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Cancún rents in 2026 are strong, but the market is split between local residential neighborhoods and premium beach-linked areas.
We constantly update this blog post so the rent ranges for Cancún stay useful for buyers, landlords and future tenants.
This guide focuses only on residential rentals in Cancún, not hotels, vacation stays or commercial 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 are typical rents in Cancún as of 2026?
As of June 2026, typical long-term apartment rents in Cancún are about MXN 10,000 to MXN 12,000 per month for a studio, MXN 13,000 to MXN 16,000 for a 1-bedroom, MXN 18,000 to MXN 25,000 for a 2-bedroom, and MXN 28,000 to MXN 40,000 or more for a good 3-bedroom.
In simple terms, Cancún has two rental markets in 2026: normal local areas where many families and workers rent, and premium areas such as Zona Hotelera and Puerto Cancún where rents can be several times higher.
What's the average monthly rent for a studio in Cancún as of 2026?
As of 2026, the average monthly rent for a studio in Cancún is about MXN 10,500, which is roughly USD 570 or EUR 525.
For most long-term studio rentals in Cancún in 2026, a realistic range is MXN 8,000 to MXN 12,000 per month, or about USD 430 to USD 650 and EUR 400 to EUR 600.
The main reason studio rents in Cancún vary so much is that a simple studio in Centro, SM 50, SM 55, SM 57 or Jardines del Sur is very different from a furnished studio near Zona Hotelera, Puerto Cancún or a lagoon-view building.
What's the average monthly rent for a 1-bedroom in Cancún as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Cancún is about MXN 14,500, which is roughly USD 780 or EUR 725.
For most 1-bedroom apartments in Cancún in 2026, a realistic long-term range is MXN 12,000 to MXN 16,000 per month, or about USD 650 to USD 865 and EUR 600 to EUR 800.
The cheapest 1-bedroom rents in Cancún are usually in local parts of Centro, SM 50, SM 57 and Jardines del Sur, while the highest 1-bedroom rents are in Zona Hotelera, Puerto Cancún, Malecón Américas and premium SM 12 or SM 13 buildings.
What's the average monthly rent for a 2-bedroom in Cancún as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Cancún is about MXN 21,500, which is roughly USD 1,160 or EUR 1,075.
For most 2-bedroom apartments in Cancún in 2026, a realistic long-term range is MXN 17,000 to MXN 24,000 per month, or about USD 920 to USD 1,300 and EUR 850 to EUR 1,200.
The cheapest 2-bedroom rents in Cancún tend to be in inland local areas such as SM 50 to SM 57 and parts of Jardines del Sur, while the most expensive 2-bedroom rents are usually in Puerto Cancún, Zona Hotelera, Malecón Américas and high-amenity towers near Cumbres.
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 2026, the average rent per square meter in Cancún is about MXN 240 per m² per month, which is roughly USD 13 or EUR 12 per m² per month.
Across Cancún neighborhoods in 2026, a realistic range is MXN 180 to MXN 260 per m² in local residential areas, MXN 260 to MXN 350 per m² in good central buildings, and MXN 400 to MXN 800 per m² in Zona Hotelera or Puerto Cancún luxury apartments.
Compared with many inland Mexican cities, Cancún rents per square meter are higher because Cancún combines local housing demand with tourism, airport jobs, foreign renters and the option for some owners to rent short term.
In Cancún, small furnished units, lagoon or sea views, strong security, parking, elevators, pools, gyms and easy access to Zona Hotelera usually push rent per square meter above the city average.
How much have rents changed year-over-year in Cancún in 2026?
As of 2026, average long-term apartment rents in Cancún are up by about 8% year over year.
The main reasons Cancún rents increased in 2026 are tourism demand, airport-linked employment, population growth in Quintana Roo, higher home prices and the ability of some landlords to switch good units to short-term rental.
Compared with the previous year, Cancún rent growth in 2026 feels slightly more controlled in local inland areas, but still strong in Puerto Cancún, Zona Hotelera, Malecón Américas, Huayacán and Cumbres.
