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
If you are a foreigner wondering what you can actually buy in Cancún in 2026, this guide breaks it down by budget, from $100k starter properties to luxury beachfront homes.
We cover current housing prices in Cancún, what each budget unlocks, closing costs, and what to expect when reselling, and we constantly update this blog post to reflect the latest market 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.
What can I realistically buy with $100k in Cancún right now?
Are there any decent properties for $100k in Cancún, or is it all scams?
Yes, decent properties do exist at the $100k level (around MXN 1.76 million) in Cancún, but you will be shopping in the value and inland segments of the market rather than anything near the beach.
The neighborhoods that give you the best legitimate options at this budget include the Avenida Huayacán corridor, downtown supermanzanas like SM 15, SM 20, and SM 11, and parts of the Alfredo V. Bonfil area near the airport, where older condos and basic new builds can still fall within your price range.
Buying in popular or upscale areas like the Zona Hotelera, Puerto Cancún, or Playa Mujeres is generally not possible at $100k, even for very small units, because entry prices in those zones typically start well above $200k in early 2026.
What property types can I afford for $100k in Cancún (studio, land, old house)?
At the $100k budget in Cancún, you are realistically looking at studios, micro one-bedroom condos (around 25 to 40 square meters), or older one-bedroom units (35 to 50 square meters) in inland or downtown-adjacent areas.
Properties at this price point in Cancún typically need some work, whether that means cosmetic updates like paint and AC replacement, or more significant attention to plumbing, electrical systems, or humidity damage that is common in the Caribbean climate.
For long-term value at the $100k level in Cancún, a well-located older condo in a central supermanzana with a functioning HOA tends to outperform raw land or very remote options, because demand for practical, walkable locations remains strong even in budget segments.
What's a realistic budget to get a comfortable property in Cancún as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Cancún is around $200,000 USD (approximately MXN 3.5 million or EUR 185,000), which is where your choices start feeling normal rather than extremely compromised.
Most foreign buyers who want a comfortable standard in Cancún end up spending between $200,000 and $300,000 USD (MXN 3.5 to 5.3 million, or EUR 185,000 to 280,000), which is the range where you can be selective about layout, amenities, and neighborhood.
In Cancún, "comfortable" generally means a true one-bedroom or compact two-bedroom condo (50 to 85 square meters) in a secure building with functioning amenities like a pool, parking, and 24-hour security, located in a neighborhood with good infrastructure.
The required budget can vary significantly depending on neighborhood: central supermanzanas like SM 15 or SM 17 offer good value, while gated communities in Cumbres or the Huayacán corridor may cost slightly more for similar sizes but with newer construction and better amenities.
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What can I get with a $200k budget in Cancún as of 2026?
What "normal" homes become available at $200k in Cancún as of 2026?
As of early 2026, a $200k budget (around MXN 3.52 million) in Cancún typically unlocks a true one-bedroom or compact two-bedroom condo in decent, lived-in parts of town, often in buildings with proper amenities like a pool, security, and covered parking.
At this budget in Cancún, you can generally expect a property size between 50 and 85 square meters (540 to 915 square feet), depending on the exact zone and whether you prioritize newer construction or a more central location.
By the way, we have much more granular data about housing prices in our property pack about Cancún.
What places are the smartest $200k buys in Cancún as of 2026?
As of early 2026, the smartest neighborhoods to buy at $200k in Cancún include SM 15, SM 17, and SM 11 in the central area, Residencial Cumbres and nearby family-oriented zones, and selected gated communities along the Huayacán corridor where newer builds are available.
These areas offer smarter value than other $200k options in Cancún because they combine strong local demand (both for purchases and rentals) with good infrastructure, security, and proximity to main access roads leading to the Hotel Zone and downtown services.
The main growth factor driving value in these smart-buy areas of Cancún is their connection to tourism employment centers and their appeal to the growing population of Mexican professionals relocating to Quintana Roo, which keeps demand steady even when foreign buyer interest fluctuates.
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.
What can I buy with $300k in Cancún in 2026?
