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
Cancún remains one of Mexico's hottest real estate markets in 2026, with property prices that have surged by over 13% annually in recent years.
Whether you're looking for beachfront luxury or a solid rental investment, understanding which neighborhoods deliver the best value is essential before you commit.
We constantly update this blog post to reflect the latest market data and trends.
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's the Current Real Estate Market Situation by Area in Cancún?
Which areas in Cancún have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Cancún are Puerto Cancún (marina and golf-adjacent clusters), Zona Hotelera (particularly lagoon and ocean-facing segments along Boulevard Kukulcán), and Malecón Tajamar near the central lagoon edge.
In these premium Cancún neighborhoods, prices typically range from MXN 55,000 to MXN 110,000 per square meter, with the absolute highest prices found in beachfront Zona Hotelera buildings with direct ocean access.
Each of these high-priced Cancún areas commands a premium for distinct reasons:
- Puerto Cancún: Controlled master-planned development with limited prime marina-front inventory.
- Zona Hotelera: Direct beach access and strong short-term rental demand from international tourists.
- Malecón Tajamar: Central lagoon proximity combined with walkability to restaurants and offices.
Which areas in Cancún have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Cancún are Alfredo V. Bonfil (near the airport corridor), older central supermanzanas such as SM 20, SM 22, and SM 24, and peripheral "Región" zones typically listed as Región 90s through Región 200s.
In these budget-friendly Cancún neighborhoods, prices typically range from MXN 16,000 to MXN 38,000 per square meter, which is roughly half of what you would pay in waterfront areas.
However, buyers in these lower-priced Cancún areas should expect trade-offs: Alfredo V. Bonfil has uneven infrastructure and wide quality variation between projects, the older supermanzanas often require significant renovation and have limited parking, while the peripheral Región zones mean longer commutes and weaker resale liquidity.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Cancún Offer the Best Rental Yields?
Which neighborhoods in Cancún have the highest gross rental yields in 2026?
As of early 2026, the Cancún neighborhoods with the highest gross rental yields are El Centro (downtown) at approximately 8% to 9%, the Avenida Huayacán corridor gated communities at 5.5% to 8%, and select central supermanzanas near SM 15 and SM 17 at 6% to 9%.
Across Cancún as a whole, typical gross rental yields for investment properties range from 5% to 10%, with beachfront vacation rentals on the higher end and inland family housing on the lower end.
These top-yielding Cancún neighborhoods outperform because of specific local factors:
- El Centro: Lower purchase prices combined with steady demand from local workers and budget-conscious expats.
- Avenida Huayacán corridor: Strong family tenant demand near schools and newer housing stock with security.
- Central supermanzanas (SM 15/SM 17): Walking distance to services and offices, attracting young professionals.
Finally, please note that we cover the rental yields in Cancún here.
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Which Areas in Cancún Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Cancún perform best on Airbnb in 2026?
As of early 2026, the Cancún neighborhoods that perform best on Airbnb are Zona Hotelera (particularly buildings with direct beach access along Boulevard Kukulcán), Puerto Cancún (marina lifestyle with luxury family appeal), and select downtown-adjacent pockets near tourist services.
Top-performing Airbnb properties in these Cancún neighborhoods typically generate monthly revenues of MXN 200,000 to MXN 400,000 (approximately USD 10,000 to USD 20,000) during peak season, though annual averages across all property types sit closer to USD 13,000 to USD 14,000.
Each high-performing Cancún Airbnb area has distinct advantages:
- Zona Hotelera: Highest tourist willingness-to-pay due to immediate beach access and resort atmosphere.
- Puerto Cancún: Appeals to luxury families seeking marina views and newer amenity-rich buildings.
- Downtown-adjacent areas: Budget travelers and digital nomads willing to trade beach proximity for lower prices.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cancún.
Which tourist areas in Cancún are becoming oversaturated with short-term rentals?
The Cancún areas showing signs of short-term rental oversaturation in early 2026 are mid-range condo clusters in Zona Hotelera where dozens of similar 1-bedroom and 2-bedroom units compete directly, select Puerto Cancún buildings where investor concentration is high, and newly delivered condo towers along the Huayacán corridor that all entered the STR market simultaneously.