What's the outlook for rent growth in Cancún in 2026?
As of 2026, Cancún rents are likely to grow by another 5% to 8% over the next 12 months.
The key forces supporting Cancún rent growth are tourism jobs, airport traffic, continued migration into Quintana Roo, limited well-located supply and demand from foreigners who want secure furnished apartments.
The strongest rent growth in Cancún should remain in Puerto Cancún, Malecón Américas, Huayacán, Cumbres, Zona Hotelera access points and secure family areas with parking and good amenities.
The main risks are weaker tourism, too much new condo supply, tighter local affordability, hurricane disruption and changes to how short-term rentals are regulated in Cancún.
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Which neighborhoods rent best in Cancún as of 2026?
The best long-term rental neighborhoods in Cancún in 2026 are Puerto Cancún, Zona Hotelera, Malecón Américas, SM 7, SM 11, SM 13, Cumbres, Huayacán, Álamos, Jardines del Sur and Centro around SM 4 and SM 5.
Each Cancún neighborhood serves a different renter, so a family looking for parking and schools will not search the same area as a foreign renter who wants a furnished apartment near the beach.
Which neighborhoods have the highest rents in Cancún as of 2026?
As of 2026, the three highest-rent areas in Cancún are Puerto Cancún at about MXN 40,000 to MXN 100,000 per month, Zona Hotelera at about MXN 30,000 to MXN 80,000 per month, and Malecón Américas or premium SM 7 at about MXN 25,000 to MXN 45,000 per month, which is roughly USD 1,350 to USD 5,400 or EUR 1,250 to EUR 5,000 depending on the area.
These Cancún neighborhoods command premium rents because they offer views, security, newer buildings, pools, gyms, parking, restaurants, shopping, beach access or fast access to Zona Hotelera.
The typical tenants in these high-rent Cancún neighborhoods are executives, foreign residents, retirees, digital nomads, hospitality managers and Mexican upper-income families who want comfort and security.
By the way, we’ve written a blog article detailing Sources and methodology: we reviewed premium listings on Rentola, Vivanuncios and Properstar.
Where do young professionals prefer to rent in Cancún right now?
The top three Cancún areas for young professionals in 2026 are Centro around SM 4 to SM 7, Malecón Américas or SM 7, and the Cumbres or Huayacán corridor.
Young professionals in these Cancún neighborhoods usually pay about MXN 12,000 to MXN 22,000 per month, or roughly USD 650 to USD 1,190 and EUR 600 to EUR 1,100, especially for furnished 1-bedrooms or shared 2-bedrooms.
Young professionals choose these Cancún areas because they offer shorter commutes, supermarkets, gyms, restaurants, nightlife, airport access, bus routes and easier access to hotel-zone jobs without full Zona Hotelera rent.
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?
The top three family rental areas in Cancún in 2026 are Huayacán, Cumbres and Jardines del Sur, with Álamos, Residencial Aqua, Long Island, Villa Magna, Santa Fe and SM 50 to SM 57 also important.
Families in these Cancún neighborhoods usually pay about MXN 18,000 to MXN 30,000 per month for 2-bedroom or 3-bedroom apartments, or about USD 970 to USD 1,620 and EUR 900 to EUR 1,500.
These family-friendly Cancún areas work well because they offer security, parking, supermarkets, pools, schools, parks, larger layouts and better daily convenience than beach-focused tourist zones.
Important education options near these Cancún family areas include Universidad Anáhuac Cancún, Tecmilenio Cancún, Universidad del Caribe for older students, and private school clusters along Huayacán and Cumbres.
Which areas near transit or universities rent faster in Cancún in 2026?
As of 2026, the three Cancún areas near transport or universities that rent fastest are SM 78 near Universidad del Caribe, the Anáhuac Cancún and Bonfil airport corridor, and central SM 4 to SM 7 near Avenida Tulum and Malecón Américas.
Good rentals in these high-demand Cancún areas often stay listed for about 15 to 25 days when they are furnished, safe, well priced and below roughly MXN 20,000 per month.