What quality upgrade do I get at $300k in Cancún in 2026?
As of early 2026, moving from $200k to $300k (around MXN 5.28 million) in Cancún typically upgrades you from a compact condo to a proper two-bedroom with a good layout, better storage, dedicated laundry space, and secure parking.
Yes, $300k can buy a property in a newer building in Cancún right now, especially in master-planned areas like the Huayacán corridor, Polígono Sur, and parts of Cumbres where construction from the past five years is common.
At this budget in Cancún, you typically gain access to better glazing and waterproofing (important for the Caribbean climate), improved security systems, modern amenities like gyms and coworking spaces, and more predictable HOA management with proper reserves.
Can $300k buy a 2-bedroom in Cancún in 2026 in good areas?
As of early 2026, yes, $300k is the budget where finding a solid two-bedroom property in good areas of Cancún becomes realistic and relatively straightforward rather than a lucky exception.
Specific good areas in Cancún where two-bedroom options at $300k are commonly available include Cumbres, SM 17 and SM 15 (in select newer or well-maintained buildings), and gated communities along the Huayacán corridor.
A $300k two-bedroom in Cancún typically offers between 70 and 100 square meters (750 to 1,075 square feet), which is enough space for comfortable living with proper separation between bedrooms and common areas.
Which places become "accessible" at $300k in Cancún as of 2026?
At the $300k price point in Cancún, neighborhoods that become newly accessible include parts of Puerto Juárez and the Punta Sam side, as well as better-positioned condos in master-planned developments with stronger amenity packages.
These newly accessible areas are more desirable than lower-budget zones in Cancún because they offer water adjacency (lagoon or marina proximity), more resort-style amenities, and a quieter residential feel while still being connected to the city's main services and employment centers.
In these newly accessible areas for $300k in Cancún, buyers can typically expect a well-finished two-bedroom condo in a secure building with pool, gym, and often additional amenities like rooftop terraces or coworking spaces.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
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What does a $500k budget unlock in Cancún in 2026?
What's the typical size and location for $500k in Cancún in 2026?
As of early 2026, a $500k budget (around MXN 8.8 million) in Cancún typically buys a large two-bedroom or three-bedroom condo (110 to 200+ square meters, or 1,180 to 2,150+ square feet) in premium planned zones, often with water adjacency like marina views or lagoon proximity.
Yes, $500k can buy a family home with outdoor space in Cancún, especially in areas like Lagos del Sol, high-end pockets of Cumbres, or some products toward Playa Mujeres and Costa Mujeres that are not direct beachfront but offer gardens, terraces, or private patios.
At this budget in Cancún, you can typically expect two to three bedrooms and two to three bathrooms, with properties often including features like large balconies, dedicated storage, multiple parking spaces, and access to premium amenities.
Finally, please note that we cover all the housing price data in Cancún here.
Which "premium" neighborhoods open up at $500k in Cancún in 2026?
At the $500k price point in Cancún, premium neighborhoods that open up include Puerto Cancún (the marina master-plan development), select lagoon-side or non-beach products in the Zona Hotelera, and entry-level options in Playa Mujeres and Costa Mujeres.
These neighborhoods are considered premium in Cancún because they offer controlled access, high-end building management, direct water views or adjacency, resort-grade amenities like beach clubs and golf courses, and a more exclusive residential feel compared to inland areas.
For $500k in these premium Cancún neighborhoods, buyers can realistically expect a spacious two-bedroom or compact three-bedroom condo with high-end finishes, often in a building with concierge services, multiple pools, fitness centers, and sometimes marina or beach club access.
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 counts as "luxury" in Cancún in 2026?
At what amount does "luxury" start in Cancún right now?
In Cancún as of early 2026, properties generally start being considered luxury at around $600,000 to $800,000 USD (MXN 10.5 to 14 million, or EUR 560,000 to 745,000), which is where you get unambiguous luxury positioning with prime location, high-end building, and premium finishes combined.