In these oversaturated Cancún areas, active Airbnb listing density has grown significantly, with the city now hosting approximately 6,000 active short-term rental listings competing for the same pool of tourists.
The clearest sign of oversaturation in these Cancún tourist areas is occupancy compression: when average occupancy drops below 45% and hosts engage in aggressive price wars during shoulder season, it indicates that supply has outpaced demand growth.
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 Areas in Cancún Are Best for Long-Term Rentals?
Which neighborhoods in Cancún have the strongest demand for long-term tenants?
The Cancún neighborhoods with the strongest long-term tenant demand in 2026 are the Avenida Huayacán corridor gated communities (including Residencial Aqua, Arbolada, and Cumbres-adjacent clusters), central supermanzanas near services (SM 15, SM 17, SM 20), and Puerto Cancún for higher-income executive tenants.
In these high-demand Cancún neighborhoods, well-maintained properties typically rent within 30 to 45 days, with vacancy rates staying below 5% for competitively priced units.
Each of these Cancún long-term rental markets attracts a specific tenant profile:
- Avenida Huayacán gated communities: Mexican families with children seeking security and proximity to schools.
- Central supermanzanas (SM 15/SM 17/SM 20): Young professionals and local workforce wanting walkable urban living.
- Puerto Cancún: Executives and higher-income expats who prioritize amenities and prestige over value.
What makes these Cancún neighborhoods especially attractive to long-term tenants is the combination of daily-life infrastructure (supermarkets, schools, healthcare), security features (gated access, 24-hour guards), and reasonable commute times to major employment centers.
Finally, please note that we provide a very granular rental analysis in our property pack about Cancún.
What are the average long-term monthly rents by neighborhood in Cancún in 2026?
As of early 2026, average long-term monthly rents in Cancún vary significantly by neighborhood: Puerto Cancún commands MXN 260 to MXN 420 per square meter monthly, Zona Hotelera ranges from MXN 230 to MXN 380, while the Avenida Huayacán gated communities sit between MXN 170 and MXN 260 per square meter.
For entry-level apartments in Cancún's most affordable neighborhoods like Alfredo V. Bonfil and older supermanzanas, typical monthly rents for a basic 2-bedroom unit range from MXN 8,000 to MXN 14,000 (approximately USD 400 to USD 700).
In mid-range Cancún neighborhoods such as the central supermanzanas and Huayacán corridor, a well-maintained 2-bedroom apartment typically rents for MXN 14,000 to MXN 22,000 monthly (approximately USD 700 to USD 1,100).
For high-end apartments in Cancún's most expensive neighborhoods like Puerto Cancún and prime Zona Hotelera buildings, monthly rents for a quality 2-bedroom unit start at MXN 25,000 and can exceed MXN 45,000 (approximately USD 1,250 to USD 2,250 or more).
You may want to check our latest analysis about the rents in Cancún here.
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Which Are the Up-and-Coming Areas to Invest in Cancún?
Which neighborhoods in Cancún are gentrifying and attracting new investors in 2026?
As of early 2026, the Cancún neighborhoods experiencing the strongest gentrification and investor interest are the Avenida Huayacán corridor (particularly newer master-planned communities like Residencial Aqua and Arbolada), select central supermanzanas near Malecón Tajamar that are undergoing renovation-driven upgrading, and areas along the Maya Train station route.
These gentrifying Cancún neighborhoods have experienced annual price appreciation rates of 15% to 30% over the past two years, with the Huayacán corridor showing particularly strong capital gains exceeding 30% in some developments.
Which areas in Cancún have major infrastructure projects planned that will boost prices?
The Cancún areas best positioned to benefit from infrastructure projects in 2026 are zones near Maya Train stations (particularly around Cancún Airport and central access points), areas along improved road corridors connecting to the new Tulum International Airport, and neighborhoods that will connect to the planned Maya Train freight terminal.
The most significant infrastructure project affecting Cancún property values is the Maya Train, which began passenger operations in late 2023 and is now adding freight service scheduled for completion by the end of 2026, including a major multimodal terminal near Cancún that will improve logistics and connectivity.