In Cancún, being close to a university, airport route or major job corridor can add about MXN 1,500 to MXN 4,000 per month, or about USD 80 to USD 215 and EUR 75 to EUR 200, compared with a similar apartment in a less practical location.
Which neighborhoods are most popular with expats in Cancún right now?
The three most popular Cancún neighborhoods for expats in 2026 are Zona Hotelera, Puerto Cancún and Centro or Malecón Américas, with Cumbres and Huayacán also popular for practical daily living.
Expats in these Cancún areas usually pay about MXN 20,000 to MXN 45,000 per month, or roughly USD 1,080 to USD 2,430 and EUR 1,000 to EUR 2,250, although waterfront luxury apartments can cost much more.
Expats like these Cancún neighborhoods because they offer security, furnished apartments, restaurants, gyms, beach access or easy transport, and a daily life that is easier without deep local knowledge.
The most visible foreign renter groups in Cancún are usually from the United States, Canada, Europe and Latin America, with some renters staying medium term for work, retirement or digital-nomad reasons.
And if you are also an expat, you may want to read our Sources and methodology: we reviewed expat-oriented listing clusters on Rentola, Vivanuncios and Properstar.
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Who rents, and what do tenants want in Cancún right now?
Cancún rental demand in 2026 comes from local workers, hospitality managers, airport-linked employees, young professionals, families, students, digital nomads, retirees and medium-stay foreign residents.
The safest long-term rental demand in Cancún usually comes from workers and families who need practical 1-bedroom to 3-bedroom homes with security, air conditioning and predictable monthly costs.
What tenant profiles dominate rentals in Cancún?
The top three tenant profiles in Cancún are local service-sector and hospitality workers, young professionals or airport-linked workers, and families relocating or upgrading within Quintana Roo.
In Cancún in 2026, these groups roughly represent 35% of long-term rental demand for service and hospitality workers, 25% for young professionals and airport-linked workers, and 25% for families, with the rest coming from students and foreign medium-stay renters.
Service workers often look for affordable studios or shared apartments, young professionals prefer furnished studios or 1-bedrooms, and families usually want secure 2-bedroom or 3-bedroom apartments with parking.
If you want to optimize your cashflow, you can read our Sources and methodology: we used INEGI Censo 2020, INEGI ENVI 2020 and DATATUR.
Do tenants prefer furnished or unfurnished in Cancún?
In Cancún in 2026, about 65% of studio and 1-bedroom demand prefers furnished rentals, while about 55% of family-sized demand accepts unfurnished or semi-furnished homes.
A furnished apartment in Cancún usually earns a rent premium of about MXN 1,500 to MXN 4,000 per month, or roughly USD 80 to USD 215 and EUR 75 to EUR 200, when the furniture is useful and the air conditioning works well.
Furnished rentals in Cancún are especially popular with foreign renters, students, young professionals, hospitality managers, digital nomads and people who arrive for work before buying their own furniture.
Which amenities increase rent the most in Cancún?
The five amenities that increase Cancún rents the most in 2026 are strong air conditioning, 24/7 security, pool and gym access, parking, and a balcony, terrace, lagoon view or sea view.
In Cancún, strong air conditioning can add about MXN 1,000 to MXN 2,500 per month, security can add MXN 1,500 to MXN 3,000, pool and gym access can add MXN 1,500 to MXN 3,500, parking can add MXN 1,000 to MXN 2,500, and a good view or terrace can add MXN 3,000 to MXN 10,000 or more, which equals roughly USD 55 to USD 540 and EUR 50 to EUR 500.
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?
The five renovations with the best rental ROI in Cancún are efficient mini-split air conditioning, a modern kitchen, bathroom upgrades, anti-humidity finishes, and better water pressure or water storage.
In Cancún, these upgrades often cost about MXN 80,000 to MXN 180,000 in total, or roughly USD 4,300 to USD 9,700 and EUR 4,000 to EUR 9,000, and can raise rent by about MXN 1,500 to MXN 4,000 per month when the unit moves from basic to clean, modern and comfortable.