The entry point to luxury real estate in Cancún is defined by direct waterfront access or unobstructed ocean views, branded or boutique building management, top-tier finishes like imported materials and smart home systems, and full-service amenities including concierge, beach clubs, and private dining.
Compared to other major Mexican beach markets like Los Cabos or Puerto Vallarta, Cancún's luxury threshold is slightly lower in absolute terms, though the gap is narrowing as demand from international buyers continues to grow across all of Mexico's Caribbean coast.
Mid-tier luxury properties in Cancún typically range from $800,000 to $1.5 million USD (MXN 14 to 26 million, or EUR 745,000 to 1.4 million), while top-tier luxury homes and penthouses can exceed $2 million USD (MXN 35 million, or EUR 1.86 million) in the most exclusive locations.
Which areas are truly high-end in Cancún right now?
The truly high-end neighborhoods in Cancún right now are Puerto Cancún (the marina master-plan with branded towers), the top sections of the Zona Hotelera with direct beach or lagoon access, and Playa Mujeres and Costa Mujeres where newer resort-residential developments offer exclusivity.
These areas are considered truly high-end in Cancún because they combine controlled access with resort-level services, direct water frontage, international-standard building quality, and a concentration of amenities like golf courses, yacht clubs, and private beach access that you simply cannot find in other parts of the city.
The typical buyer profile for these high-end areas in Cancún includes wealthy Mexican families from Mexico City, Monterrey, and Guadalajara seeking second homes, North American retirees and remote workers with high incomes, and international investors looking for vacation rental properties in a stable Caribbean market.
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How much does it really cost to buy, beyond the price, in Cancún in 2026?
What are the total closing costs in Cancún in 2026 as a percentage?
As of early 2026, the total closing costs when buying property in Cancún typically run between 6% and 9% of the purchase price, which is higher than in many US or European markets but standard for coastal Mexico.
The realistic low-to-high range that covers most standard transactions in Cancún is 5% to 7% for the basic "escrituración" bundle, plus additional costs if you need a fideicomiso (bank trust) as a foreigner buying in the restricted coastal zone.
The main fee categories that make up this total in Cancún include the acquisition tax (ISABI) at 3%, notary fees and certificates at 1.5% to 3%, public registry fees at 0.5% to 1.5%, and for foreigners, fideicomiso setup and annual maintenance fees.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Cancún.
How much are notary, registration, and legal fees in Cancún in 2026?
As of early 2026, notary, registration, and legal fees in Cancún typically cost between MXN 50,000 and MXN 150,000 (roughly $2,800 to $8,500 USD or EUR 2,600 to 7,900), depending on the property value and transaction complexity.
These fees in Cancún generally represent between 2% and 4% of the property price, with higher-value properties often paying a lower percentage because some costs are fixed or semi-fixed rather than purely proportional.
Of these three fee types in Cancún, the notary fee is usually the most expensive component, because the notario público handles the entire closing process including document preparation, tax collection, registry filing, and ensuring the transaction is legally valid.
What annual property taxes should I expect in Cancún in 2026?
As of early 2026, annual property tax (predial) for a typical residential property in Cancún is remarkably low by international standards, often just a few hundred to a few thousand pesos per year, which translates to roughly $50 to $600 USD (EUR 45 to 560) for most homes.
Property taxes in Cancún represent a very small percentage of property value, typically around 0.1% to 0.3% annually, calculated using "per thousand" (al millar) rates applied to the assessed value, which is often lower than market value.
Predial amounts in Cancún can vary based on property type and location: residential (habitational) properties get lower rates than vacant land (baldío), and newer developments may have different assessed values than older properties in central supermanzanas.
Yes, there are early payment discounts available in Cancún, and the municipality typically runs annual campaigns offering 10% to 15% off predial if you pay in the first months of the year, which is worth taking advantage of.
You can find the list of all property taxes, costs and fees when buying in Cancún here.
Is mortgage a viable option for foreigners in Cancún right now?
Mortgage financing is possible for foreigners in Cancún, but it comes with more friction than buying cash, including higher interest rates, stricter documentation requirements, and a longer approval process that can take 60 to 90 days.
