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
Understanding Cancún's rental market is essential whether you're renting or investing in property here.
This article covers current rental prices, neighborhood trends, tenant preferences, and landlord costs in Cancún as of the first half of 2026.
We constantly update this post with fresh data so you always have the latest picture.
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
- Cancún rents rose 8% to 12% year-over-year in January 2026, outpacing Mexico's national inflation due to strong tourism-driven demand in the Riviera Maya.
- Puerto Cancún commands the highest rents, with 1-bedrooms often exceeding MXN 45,000 monthly, nearly three times pricier than mid-market Huayacán.
- Furnished apartments rent for a 15% to 25% premium, and most expats strongly prefer move-in-ready properties with air conditioning included.
- Peak rental demand runs November through March, when winter tourism brings seasonal workers and long-stay visitors seeking housing.
- Average rent per square meter in Cancún ranges from MXN 250 to MXN 350, with luxury Zona Hotelera properties pushing above MXN 400.
- Vacancy rates in well-priced Huayacán and Puerto Cancún units hover around 3% to 5%, while overpriced properties sit vacant for months.
- A/C upgrades deliver the highest rental ROI in Cancún since the tropical climate makes efficient cooling non-negotiable for tenants.
- Young professionals cluster in central Supermanzanas near Plaza Las Américas, paying MXN 16,000 to MXN 22,000 for walkable 1-bedrooms.
- Cancún landlords pay property taxes (predial) of 0.1% to 0.3% of cadastral value annually, low compared to the US or Europe.
- Quintana Roo's formal employment grew steadily through 2025, keeping Cancún rental demand structurally strong heading into 2026.
What are typical rents in Cancún as of 2026?
What's the average monthly rent for a studio in Cancún as of 2026?
As of early 2026, the average studio rent in Cancún is around MXN 14,000 ($735 USD / €680 EUR), though this varies by location and amenities.
Most Cancún studios rent between MXN 10,000 and MXN 18,000 monthly ($525 to $950 USD / €490 to €880 EUR), with budget options in outer neighborhoods and pricier units near beaches or resort towers.
Main factors affecting studio rents include proximity to the Zona Hotelera, whether the unit has A/C, and building amenities like pools or security, all highly valued in Cancún's tropical climate.
What's the average monthly rent for a 1-bedroom in Cancún as of 2026?
As of early 2026, the average 1-bedroom rent in Cancún is around MXN 19,000 ($1,000 USD / €925 EUR), a solid mid-market option with decent amenities.
Most 1-bedrooms rent between MXN 16,000 and MXN 26,000 monthly ($840 to $1,370 USD / €780 to €1,270 EUR), expanding to MXN 35,000+ in luxury developments.
Cheapest 1-bedroom rents are in Huayacán, Álamos, or outer Supermanzanas, while the priciest are in Puerto Cancún, Zona Hotelera, and the Bonampak corridor near Malecón Tajamar.
What's the average monthly rent for a 2-bedroom in Cancún as of 2026?
As of early 2026, the average 2-bedroom rent in Cancún is around MXN 25,000 ($1,315 USD / €1,220 EUR), suitable for families or roommates.
Most 2-bedrooms rent between MXN 20,000 and MXN 38,000 monthly ($1,050 to $2,000 USD / €975 to €1,850 EUR), with premium waterfront or gated options higher.
Most affordable 2-bedrooms are in Álamos and the Huayacán corridor, while priciest units are in Puerto Cancún, Zona Hotelera towers, and gated communities like Cumbres and Lagos del Sol.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cancún.
What's the average rent per square meter in Cancún as of 2026?
As of early 2026, average rent per square meter in Cancún is around MXN 300 monthly ($16 USD / €15 EUR), varying significantly by neighborhood and quality.
Rent per square meter ranges from MXN 180 to MXN 500 monthly ($9.50 to $26 USD / €9 to €24 EUR), with older walkups at the low end and luxury waterfront towers at the high end.
Cancún's rent per square meter is higher than Mérida or Puebla but more affordable than premium Mexico City or Monterrey neighborhoods, reflecting its tourism-driven economy with strong expat demand.
Properties commanding above-average rates in Cancún typically have beachfront views, newer hurricane-resistant construction, efficient A/C, and resort-style amenities like pools and 24/7 security.
How much have rents changed year-over-year in Cancún in 2026?
As of early 2026, Cancún rents have increased 8% to 12% year-over-year, with premium neighborhoods like Puerto Cancún at the higher end.
Main drivers include strong tourism recovery, steady formal employment growth in Quintana Roo's hospitality sector, and demand from domestic migrants and foreign residents relocating to the Riviera Maya.
This year's growth exceeds 2025's pace of 6% to 9%, as tightening inventory and persistent inflation maintain upward pressure on asking rents.
What's the outlook for rent growth in Cancún in 2026?