Poor-ROI renovations in Cancún usually include overly expensive decoration, fragile finishes, luxury furniture for a local-family unit, and upgrades that ignore humidity, storms, air conditioning or daily maintenance.
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How strong is rental demand in Cancún as of 2026?
Rental demand in Cancún is strong in 2026, but landlords must price correctly because ordinary long-term renters and luxury beach-linked renters behave very differently.
Well-priced apartments in Centro, Huayacán, Cumbres, Malecón Américas and Jardines del Sur move faster than overpriced units with weak location or poor maintenance.
What's the vacancy rate for rentals in Cancún as of 2026?
As of 2026, the estimated vacancy rate for normal long-term residential rentals in Cancún is about 4% to 6%.
Across Cancún, vacancy can be closer to 3% or 4% for well-priced furnished 1-bedroom and 2-bedroom apartments, but it can reach 7% to 10% for overpriced luxury units or weaker fringe locations.
The current Cancún vacancy rate is likely below the city’s softer historical periods because tourism, airport activity, population growth and short-term-rental alternatives keep pressure on well-located long-term supply.
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 2026, rentals in Cancún stay listed for about 30 days on average.
Good 1-bedroom and 2-bedroom apartments under MXN 22,000 in Centro, Huayacán, Cumbres, Malecón Américas or Jardines del Sur often rent in 15 to 25 days, while expensive or poorly priced units above MXN 45,000 can take 45 to 75 days.
Compared with one year earlier, days on market in Cancún appear slightly shorter for practical mid-market apartments, while luxury units remain more dependent on views, furniture, building quality and price discipline.
Which months have peak tenant demand in Cancún?
The peak months for tenant demand in Cancún are January to March, June to August, and November to December.
Cancún demand rises in these months because winter tourism, foreign stays, hotel and airport hiring, school-cycle moves and relocation decisions all create more rental searches.
The quieter months for Cancún rentals are usually May, September and October because demand softens outside major moving periods and hurricane-season caution can slow decisions.
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What will my monthly costs be in Cancún as of 2026?
For a long-term apartment in Cancún in 2026, a landlord should usually budget 18% to 28% of gross rent for recurring operating costs before income tax and before any mortgage payment.
For example, on a MXN 22,000 per month 2-bedroom in Cancún, that means roughly MXN 4,000 to MXN 6,000 per month for HOA, maintenance, repairs, vacancy, insurance, admin and local charges.
What property taxes should landlords expect in Cancún as of 2026?
As of 2026, a typical annual property tax bill for a Cancún apartment is often around MXN 2,500 to MXN 8,000 per year, or roughly USD 135 to USD 430 and EUR 125 to EUR 400.
Depending on property value and location, annual predial in Cancún can be lower for modest apartments and higher for premium units in Puerto Cancún, Zona Hotelera or high-value towers, so a broad working range is about MXN 2,000 to MXN 15,000 per year, or USD 110 to USD 810 and EUR 100 to EUR 750.
Property tax in Cancún is based on the municipal cadastral value and property classification, so the actual bill depends on the official Benito Juárez cadastral table rather than one simple citywide rate.
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 utilities do landlords often pay in Cancún right now?
In Cancún in 2026, landlords most commonly pay HOA or condo maintenance, building insurance, structural repairs, major appliance repairs and sometimes internet for furnished units.
Typical landlord-paid monthly costs in Cancún can be about MXN 1,500 to MXN 4,500 for HOA, MXN 300 to MXN 800 for insurance allowance, MXN 800 to MXN 2,000 for repairs and reserves, and MXN 400 to MXN 700 for internet when included, or roughly USD 20 to USD 240 and EUR 20 to EUR 225 depending on the item.
In normal long-term rentals in Cancún, tenants usually pay electricity, water, gas and internet, and landlords should be very careful about including unlimited electricity because air conditioning can make bills high.
How is rental income taxed in Cancún as of 2026?
