.
- The Puente Vehicular Nichupté bridge, now over 92% complete, is expected to boost rents in central Cancún neighborhoods by improving commute times to the Hotel Zone.
- Cancún's long-term residential vacancy rate averages around 6%, but well-priced units in worker-friendly neighborhoods can see vacancy as low as 4%.
- Property management in Cancún typically costs 8% to 12% of monthly rent, plus around one month's rent for each new tenant placement.
- Landlords in Cancún should budget 1% to 2% of property value annually for maintenance because the humid, coastal climate accelerates wear on buildings and AC systems.
What are the rental yields in Cancún as of 2026?
What's the average gross rental yield in Cancún as of 2026?
As of early 2026, the average gross rental yield in Cancún for residential properties across all types sits at approximately 6.5%.
Most typical residential investments in Cancún fall within a realistic gross yield range of 5% to 8.5%, depending on the neighborhood and property type you choose.
Compared to broader Mexican averages, Cancún's gross yields remain competitive, though they have compressed slightly as property prices in Quintana Roo have risen faster than rents in recent quarters.
The single biggest factor influencing gross yields in Cancún right now is rapid home price appreciation, which has outpaced rental growth and pushed yields downward in the most desirable areas.
What's the average net rental yield in Cancún as of 2026?
As of early 2026, the average net rental yield in Cancún for residential properties across all types is approximately 4.5%.
The typical gap between gross and net yields in Cancún runs about 2 percentage points, meaning landlords lose roughly a third of their gross return to operating expenses.
HOA and condominium fees are the single largest expense that drags down net yields in Cancún, since the market is dominated by condos and gated communities where these charges are unavoidable.
Most standard investment properties in Cancún deliver net yields in the 3% to 6% range, with the lower end reflecting premium areas with high fees and the upper end representing well-bought properties in renter-friendly neighborhoods.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cancún.
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 yield is considered "good" in Cancún in 2026?
In Cancún's residential rental market, a gross yield of around 7% or higher is generally considered good by local investors, while anything above 9% is viewed as very strong.
The threshold that separates average properties from high performers in Cancún is roughly the 7% gross yield mark, since the citywide average hovers around 6.5% and beating that requires either a sharp purchase price or a unit optimized for renters.
How much do yields vary by neighborhood in Cancún as of 2026?
As of early 2026, the spread in gross rental yields between Cancún's highest-yield and lowest-yield neighborhoods is typically 2 to 5 percentage points.
The neighborhoods delivering the highest rental yields in Cancún are usually working-class and middle-class residential areas like Gran Santa Fe, Hacienda Real del Caribe, and parts of the Polígono Sur growth corridor, where entry prices remain accessible but renter demand stays steady.
On the other end, the lowest-yield neighborhoods in Cancún are the premium lifestyle zones like Puerto Cancún and Zona Hotelera, where purchase prices are driven by scarcity and waterfront appeal rather than rental income potential.
The main reason yields vary so much across Cancún's neighborhoods is that property prices in desirable areas have risen faster than rents, compressing returns even when monthly income looks attractive on paper.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
How much do yields vary by property type in Cancún as of 2026?
As of early 2026, gross rental yields in Cancún range from roughly 5% for large luxury condos and houses up to 8.5% or more for studios and compact one-bedroom units.
Studios and one-bedroom condos currently deliver the highest average gross rental yields in Cancún because they attract the broadest renter pool, including single professionals, couples, and remote workers willing to pay a premium per square meter.
Large luxury condos and oversized family houses tend to deliver the lowest gross yields in Cancún, since their capital value rises faster than what long-term tenants are willing to pay in rent.
The key reason yields differ between property types in Cancún is that smaller units command higher rent per square meter while larger properties carry more "dead space" that cannot be monetized effectively.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Cancún?
- What rental yields can you expect for a villa in Cancún?
- What rental yields can you expect for a condo in Cancún?
What's the typical vacancy rate in Cancún as of 2026?
As of early 2026, the average residential vacancy rate for long-term rentals in Cancún is estimated at around 6%.
Across different neighborhoods in Cancún, vacancy rates typically range from 4% in high-demand worker zones to 9% or higher in luxury and seasonal submarkets.