Historically, major infrastructure completions in Cancún have driven property price increases of 15% to 25% within two to three years in directly affected neighborhoods, particularly for properties within walking distance of new transit stations or improved road access.
You'll find our latest property market analysis about Cancún here.
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 Areas in Cancún Should I Avoid as a Property Investor?
Which neighborhoods in Cancún with lots of problems I should avoid and why?
The Cancún areas that investors should approach with caution in 2026 are far peripheral "Región" zones (particularly Región 90s through Región 200s), buildings with unclear or frequently changing short-term rental rules, and older stock in neglected supermanzanas with deferred maintenance.
Each of these problematic Cancún investment areas has specific issues:
- Peripheral Región zones: Long commutes, thin retail and services, weaker resale liquidity, higher tenant turnover.
- Buildings with unclear STR rules: Your investment thesis can collapse overnight if HOA enforces a rental ban.
- Older supermanzanas with deferred maintenance: Hidden capex risks from water damage, elevator issues, and corrosion.
For these Cancún problem areas to become viable investments, they would need significant infrastructure improvements (new roads, transit connections, commercial development), clear and stable building regulations, or major renovation investment that many current owners are unwilling to make.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cancún.
Which areas in Cancún have stagnant or declining property prices as of 2026?
As of early 2026, the Cancún areas experiencing the weakest price performance are oversupplied mid-range condo clusters where many identical units compete for buyers, far-inland residential zones where demand is purely local, and older buildings in less desirable supermanzanas that have not been renovated.
These stagnant Cancún areas have seen price growth of only 0% to 3% annually over the past two years, significantly underperforming the citywide average of 12% to 14% appreciation.
The underlying causes of price stagnation in these Cancún areas are specific to each segment:
- Oversupplied mid-range condos: Too many near-identical units entering the market simultaneously, forcing price competition.
- Far-inland residential zones: Demand is capped by local affordability limits with no international buyer interest.
- Unrenovated older supermanzanas: Buyers perceive high hidden costs, discounting prices to account for needed repairs.
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Which Areas in Cancún Have the Best Long-Term Appreciation Potential?
Which areas in Cancún have historically appreciated the most recently?
The Cancún areas that have appreciated most strongly over the past five to ten years are Puerto Cancún (particularly marina-adjacent buildings), the Avenida Huayacán corridor gated communities, and select Zona Hotelera properties with genuine beachfront scarcity.
Approximate appreciation in these top-performing Cancún areas:
- Puerto Cancún: Total appreciation of 80% to 120% over five years, driven by controlled supply and luxury demand.
- Avenida Huayacán corridor: Recent gains exceeding 30% in 18 months, the fastest-growing Cancún submarket.
- Prime Zona Hotelera: Steady appreciation of 7% to 10% annually, with beachfront units outperforming lagoon-side.
The main driver of above-average appreciation in these Cancún areas is genuine scarcity: Puerto Cancún has a controlled master plan with limited prime inventory, Huayacán benefits from infrastructure expansion into previously undeveloped land, and Zona Hotelera beachfront properties cannot be replicated.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Cancún.
Which neighborhoods in Cancún are expected to see price growth in coming years?
The Cancún neighborhoods expected to see the strongest price growth in 2026 and beyond are Puerto Cancún (for sustained luxury demand), lagoon-edge central pockets near Malecón Tajamar, the top-tier Huayacán gated communities, and areas near Maya Train stations.
Projected annual price growth for these high-potential Cancún neighborhoods:
- Puerto Cancún: Expected 8% to 12% annually, supported by limited inventory and international buyer interest.
- Malecón Tajamar area: Projected 10% to 15% as renovation activity accelerates and walkability improves.
- Top Huayacán communities: Forecast 12% to 18% while infrastructure expansion continues absorbing new supply.
- Maya Train station areas: Potential 15% to 25% over two to three years as connectivity benefits materialize.
The single most important catalyst for future price growth in these Cancún neighborhoods is the continued expansion of transportation infrastructure, particularly the Maya Train's improved connectivity to Cancún Airport and the completion of freight terminal facilities that will create employment and economic activity.
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 Do Locals and Expats Really Think About Different Areas in Cancún?