As of 2026, long-term residential rental income in Cancún is generally taxed federally under SAT’s arrendamiento regime, with ISR due on declared income and long-term residential rent usually VAT-exempt when the property is used only as a home.
Common deductions for Cancún landlords can include eligible maintenance, property tax, insurance, management, repairs and sometimes the 35% blind deduction when the taxpayer qualifies under Mexican rules.
Common Cancún-specific tax mistakes include treating Airbnb-style income like a normal residential lease, forgetting CFDI invoices, ignoring Mexican-source income rules as a foreign owner and mixing residential, commercial and platform rental treatment.
We cover these mistakes, among others, in our Sources and methodology: we used SAT arrendamiento guidance, municipal context and residential-rental tax rules.
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 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 used | Why this source is useful | How we used it for this Cancún rent article |
|---|---|---|
| INEGI Censo de Población y Vivienda 2020 | INEGI is Mexico’s official statistics agency, so it is the best baseline for population and housing structure. | We used it to understand the size of Cancún and Benito Juárez. We treated it as structural context, not as a live rent source. |
| INEGI ENVI 2020 | This official housing survey helps explain tenure, renting and housing conditions in Mexico. | We used it to understand the role of renting in Quintana Roo. We cross-checked this with our own demand analysis. |
| INEGI ENIGH 2024 | ENIGH is Mexico’s official household income and spending survey. | We used it to sanity-check Cancún rents against household income. We did this to avoid quoting only luxury foreign-renter prices. |
| Sociedad Hipotecaria Federal Índice SHF | SHF publishes Mexico’s official housing price index through a federal housing finance institution. | We used it to understand home-price pressure in Quintana Roo and Benito Juárez. We did not use it as a rent index because it tracks home prices. |
| SHF Datos Abiertos Índice SHF | This is the data access point behind the SHF housing price index. | We used it to verify the direction of housing-price pressure. We used that direction as a cross-check for rent-growth estimates. |
| Ayuntamiento de Benito Juárez, Cancún | This is the official municipal website for Cancún’s local government. | We used it for local property-tax and municipal-payment context. We avoided unofficial predial calculators as primary evidence. |
| Benito Juárez 2026 Catastro table | This official table supports the cadastral values used for local property charges. | We used it to frame predial as value-dependent. We did not quote one universal Cancún tax bill because each property is classified differently. |
| SAT Arrendamiento personas físicas | SAT is Mexico’s federal tax authority. | We used it for rental-income tax obligations. We separated normal residential leases from short-term, platform and mixed-use rentals. |
| DATATUR / SECTUR | DATATUR is Mexico’s official tourism statistics platform. | We used it to understand tourism demand and seasonality in Cancún. We treated it as demand context, not as direct rent pricing. |
| ASUR passenger traffic | ASUR operates Cancún airport and publishes passenger traffic data. | We used it to understand airport-linked demand and visitor flows. We cross-checked this with tourism seasonality. |
| Universidad del Caribe | This official university source confirms the campus location in Cancún. | We used it to identify student and worker demand around SM 78. We did not infer citywide student demand from it alone. |
| Universidad Anáhuac Cancún | This is the official site of a major private university in Cancún. | We used it to understand demand near the airport, Bonfil and Huayacán corridor. We cross-checked this with listing patterns. |
| Tecmilenio Cancún | This official source confirms Tecmilenio’s Cancún campus presence. | We used it to map student and young-professional rental demand. We treated it as location context rather than pricing data. |
| Rentola Cancún listings | Rentola aggregates live rental listings and helps show broad market availability. | We used it to sample active asking rents by size and location. We removed obvious outliers before using the numbers. |
| Vivanuncios Cancún departments for rent | Vivanuncios is a large Mexican listing platform with many local rental ads. | We used it to cross-check live apartment asking rents. We discounted super-luxury and tourist-facing listings when estimating normal long-term rents. |
| Properstar Cancún price page | Properstar publishes live asking-price data by city and can help check market direction. | We used it as a secondary cross-check for price-per-square-meter and market direction. We did not rely on it alone because listings can skew premium. |
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