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
Buying a condo in Cancún as a foreigner is one thing, but knowing what rental income you can actually expect is another.
In this guide, we break down the real numbers behind gross yields, net yields, rents by bedroom count, and the costs that can quietly eat into your returns.
We constantly update this blog post to keep the data fresh and relevant for anyone considering a Cancún investment property.
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.
What rental yields can I realistically get from a condo in Cancún?
What's the average gross rental yield for condos in Cancún as of 2026?
As of early 2026, the average gross rental yield for condos in Cancún sits around 5% to 6%, based on typical listing prices of about MXN 3.9 million and average monthly rents near MXN 17,500.
That said, the realistic range across most condo investments in Cancún stretches from roughly 4% on the low end to 8% on the high end, depending heavily on the type of unit and location you choose.
The main factor causing this wide spread in Cancún specifically is that the city runs on two completely different rental engines: one serving local workforce housing where tenants are price-sensitive and yields tend to be stronger, and another serving lifestyle and tourism zones where buyers pay a premium for amenities and water views, which compresses yields.
Compared to other major Mexican cities like Mexico City or Guadalajara, Cancún's average gross yield is competitive and often slightly higher because the strong tourism economy supports both short-term and long-term rental demand in ways that inland cities cannot match.
What's the average net rental yield for condos in Cancún as of 2026?
As of early 2026, the average net rental yield for condos in Cancún typically falls between 2.7% and 3.5% for a standard mid-market unit after accounting for all operating costs.
However, the realistic range widens depending on how efficiently you buy and operate: smaller units in rentable buildings can achieve net yields of 4% to 6%, while luxury or waterfront condos often struggle to clear 2.5% net due to higher HOA fees and purchase prices.
The single biggest expense category that shrinks your gross yield in Cancún is the HOA fee (called "mantenimiento"), which in resort-style buildings with pools, security, and elevators can easily consume 15% to 25% of your monthly rent before you pay anything else.
By the way, we have much more granular data about rental yields in our property pack about Cancún.
What's the typical rent-to-price ratio for condos in Cancún in 2026?
As of early 2026, the typical monthly rent-to-price ratio for condos in Cancún is around 0.45%, which translates to roughly 5.4% annually when you multiply by 12 months.
The realistic range you will encounter spans from about 0.30% to 0.70% monthly depending on the neighborhood and unit type, with most transactions clustering in the 0.40% to 0.55% range.
Smaller condos in secondary neighborhoods like the Avenida Huayacán corridor or southern residential zones tend to hit the higher end of this range (0.55% to 0.70% monthly), while premium locations like the Zona Hotelera and Puerto Cancún usually fall toward the lower end (0.30% to 0.45% monthly) because purchase prices include a lifestyle and scarcity premium that rents do not fully offset.
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How much rent can I charge for a condo in Cancún?
What's the typical tenant budget range for condos in Cancún right now?
The typical monthly tenant budget for renting a condo in Cancún in early 2026 falls between MXN 14,000 and MXN 25,000 (roughly USD 780 to USD 1,400, or EUR 720 to EUR 1,280), which is where most of the long-term rental demand concentrates.
For entry-level condos in Cancún, tenants usually budget between MXN 10,000 and MXN 14,000 per month (about USD 560 to USD 780, or EUR 510 to EUR 720), typically for smaller units in simpler buildings without premium amenities.
Mid-range condo tenants in Cancún tend to spend between MXN 14,000 and MXN 25,000 monthly (around USD 780 to USD 1,400, or EUR 720 to EUR 1,280), which gets them reliable AC, security, parking, and decent building maintenance in central or well-connected areas.
For high-end or luxury condos in Cancún, expect tenant budgets ranging from MXN 25,000 to MXN 60,000 or more per month (approximately USD 1,400 to USD 3,350+, or EUR 1,280 to EUR 3,080+), often for furnished units in the Zona Hotelera, Puerto Cancún, or premium buildings with pools and gyms.
You can also check our latest update about rents in Cancún here.