As of early 2026, we project Cancún rent growth between 6% and 10% for the full year, with the base case in the middle of that range.
Key influencing factors include tourism arrivals at Cancún International Airport, hospitality job creation, and whether Banco de México's monetary policy affects household affordability.
Neighborhoods expected to see strongest growth are Puerto Cancún, the Huayacán corridor along Avenida 135, and areas near Malecón Tajamar, where inventory remains limited.
Risks that could alter projections include new condo completions flooding the market, a slowdown in US tourist arrivals, or economic weakness reducing migration to the Riviera Maya.
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 rent best in Cancún as of 2026?
Which neighborhoods have the highest rents in Cancún as of 2026?
As of early 2026, the three highest-rent neighborhoods in Cancún are Puerto Cancún (averaging MXN 45,000 / $2,370 USD / €2,195 EUR for 1-bedrooms), Zona Hotelera (MXN 35,000 / $1,840 USD / €1,710 EUR), and Bonampak corridor near Malecón Tajamar (MXN 28,000 / $1,475 USD / €1,365 EUR).
These neighborhoods command premiums due to waterfront locations, modern high-rises, resort amenities, and easy beach access with upscale dining and international services.
Typical tenants include foreign executives, long-stay expats, remote workers with international salaries, and tourism business owners prioritizing security and lifestyle over budget.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
Where do young professionals prefer to rent in Cancún right now?
Young professionals in Cancún prefer downtown Centro (Supermanzanas 15, 16, 20, 22), the Malecón Américas / Plaza Las Américas zone, and the Bonampak corridor for walkability to work, restaurants, and nightlife.
They typically pay MXN 16,000 to MXN 24,000 monthly ($840 to $1,260 USD / €780 to €1,170 EUR) for a 1-bedroom with good amenities.
What attracts them is fast commute access, walkable cafés and coworking spaces, modern buildings with pools and gyms, and an active social scene.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cancún.
Where do families prefer to rent in Cancún right now?
Families in Cancún prefer Cumbres, Residencial Arbolada, and Lagos del Sol, gated communities with larger homes, green spaces, and quieter atmospheres for raising children.
Families renting 2-3 bedrooms in these neighborhoods typically pay MXN 24,000 to MXN 40,000 monthly ($1,260 to $2,100 USD / €1,170 to €1,950 EUR).
Attractions include 24/7 security, pools, kids' play areas, ample parking, proximity to supermarkets and healthcare, plus a community feel with other families.
Top schools nearby include Colegio Americano de Cancún, Instituto Cumbres Cancún, and several bilingual private schools along main avenues.
Which areas near transit or universities rent faster in Cancún in 2026?
As of early 2026, fastest-renting areas in Cancún are neighborhoods along Avenida Kabah and Avenida Tulum (strong bus connectivity), near Universidad del Caribe in northern Cancún, and close to UQROO in the city center.
Properties in these high-demand areas typically stay listed just 15 to 25 days, compared to 30 to 45 days in less connected neighborhoods.
The rent premium for properties within walking distance of transit or universities is typically MXN 1,500 to MXN 3,000 monthly ($80 to $160 USD / €75 to €145 EUR) above comparable units elsewhere.
Which neighborhoods are most popular with expats in Cancún right now?
The three most expat-popular neighborhoods in Cancún are Puerto Cancún (marina lifestyle, international feel), select Zona Hotelera buildings (beach access), and Tajamar / Bonampak (modern condos, urban convenience).
Expats typically pay MXN 30,000 to MXN 55,000 monthly ($1,580 to $2,895 USD / €1,465 to €2,680 EUR) for furnished 1-2 bedroom apartments with full amenities.
Attractions include English-speaking services, international restaurants, reliable high-speed internet, secure buildings, and a community of fellow foreign residents.
Most represented expat groups are Americans and Canadians (retirees and remote workers), followed by Europeans (especially Spanish and German) and growing numbers of South Americans.
And if you are also an expat, you may want to read our exhaustive guide for expats in Cancún.
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Who rents, and what do tenants want in Cancún right now?
What tenant profiles dominate rentals in Cancún?
The three dominant tenant profiles in Cancún are tourism/hospitality workers (affordable housing near jobs), young professionals in services and administration, and relocators from other Mexican states or abroad.
Tourism workers represent roughly 35% to 40% of rental demand, young professionals about 25% to 30%, and relocators (including expats) approximately 20% to 25%, with students and others filling the remainder.
Tourism workers seek affordable studios or shared housing under MXN 12,000, young professionals want amenity-rich 1-bedrooms at MXN 16,000 to MXN 22,000, and relocators prefer furnished 1-2 bedrooms in secure buildings regardless of price.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cancún.
Do tenants prefer furnished or unfurnished in Cancún?