Foreign buyers in Cancún can typically access loan-to-value ratios of 70% to 80% (meaning 20% to 30% down payment required), with interest rates ranging from 9% to 14% annually depending on the lender and your financial profile.
To qualify for a mortgage in Cancún as a foreigner, you typically need proof of income (often requiring income in USD or strong Mexican-source income), credit history documentation, a valid passport, and sometimes a Mexican tax ID (RFC), plus you will need to set up a fideicomiso if buying in the coastal restricted zone.
You can also read our latest update about mortgage and interest rates in Mexico.
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 should I predict for resale and growth in Cancún in 2026?
What property types resell fastest in Cancún in 2026?
As of early 2026, the property types that resell fastest in Cancún are well-priced one-bedroom and two-bedroom condos in central, convenient zones with stable HOAs, turnkey units in secure buildings, and properties with reliable parking and low maintenance risk.
The typical time on market to sell a property in Cancún ranges from 3 to 6 months if priced correctly, but can stretch to 6 to 12 months or longer if the property is overpriced, has weak building management, or faces title or documentation issues.
What makes certain properties sell faster in Cancún specifically is their appeal to both the domestic Mexican buyer pool (professionals relocating for tourism-sector jobs) and the foreign buyer pool (vacation home seekers and rental investors), which creates a deeper demand base than purely local markets.
The slowest-reselling properties in Cancún tend to be oversized or overpriced units in buildings with weak HOAs, properties in remote locations disconnected from the Hotel Zone access roads, and any units with title complications or unresolved predial or HOA debts.
If you're interested, we cover all the best exit strategies in our real estate pack about Cancún.
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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 |
|---|---|---|
| SHF (Sociedad Hipotecaria Federal) | Mexico's official housing finance institution and standard reference for price trends. | We used it to anchor the Mexico-wide price-growth backdrop. We then localized the "what you can buy" ranges using Cancún-specific datasets. |
| Banco de México (Banxico) Mortgage Data | Mexico's central bank publishes official mortgage credit indicators. | We used it to ground what "viable mortgage" means right now. We then translated that into what foreigners typically face in approvals. |
| Banxico FIX Exchange Rate | Official published exchange rate used in contracts and accounting. | We used it to convert USD budgets into MXN. We rounded to keep the numbers easy to follow. |
| Benito Juárez Municipal Tax Law | Official legal text for Cancún's acquisition tax and predial framework. | We used it to anchor the 3% acquisition tax figure. We built closing-cost estimates around this legal foundation. |
| Quintana Roo Public Registry | Official registry entity for property rights in Quintana Roo. | We used it as the reference for title verification and due diligence. We turned it into a simple checklist for buyers. |
| BBVA México Fideicomiso Guide | Primary-source document from a major bank that provides the trust product. | We used it to explain the fideicomiso structure in plain language. We also used it to justify budgeting for setup and annual fees. |
| Properstar Cancún Data | Structured, city-specific dataset with clear update timestamps. | We used it as one of two main price-per-square-meter inputs. We cross-checked it with a second source to avoid relying on one dataset. |
| Vivanuncios Cancún Stats | Large classifieds marketplace that publishes aggregated price statistics. | We used it as a second independent price reference. We produced conservative ranges by comparing both sources. |
| Notaría Pública 10 Cancún | Local notary is a primary practitioner source for actual closing costs. | We used it to benchmark all-in closing cost ranges. We treated it as market practice, not law. |
| Notaría Ochenta Cancún | Another local notary explaining the same process helps triangulate ranges. | We used it to cross-check that our closing cost band is not an outlier. We still anchored tax figures to municipal law. |
| SECTUR Tourism Data | Federal tourism authority publishes official sector updates. | We used it to explain why liquidity and demand are strong in Cancún. We translated it into resale and rental context. |
| Data México Municipal Profile | Federal economy data platform compiling official statistics. | We used it to anchor why demand exists in Cancún. We kept it light, using only what helps buyers understand market pressure. |
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.