What's the average monthly rent for a 1-bed condo in Cancún as of 2026?
As of early 2026, the average monthly rent for a 1-bed condo in Cancún is approximately MXN 10,700 (around USD 595 or EUR 550).
At the entry level, a decent 1-bed condo in Cancún rents for about MXN 7,000 to MXN 9,000 per month (USD 390 to USD 500, or EUR 360 to EUR 460), which typically means a basic unit with AC in a residential supermanzana away from tourist areas, often unfurnished with standard finishes.
In the mid-range, a typical 1-bed condo in Cancún commands MXN 10,000 to MXN 14,000 monthly (USD 560 to USD 780, or EUR 510 to EUR 720), usually featuring good AC, 24/7 security, parking, and location in areas like Cancún Centro or the Bonampak corridor with easy access to services.
At the high end, a luxury 1-bed condo in Cancún can fetch MXN 18,000 to MXN 30,000 or more per month (USD 1,000 to USD 1,670+, or EUR 920 to EUR 1,540+), typically furnished units in the Zona Hotelera or Puerto Cancún with lagoon or ocean views, pools, gyms, and resort-style amenities.
What's the average monthly rent for a 2-bed condo in Cancún as of 2026?
As of early 2026, the average monthly rent for a 2-bed condo in Cancún is approximately MXN 16,100 (around USD 895 or EUR 825).
At the entry level, a decent 2-bed condo in Cancún rents for about MXN 11,000 to MXN 14,000 per month (USD 610 to USD 780, or EUR 565 to EUR 720), typically an unfurnished unit in a residential neighborhood like Cumbres or the southern growth corridors with basic security and parking.
In the mid-range, a typical 2-bed condo in Cancún commands MXN 15,000 to MXN 22,000 monthly (USD 835 to USD 1,220, or EUR 770 to EUR 1,130), usually semi-furnished or furnished with reliable AC throughout, located in well-maintained buildings near Avenida Huayacán or Cancún Centro with pools and controlled access.
At the high end, a luxury 2-bed condo in Cancún can fetch MXN 30,000 to MXN 50,000 or more per month (USD 1,670 to USD 2,780+, or EUR 1,540 to EUR 2,560+), often fully furnished units in Puerto Cancún or the Zona Hotelera with water views, high-end finishes, and full resort amenities.
What's the average monthly rent for a 3-bed condo in Cancún as of 2026?
As of early 2026, the average monthly rent for a 3-bed condo in Cancún is approximately MXN 20,900 (around USD 1,160 or EUR 1,070).
At the entry level, a decent 3-bed condo in Cancún rents for about MXN 15,000 to MXN 18,000 per month (USD 835 to USD 1,000, or EUR 770 to EUR 920), typically an unfurnished family unit in residential areas like Residencial Cumbres or the Polígono Sur, often in older buildings with basic amenities.
In the mid-range, a typical 3-bed condo in Cancún commands MXN 20,000 to MXN 30,000 monthly (USD 1,110 to USD 1,670, or EUR 1,025 to EUR 1,540), usually well-maintained units with full AC, security, and parking in established neighborhoods with good access to schools and shopping centers.
At the high end, a luxury 3-bed condo in Cancún can fetch MXN 40,000 to MXN 70,000 or more per month (USD 2,220 to USD 3,890+, or EUR 2,050 to EUR 3,590+), typically spacious furnished units in premium developments like Puerto Cancún with marina views, executive-level finishes, and full concierge services.
How fast do well-priced condos get rented in Cancún?
A well-priced condo in Cancún typically gets rented within 2 to 4 weeks, though units in high-demand buildings with good security, AC, and parking can move even faster.
The typical vacancy rate for condos in Cancún runs around 5% annually (roughly 18 days per year empty on average), though this can drop to 2% to 4% in well-managed buildings and spike to 8% to 12% for overpriced or poorly maintained units.