The main factor driving vacancy rates in Cancún is the tug-of-war between long-term and short-term rental supply, since high Airbnb profitability can pull units out of the long-term market and tighten inventory for traditional tenants.
Compared to national averages, Cancún's vacancy rate remains relatively low because the city's strong service economy and steady migration keep baseline renter demand healthy year-round.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cancún.
What's the rent-to-price ratio in Cancún as of 2026?
As of early 2026, the average annual rent-to-price ratio in Cancún is approximately 6.5%, which translates to roughly 0.54% of property value per month in rental income.
A monthly rent-to-price ratio above 0.50% is generally considered favorable for buy-to-let investors in Cancún, and this metric is essentially the same as gross rental yield expressed differently, so both numbers tell you the same story about income potential.
Compared to other Mexican resort and urban markets, Cancún's rent-to-price ratio is competitive but has compressed slightly as property values have surged, making it harder to find deals that hit the classic "1% rule" common in some North American markets.
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 neighborhoods and micro-areas in Cancún give the best yields as of 2026?
Where are the highest-yield areas in Cancún as of 2026?
As of early 2026, the highest-yield neighborhoods in Cancún include Gran Santa Fe, Hacienda Real del Caribe, and parts of Cecilio Chi, all of which attract steady local renter demand without the premium price tags of waterfront zones.
In these top-performing areas, gross rental yields typically range from 7% to 10%, depending on how well you negotiate your purchase price and how quickly you fill vacancies.
The main characteristic these high-yield neighborhoods share is that they serve Cancún's local workforce, with affordable entry prices and proximity to employment centers rather than tourist amenities.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Cancún.
Where are the lowest-yield areas in Cancún as of 2026?
As of early 2026, the lowest-yield neighborhoods in Cancún are Puerto Cancún, Zona Hotelera, and ultra-prime waterfront condo enclaves where buyers pay for lifestyle and scarcity rather than rental income.
In these premium areas, gross rental yields typically range from just 3.5% to 5.5%, even when monthly rents look impressive in absolute terms.
The main reason yields are compressed in these areas of Cancún is that purchase prices have risen dramatically due to limited supply and high demand from lifestyle buyers, while rents have not kept pace with that appreciation.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cancún.
Which areas have the lowest vacancy in Cancún as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Cancún include Centro (Downtown), Supermanzana 15 and 17, and Residencial Cumbres, all of which attract stable professional and family tenants.
In these low-vacancy areas, vacancy rates typically range from 3% to 5%, meaning landlords can expect their units to stay occupied nearly year-round.
The main demand driver keeping vacancy low in these Cancún neighborhoods is proximity to employment, schools, and daily services, which makes them attractive to local workers who need reliable, year-round housing.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices tend to be higher than in emerging zones, which can compress gross yields even as occupancy stays strong.
Which areas have the most renter demand in Cancún right now?
The three neighborhoods currently experiencing the strongest renter demand in Cancún are Supermanzana 15 and 17 in the central area, Centro (Downtown), and Residencial Cumbres, all of which offer easy access to jobs and services.
The renter profile driving most of this demand includes local service-sector workers, young professionals employed in the tourism and airport ecosystem, and families seeking affordable housing near schools.
In these high-demand Cancún neighborhoods, well-priced rental listings typically get filled within two to four weeks, and sometimes faster for studios and one-bedroom units.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cancún.
Which upcoming projects could boost rents and rental yields in Cancún as of 2026?
As of early 2026, the most significant infrastructure project expected to boost rents in Cancún is the Puente Vehicular Nichupté bridge, which is over 92% complete and will dramatically reduce commute times between the city and the Hotel Zone.
The neighborhoods most likely to benefit from this bridge include Centro (Downtown), Supermanzana 15 and 17, and areas along the corridor connecting to the new Hotel Zone access points, since residents will gain faster access to tourism-sector jobs.
Once the Nichupté bridge opens, investors might realistically expect rent increases of 5% to 15% in the most affected neighborhoods, as improved connectivity makes these areas more desirable for workers who previously faced long commutes.
You'll find our latest property market analysis about Cancún here.
Get fresh and reliable information about the market in Cancún
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What property type should I buy for renting in Cancún as of 2026?