In Cancún, roughly 60% to 65% of tenants prefer furnished apartments, higher than most Mexican cities due to relocators, expats, and seasonal workers wanting move-in-ready housing.
Furnished apartments rent for a premium of MXN 2,500 to MXN 5,000 monthly ($130 to $260 USD / €120 to €245 EUR) over similar unfurnished units.
Tenant profiles most preferring furnished include foreign expats, remote workers on temporary assignments, seasonal hospitality staff, and relocators avoiding furniture purchases.
Which amenities increase rent the most in Cancún?
The five amenities increasing rent most in Cancún are efficient A/C (essential in tropical climate), 24/7 security, swimming pools, covered parking, and included high-speed internet.
Premiums: efficient A/C adds MXN 1,500 to MXN 3,000 monthly ($80 to $160 USD), 24/7 security adds MXN 1,000 to MXN 2,500 ($55 to $130 USD), pools add MXN 1,500 to MXN 2,500 ($80 to $130 USD), covered parking adds MXN 1,000 to MXN 2,000 ($55 to $105 USD), and internet adds MXN 500 to MXN 1,000 ($25 to $55 USD).
In our property pack covering the real estate market in Cancún, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Cancún?
Top five ROI renovations for Cancún rentals are efficient mini-split A/C upgrades, humidity/mold prevention, kitchen refresh (countertops, fixtures), moisture-resistant flooring, and blackout curtains with window sealing.
A/C upgrades cost MXN 15,000 to MXN 40,000 ($790 to $2,100 USD) and add MXN 2,000 to MXN 3,500 monthly rent; humidity control costs MXN 5,000 to MXN 15,000 ($260 to $790 USD) adding MXN 500 to MXN 1,500; kitchen refreshes cost MXN 20,000 to MXN 50,000 ($1,050 to $2,630 USD) adding MXN 1,000 to MXN 2,500.
Poor ROI renovations to avoid include luxury finishes exceeding neighborhood expectations, outdoor landscaping in humid climates, and overly customized designs limiting tenant appeal.
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.
How strong is rental demand in Cancún as of 2026?
What's the vacancy rate for rentals in Cancún as of 2026?
As of early 2026, the estimated vacancy rate for long-term rentals in Cancún is 5% to 8% citywide, indicating a relatively tight market with healthy demand.
Vacancy ranges from 3% to 5% in high-demand Puerto Cancún and well-priced Huayacán units, up to 10% to 12% in overpriced luxury buildings or poorly maintained properties.
Current vacancy is slightly below the historical 7% to 10% average, reflecting strong post-pandemic tourism recovery and steady migration to the Riviera Maya.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cancún.
How many days do rentals stay listed in Cancún as of 2026?
As of early 2026, average days on market for Cancún rentals is 25 to 35 days for well-priced properties with good photos and descriptions.
Days on market ranges from 15 to 20 days for furnished 1-bedrooms in popular Centro and Huayacán areas, up to 45 to 60+ days for luxury units priced above market or with strict requirements.
Current days on market is 10% to 15% shorter than a year ago, reflecting increased demand from tourism growth and regional migration.
Which months have peak tenant demand in Cancún?
Peak tenant demand in Cancún runs November through March, when winter high season brings seasonal workers, long-stay tourists, and snowbirds seeking Riviera Maya housing.
Demand drivers include massive international tourist influx requiring hotel staffing, Canadian and American retirees escaping cold weather, and general preference for relocating before hot humid summers.
Lowest demand months are late April through June and September through October, when tourism slows and some seasonal workers depart, giving tenants more negotiating leverage.
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 will my monthly costs be in Cancún as of 2026?
What property taxes should landlords expect in Cancún as of 2026?
As of early 2026, Cancún landlords (Benito Juárez municipality) should expect annual property taxes (predial) of MXN 3,000 to MXN 15,000 ($160 to $790 USD / €145 to €730 EUR) for standard apartments.
Annual property taxes range from MXN 1,500 ($80 USD) for modest outer properties to MXN 30,000+ ($1,580 USD) for high-value Puerto Cancún or Zona Hotelera properties.
Predial is calculated by multiplying cadastral value (typically below market value) by a rate "al millar," with early-payment discounts of 10% to 20% for January or February payment.
Please note that, in our property pack covering the real estate market in Cancún, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Cancún right now?
A realistic annual maintenance budget for a typical Cancún rental is MXN 25,000 to MXN 50,000 ($1,315 to $2,630 USD / €1,220 to €2,440 EUR) for routine upkeep, A/C servicing, and minor repairs.
Annual maintenance ranges from MXN 15,000 ($790 USD) for newer condos with HOA coverage to MXN 80,000+ ($4,200 USD) for older houses needing roof repairs, waterproofing, and appliance replacements.
Most Cancún landlords set aside 8% to 12% of annual rental income for maintenance, with the higher end for properties exposed to humidity and salt air accelerating wear.