What makes some condos rent faster than others in Cancún specifically is the combination of reliable air conditioning (non-negotiable in the humid climate), 24/7 security with controlled access, and building management that actually maintains common areas and responds to issues quickly, since tenants have learned to prioritize "well-run building" over fancy amenities that might come with poor administration.
And if you want to know what should be the right price, check our latest update on how much a condo should cost 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.
Which condo type gives the best yield in Cancún?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Cancún as of 2026?
As of early 2026, 1-bedroom condos typically offer the best rental yield in Cancún, often reaching around 8% gross compared to roughly 5% for 2-bedroom units.
Here is how the typical gross rental yield breaks down by condo type in Cancún: studios can hit 7% to 9% where available, 1-beds average around 7% to 8%, 2-beds settle around 4.5% to 5.5%, and 3-beds usually fall between 4% and 5%.
The main reason smaller units outperform in Cancún is that rent does not scale proportionally with size, but purchase prices often do, especially in lifestyle zones where buyers pay premiums for larger waterfront units that tenants are not willing to match with proportionally higher rents.
Which amenities are best if you want a good yield for your condo in Cancún?
The amenities that most positively impact rental yield in Cancún are reliable central AC with good ventilation (absolutely essential in the humid Caribbean climate), 24/7 security with controlled building access, covered parking, and backup power systems that keep the building functional during tropical storm outages.
Mid to upper floors tend to rent easier and faster in Cancún because they offer better airflow, fewer mosquitoes and pests, and less street noise, though this advantage only holds if the building has reliable elevator maintenance.
Balconies do help rentability in Cancún, especially for furnished rentals targeting expats or snowbirds, but the premium is most meaningful when the balcony is large enough to use and offers a decent view of the lagoon, greenery, or ocean rather than just a parking lot.
Pools and gyms can slightly lift rents and reduce vacancy in mid-market Cancún buildings, but in resort-style developments, the higher HOA fees required to maintain these amenities often eat into the rent premium entirely, making the net yield impact neutral or even negative.
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Which neighborhoods give the best rental demand for condos in Cancún?
Which condo neighborhoods have the highest rental demand in Cancún as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for condos in Cancún include the Zona Hotelera for furnished lifestyle rentals, Puerto Cancún for premium tenants, and Cancún Centro along with the Bonampak corridor for steady long-term local demand.
The main demand driver in these Cancún neighborhoods is access to the tourism economy's jobs and services: tenants want to live close to where they work in hotels, restaurants, and tourism businesses, while expats and remote workers want furnished units near beaches and amenities without the hassle of car ownership.
In these high-demand Cancún neighborhoods, vacancy rates typically run between 2% and 4%, and well-priced units often rent within 1 to 3 weeks because the tenant pool is deep and constantly replenished by the city's tourism-driven economy.
One emerging neighborhood gaining rental demand momentum in Cancún is the Avenida Huayacán corridor, which has seen significant new residential development and attracts long-term tenants who work in the growing services sector but want more affordable rents than central areas offer.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
Which condo neighborhoods have the highest yields in Cancún as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for condos in Cancún are typically secondary zones like the Avenida Huayacán corridor, the Polígono Sur residential areas, and newer supermanzana clusters away from the waterfront.
In these higher-yielding Cancún neighborhoods, gross rental yields commonly range from 6% to 8%, compared to 4% to 5% in premium waterfront areas like the Zona Hotelera or Puerto Cancún.
The main reason these Cancún neighborhoods offer better yields is that purchase prices have not been inflated by lifestyle premiums or scarcity, so you are buying "rentable utility" at a lower cost per square meter while still capturing solid rents from local workforce tenants who prioritize commute and safety over beach access.
We have a whole part covering all the neighborhoods in our pack about buying a property in Cancún.
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.
Should I do long-term rental or short-term rental in Cancún?
Is short-term rental legal for condos in Cancún as of 2026?
As of early 2026, short-term rental for condos in Cancún is legal but conditional, meaning you need to comply with state tourism registration requirements and your building's internal rules must allow it.