Between studios and larger units in Cancún, which performs best in 2026?
As of early 2026, studios and one-bedroom units in Cancún outperform larger units in terms of gross rental yield, while two-bedroom apartments tend to offer better stability with lower tenant turnover.
Studios in Cancún typically deliver gross yields of 7% to 8.5% (around MXN 7,000 to 12,000 monthly rent, or USD 400 to 700, EUR 370 to 650), while larger two- to three-bedroom units usually yield 5% to 6.5%.
The main factor explaining this difference is that studios attract the widest pool of renters in Cancún, including young professionals, remote workers, and singles, all willing to pay a premium per square meter for a well-located small space.
However, larger units can be the better investment choice when targeting families or roommate groups, since these tenants tend to stay longer and reduce your turnover costs over time.
What property types are in most demand in Cancún as of 2026?
As of early 2026, the most in-demand property type for long-term renting in Cancún is condos and apartments in the studio to two-bedroom range, driven by young professionals and service workers seeking affordable housing.
The top three property types ranked by current tenant demand in Cancún are: first, compact condos (studios and one-bedrooms); second, two- to three-bedroom houses in gated communities; and third, townhouse-style duplexes in newer residential areas.
The primary trend driving this demand pattern is Cancún's large and growing service economy, which attracts young workers who need practical housing near employment centers rather than luxury vacation properties.
One property type currently underperforming in Cancún's rental demand is large luxury condos with four or more bedrooms, which are overbuilt for the local renter pool and often sit vacant longer.
What unit size has the best yield per m² in Cancún as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Cancún is 35 to 75 square meters, which covers studios, compact one-bedrooms, and efficient two-bedroom layouts.
For this optimal unit size in Cancún, typical rent per square meter runs around MXN 180 to 250 monthly (approximately USD 10 to 14, or EUR 9 to 13), translating to annualized yields of 7% to 8.5% when purchased at market prices.
Smaller units under 35 square meters can feel too cramped for many renters, while larger units over 75 square meters carry more "dead space" that cannot be monetized, which explains why the middle range performs best in Cancún.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cancún.
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.
What costs cut my net yield in Cancún as of 2026?
What are typical property taxes and recurring local fees in Cancún as of 2026?
As of early 2026, the annual property tax (predial) for a typical rental apartment in Cancún ranges from roughly MXN 2,000 to 12,000 (approximately USD 115 to 690, or EUR 105 to 640), depending on the property's assessed cadastral value.
Beyond predial, landlords in Cancún must also budget for HOA or condominium fees, which commonly run MXN 400 to 1,600 per month (USD 23 to 92, EUR 21 to 85) for mid-market condos, adding up to MXN 4,800 to 19,200 annually.
Combined, these taxes and fees typically represent 8% to 15% of gross rental income in Cancún, making them a significant factor when calculating your net yield.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Cancún.
What insurance, maintenance, and annual repair costs should landlords budget in Cancún right now?
Annual landlord insurance for a typical rental property in Cancún costs approximately MXN 3,000 to 7,000 (around USD 175 to 400, or EUR 160 to 370), covering basic property and liability protection.
For maintenance and repairs, landlords in Cancún should budget 1% to 2% of property value annually, which for a MXN 2 million property means setting aside MXN 20,000 to 40,000 per year (USD 1,150 to 2,300, EUR 1,060 to 2,130).
The repair expense that most commonly catches landlords off guard in Cancún is air conditioning servicing and replacement, since the humid coastal climate causes AC units to work harder and corrode faster than in drier regions.
In total, Cancún landlords should realistically budget MXN 25,000 to 50,000 annually (USD 1,440 to 2,880, EUR 1,330 to 2,660) for insurance, maintenance, and repairs combined.
Which utilities do landlords typically pay, and what do they cost in Cancún right now?
For long-term rentals in Cancún, tenants usually pay electricity (the largest variable cost due to air conditioning), internet, and often water, while landlords typically cover HOA fees and sometimes bundled water charges if included in building costs.
When landlords do cover some utilities in Cancún, they should budget MXN 500 to 1,500 per month (approximately USD 29 to 86, or EUR 27 to 80) for bundled basics like water and common-area charges.