What utilities do landlords often pay in Cancún right now?
In Cancún, landlords commonly pay water, HOA/maintenance fees, and sometimes internet (especially for furnished units), while electricity is almost always the tenant's responsibility.
When landlords cover utilities, typical monthly costs are MXN 300 to MXN 600 ($16 to $32 USD) for water, MXN 1,500 to MXN 4,000 ($80 to $210 USD) for HOA fees, and MXN 500 to MXN 800 ($26 to $42 USD) for internet.
Common practice is tenants pay CFE electricity (high due to A/C) while landlords cover water and HOA, though furnished studios often bundle water and internet into rent.
How is rental income taxed in Cancún as of 2026?
As of early 2026, rental income in Cancún is taxed under Mexico's ISR system, with individual landlords under "Régimen de Arrendamiento" paying progressive rates from 1.92% to 35% depending on total annual income.
Main deductions include the "deducción ciega" (35% blind deduction without receipts) or itemized deductions for property taxes, maintenance, insurance, depreciation, and HOA fees if they exceed the blind deduction.
Common tax mistakes in Cancún include failing to register with SAT (triggering penalties) and not properly accounting for seasonal rental income if the property is sometimes used for short-term vacation rentals.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| INEGI - National Consumer Price Index (INPC) | Mexico's official statistics agency and standard reference for price changes. | We anchored rent changes via official CPI components. We ensured growth assumptions aligned with national inflation. |
| INEGI - INPC Methodological Document | Explains how official CPI is built, making methodology transparent and auditable. | We justified using CPI rent components as credible proxy. We explained CPI limits (tracks paid rents, not asking rents). |
| INEGI - Price Indices Explorer | Official interface for time-series CPI components including rent indices. | We used it as reference for rent-related CPI series. We cross-checked against other published CPI tables. |
| Diario Oficial de la Federación (DOF) | Mexico's official gazette for government index figures with legal standing. | We verified INPC values are formally published. We supported that INPC-linked rent increases are common in Mexican leases. |
| Banco de México - FX Market (FIX) | Mexico's central bank and most cited official FX reference. | We framed MXN/USD conversions for reader verification. We noted USD equivalents are indicative. |
| Banco de México - Quarterly Inflation Reports | Central bank's core macro publications on inflation, rates, and growth. | We grounded 2026 outlook narrative. We triangulated rent growth assumptions with macro conditions. |
| Banco de México - Quarterly Report (Jul-Sep 2025) | Primary-source Banxico report with detailed economic analysis. | We supported how inflation and growth affect rent affordability. We anchored base/upside/downside scenarios. |
| SHF - House Price Index Hub | Federal housing-finance institution with widely cited price index. | We contextualized elevated landlord expectations in Quintana Roo. We cross-checked market heat vs. rent growth. |
| SHF - House Price Index Article (Q1 2025) | Official SHF release with regional price breakdown. | We supported Quintana Roo's status as a hot housing market. We triangulated demand/supply tightness. |
| DATATUR (SECTUR) - Tourism in Figures | SECTUR's official tourism statistics outlet for Mexico visitor data. | We grounded Cancún's demand seasonality and tourism job engine. We supported peak demand logic. |
| National Employment Observatory - IMSS Employment | Official labor portal using IMSS insured-worker data, most reliable formal employment measure. | We supported formal employment sustaining rental demand. We reality-checked 2026 demand strength. |
| INEGI - Census 2020 Program | Official census for Mexico's core population and housing count. | We justified using Benito Juárez demographics for demand analysis. We framed tenant profiles. |
| INEGI - Quintana Roo Census Bulletin | Official INEGI bulletin for quick state-level demographic facts. | We grounded the young, fast-growing state demand story. We cross-checked tenant mix assumptions. |
| Inmuebles24 - 1-Bedroom Rentals (Cancún) | Major Mexican property portal with large listing volume and transparent data. | We sampled asking rents across neighborhoods for realistic ranges. We used it as one triangulation leg. |
| Inmuebles24 - 2-Bedroom Rentals (Cancún) | Large sample of 2-bedroom asking rents and property details. | We sampled 2BR rents across mid-market and premium zones. We derived rent-per-square-meter checks. |
| SAT - Rental Income Guidance | Mexico's tax authority, highest-confidence reference for applicable rules. | We explained rental income handling under Régimen de Arrendamiento. We kept the tax section practical. |
| DOF - Income Tax Law (LISR) | Primary legal text from Congress's law library, definitive tax rule source. | We validated rental-income taxation concepts. We avoided relying on secondary sources. |
| Benito Juárez - Municipal Revenue Law | Municipal-level legal basis for property tax rates via Quintana Roo congress. | We described predial computation and anchored realistic tax ranges. We kept the section factual. |
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