The main legal requirements for operating a short-term rental condo in Cancún include registering with Quintana Roo's RETUR-Q tourism registry (administered by SEDETUR), paying the state's 6% lodging tax on temporary accommodations, and ensuring your condominium's bylaws (reglamento de condominio) do not prohibit short-term rentals.
There is no official master list of which Cancún condo buildings allow Airbnb-style rentals, so you must check each building's internal bylaws before purchasing, and many newer developments in tourist zones explicitly permit short-term rentals while older residential buildings often restrict or ban them entirely.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cancún.
What's the gross yield difference short-term vs long-term in Cancún in 2026?
As of early 2026, short-term rentals in Cancún can generate gross yields roughly 3 to 8 percentage points higher than long-term rentals on paper, with short-term gross yields often ranging from 8% to 14% compared to 5% to 6% for long-term.
The typical gross yield range for short-term rentals in Cancún runs from about 8% to 14% depending on location and seasonality, while long-term rentals consistently deliver around 5% to 6% gross, meaning the gap looks impressive before you account for costs.
The main additional costs that reduce the net yield advantage of short-term rentals in Cancún include the 6% state lodging tax, platform fees (typically 3% to 15%), cleaning and linen turnover costs, higher utilities paid by the owner, and short-term property management fees that commonly run 15% to 25% of revenue.
To actually outperform a well-run long-term rental in Cancún, a short-term rental typically needs to sustain at least 45% to 50% occupancy annually after accounting for all these additional costs, which is achievable in good tourist locations but not guaranteed.
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What costs will destroy my net yield for a condo in Cancún?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cancún.
What are condo HOA fees as a % of rent in Cancún as of 2026?
As of early 2026, the typical HOA fee (called "mantenimiento" in Cancún) runs between 10% and 15% of monthly rent for basic buildings, which translates to roughly MXN 1,750 to MXN 2,600 per month (about USD 100 to USD 145, or EUR 90 to EUR 135) for an average-rent condo.
The realistic range of HOA fees in Cancún stretches from about 10% of rent in simple residential buildings up to 25% or more of rent in resort-style developments, meaning fees can range from MXN 1,500 to MXN 4,500 monthly (USD 85 to USD 250, or EUR 75 to EUR 230) depending on the building type.
In Cancún specifically, the amenities that justify higher HOA fees include 24/7 security with multiple guards, large swimming pools requiring constant maintenance in the salt air, backup generators essential for tropical storm season, and professional elevator servicing in high-rise buildings near the coast.
What annual maintenance budget should I assume for a condo in Cancún right now?
The typical annual maintenance budget condo owners should assume in Cancún is around 0.5% to 1.0% of the property value, which for an average MXN 3.9 million condo means roughly MXN 20,000 to MXN 40,000 per year (about USD 1,100 to USD 2,200, or EUR 1,025 to EUR 2,050).
The realistic range of annual maintenance costs in Cancún can stretch from about MXN 15,000 (USD 835, EUR 770) for newer condos in good condition up to MXN 60,000 or more (USD 3,350+, EUR 3,080+) for older units or beachfront properties exposed to salt air corrosion.
The most common maintenance expenses condo owners face annually in Cancún include AC system servicing and repairs (the humid climate works units hard), appliance replacement due to salt air corrosion near the coast, water heater maintenance, and periodic repainting or anti-humidity treatments to prevent mold in bathrooms and closets.
What property taxes should I expect for a condo in Cancún as of 2026?
As of early 2026, the typical annual property tax (called "predial") for a condo in Cancún is relatively modest, often ranging from MXN 3,000 to MXN 10,000 per year (about USD 170 to USD 555, or EUR 155 to EUR 510) for a standard residential unit.
The realistic range of predial in Cancún can span from under MXN 2,000 per year (USD 110, EUR 100) for small or lower-value units up to MXN 20,000 or more (USD 1,110+, EUR 1,025+) for larger luxury condos, depending on the cadastral value assigned by the municipality.