What does full-service property management cost, including leasing, in Cancún as of 2026?
As of early 2026, full-service property management in Cancún typically costs 8% to 12% of monthly rent, which for a MXN 12,000 monthly rental means paying MXN 960 to 1,440 per month (USD 55 to 83, EUR 51 to 77) to your manager.
On top of ongoing management, tenant placement or leasing fees in Cancún usually run about one month's rent each time you need to find a new tenant, so for that same MXN 12,000 property, expect to pay around MXN 12,000 (USD 690, EUR 640) per turnover.
What's a realistic vacancy buffer in Cancún as of 2026?
As of early 2026, landlords in Cancún should set aside approximately 8% to 17% of annual rental income as a vacancy buffer, depending on whether you own a well-priced, liquid unit or a premium property that takes longer to fill.
In practical terms, this means most Cancún landlords experience about 4 to 8 weeks of vacancy per year, with well-located studios and one-bedrooms sitting closer to the lower end and larger or pricier units toward the higher end.
Buying real estate in Cancún can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) House Price Index | SHF is Mexico's federal housing-finance institution and its price index is the most widely cited national benchmark. | We used it to anchor home price growth in Quintana Roo and as our reality check against listing portal prices. |
| SHF 3Q 2025 Press Release | This is the official SHF release with definitions, scope, and headline year-over-year changes for the latest quarter. | We used it to ground what recent price growth looked like right before early 2026 and to support our yield compression analysis. |
| INEGI Quintana Roo Census 2020 | INEGI is Mexico's national statistics office, and its census is the most authoritative baseline for housing stock and demographics. | We used it to frame what kind of city Cancún is, including its fast growth and migration patterns, which matters for renter demand projections. |
| BBVA Research Situación Inmobiliaria México | BBVA Research is a top-tier unit with transparent macro and housing market analysis for Mexico. | We used it for national context on mortgage activity, construction dynamics, and to verify that Cancún's rental market is not just tourism-driven. |
| Municipality of Benito Juárez Predial 2026 Announcement | This is the official local government source for property tax policy in Cancún. | We used it to confirm predial exists and is payable for 2026, and to guide our budgeting assumptions for net yields. |
| Quintana Roo Congress Municipal Finance Law | This is the primary legal text published by the state legislature covering what the municipality can tax and charge. | We used it to validate the legal basis of recurring municipal charges and as the source of truth when secondary articles disagreed. |
| SAT Landlord Tax Regime | SAT is Mexico's federal tax authority, making this the most reliable source for landlord tax obligations. | We used it to explain what reduces net yields through ISR compliance and reporting costs, keeping our analysis legally aligned for early 2026. |
| Vivanuncios Cancún Price Guide | Vivanuncios is a large listing portal with structured data on prices, rents, and neighborhood breakdowns. | We used it as our most Cancún-specific public dataset for price and rent levels, then triangulated it against SHF data to estimate yields. |
| SICT Puente Vehicular Nichupté Update | SICT is Mexico's federal infrastructure ministry, making this the authoritative project status source. | We used it to identify a very Cancún-specific rent driver and to translate infrastructure completion into neighborhood-level rent upside areas. |
| Quintana Roo State Government Nichupté Communications | This is an official state government channel providing locally detailed project timing information. | We used it to cross-check the early 2026 timeline from a second official source and treated it as supporting evidence alongside SICT. |
| ASUR Annual Report | ASUR is Cancún's airport operator, and its annual report is a regulated disclosure document with employment and traffic data. | We used it to support the demand engine behind long-term rentals, showing why occupancy is structurally strong beyond pure tourism. |
| AirDNA / Airbtics Cancún STR Analytics | This is private-sector analytics with explicit KPIs like occupancy, ADR, and nights booked for short-term rentals. | We used it only as a pressure indicator, since high STR profitability can shift supply away from long-term renting and affect vacancy rates. |
| 4S Real Estate / Propiedades.com Market Report | 4S is a recognized real estate research firm in Mexico, and Propiedades.com is a major listing portal. | We used it as a methodological reference for how big portals measure inventory and pricing, though the full deck is gated so we relied on it for triangulation approach only. |
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