Property taxes in Cancún are calculated using the cadastral value of the property (often below market value) multiplied by the applicable "tasa al millar" rate, which for residential properties in Benito Juárez municipality is around 2.45 per thousand according to the municipal Hacienda law.
Yes, there are property tax discounts available in Cancún: the municipality offers early-payment discounts (typically in January and February) that can reduce your predial bill, and these discount programs were actively promoted for 2026.
How much does condo insurance cost in Cancún in 2026?
As of early 2026, the typical annual condo insurance cost in Cancún runs between 0.10% and 0.30% of the property value, which for an average MXN 3.9 million condo means roughly MXN 4,000 to MXN 12,000 per year (about USD 220 to USD 670, or EUR 205 to EUR 615).
The realistic range of annual condo insurance in Cancún can vary from about MXN 3,000 (USD 165, EUR 155) for basic structure coverage up to MXN 25,000 or more (USD 1,390+, EUR 1,280+) for comprehensive policies on furnished rental units that include hurricane and windstorm extensions, contents coverage, and liability protection.
What's the typical property management fee for condos in Cancún as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Cancún runs between 8% and 12% of collected rent, which on an average monthly rent of MXN 17,500 means roughly MXN 1,400 to MXN 2,100 per month (about USD 80 to USD 115, or EUR 70 to EUR 110).
The realistic range of property management fees in Cancún spans from about 8% for basic tenant-finding and rent collection services up to 15% to 25% of revenue for full-service short-term rental management including guest communication, cleaning coordination, and listing optimization.
Standard property management fees in Cancún typically include tenant sourcing and screening, lease preparation, monthly rent collection, basic maintenance coordination, and periodic property inspections, though more comprehensive packages may add bill payment, tax document preparation, and emergency response services.
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 |
|---|---|---|
| Vivanuncios | One of Mexico's largest property portals with transparent listing-based averages. | We used their average condo sale prices and rents to compute baseline gross yields for Cancún. We also used their rent-by-bedroom averages and neighborhood price tables to discuss yield dispersion. |
| Banco de México | Mexico's central bank and official reference for exchange rates. | We used it to validate USD and EUR conversions when discussing returns for foreign buyers. We kept most figures in MXN first, then converted using Banxico rates. |
| SHF House Price Index | Mexico's federal mortgage society publishes the country's official house price index. | We used SHF to confirm Quintana Roo sits in a fast-appreciating state context. We did not use SHF to estimate rents, only to frame price dynamics. |
| Ley del Impuesto al Hospedaje | Official legal text governing lodging tax in Quintana Roo. | We used it to confirm that condos offered as temporary lodging fall under lodging tax scope. We used that to estimate short-term rental tax drag on net yield. |
| SEDETUR RETUR-Q | State tourism authority explaining the official tourism provider registry. | We used it to define RETUR-Q requirements and translate "legal short-term rental" into a clear checklist for condo owners. |
| Ley de Hacienda Benito Juárez | Official municipal finance law with predial base and rate tables. | We used it to anchor realistic predial estimates by applying the habitational "tasa al millar" logic. We used that to quantify how modest predial usually is versus rent. |
| Municipio Benito Juárez | Official municipal website communicating 2026 predial policy. | We used it to confirm predial is actively administered for 2026 and that early-payment discount schemes exist. |
| ASUR Airport Data | Listed airport operator with formal passenger traffic disclosures. | We used it as a demand-side reality check for Cancún's rental market. We used it to explain why well-located condos can rent quickly. |
| Inmuebles24 | Major Mexican property portal showing detailed listing attributes. | We used it to analyze HOA fees displayed alongside asking rents. We validated amenity-driven pricing tiers across Cancún neighborhoods. |
| AirROI | Short-term rental analytics platform with ADR and occupancy metrics. | We used it to triangulate short-term rental ADR and occupancy assumptions. We then recomputed revenue mechanically so our math is auditable. |
| El País | Major newspaper with direct interview of Quintana Roo's governor. | We used it to cross-check January 2026 policy signals around platform regulation and differentiated lodging tax treatment. |
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.