Which areas in Cancún do local residents consider the most desirable to live?
The Cancún areas that local Mexican residents consider most desirable are Puerto Cancún (for affluent families and executives), the Avenida Huayacán gated communities like Residencial Aqua and Cumbres (for middle and upper-middle class families), and central lagoon-edge neighborhoods near Malecón Tajamar (for professionals who value walkability).
What makes these Cancún areas desirable to local residents:
- Puerto Cancún: Prestige address, marina lifestyle, and comprehensive amenities within a secure environment.
- Huayacán gated communities: Modern housing, 24-hour security, proximity to quality schools, and family-friendly atmosphere.
- Malecón Tajamar area: Walking distance to restaurants, offices, and services without needing a car for daily errands.
The typical residents in these locally-preferred Cancún areas are Mexican professionals, business owners, and families with school-age children who prioritize security, schools, and commute quality over beach access.
Local Cancún resident preferences often differ from foreign investor targets: locals prioritize daily-life convenience and family infrastructure, while foreign buyers frequently overweight beach proximity and tourist appeal, sometimes paying premiums for locations that locals consider impractical for everyday living.
Which neighborhoods in Cancún have the best reputation among expat communities?
The Cancún neighborhoods with the strongest reputation among expat communities are Puerto Cancún, select Zona Hotelera condo buildings with established expat ownership, and certain central lagoon-edge developments that offer "international condo living" amenities.
Why expats prefer these Cancún neighborhoods over others:
- Puerto Cancún: English-speaking services, familiar amenities, secure environment, and proximity to international airport.
- Select Zona Hotelera buildings: Beach lifestyle, easy access to restaurants and nightlife, established expat networks.
- Central lagoon-edge condos: Modern buildings with amenities comparable to US or European standards at lower prices.
The expat profiles in these popular Cancún neighborhoods include American and Canadian retirees seeking warm-weather living, remote workers and digital nomads attracted by timezone alignment with North America, and business executives on temporary assignments who require reliable internet and airport access.
Which areas in Cancún do locals say are overhyped by foreign buyers?
The Cancún areas that locals commonly consider overhyped by foreign buyers are certain Zona Hotelera buildings where STR restrictions limit rental potential, copy-paste new condo developments marketed as "luxury" without genuine location advantages, and overpriced beachfront properties where the beach itself has erosion or sargassum issues.
Why locals believe these Cancún areas are overvalued:
- STR-restricted Zona Hotelera buildings: Foreign buyers pay a vacation rental premium for units where rentals are prohibited.
- Generic "luxury" condo clusters: Marketing creates artificial scarcity perception for interchangeable mid-rise buildings.
- Problematic beachfront locations: Buyers prioritize "beach access" without researching actual beach quality or stability.
What foreign buyers typically see in these Cancún areas that locals do not value as highly is the pure "vacation appeal" of Caribbean aesthetics, which can lead to paying significant premiums for properties that locals consider impractical for year-round living or sustainable rental income.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Cancún.
Which areas in Cancún are considered boring or undesirable by residents?
The Cancún areas that residents commonly consider boring or undesirable are far-peripheral Región zones (particularly Región 90s through Región 200s), isolated residential pockets with limited nearby retail or services, and some older supermanzanas that lack renovation investment and modern amenities.
Why residents find these Cancún areas boring or undesirable:
- Peripheral Región zones: Long commutes, no walkable restaurants or entertainment, sparse public transit options.
- Isolated residential pockets: Requires driving for every errand, limited social infrastructure, few gathering places.
- Neglected older supermanzanas: Aging buildings, parking difficulties, and lack of green spaces or modern retail.
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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 |
|---|---|---|
| Secretaría de Relaciones Exteriores (SRE) | Official Mexican government page for foreigner property ownership rules. | We used it to confirm the fideicomiso trust requirement for foreigners buying in Cancún's restricted coastal zone. We also referenced it for the 50-year renewable trust duration. |
| Sociedad Hipotecaria Federal (SHF) | Federal housing finance institution publishing Mexico's official house price index. | We used it to anchor the nationwide price trend backdrop and validate Cancún's above-average appreciation. We also used it to distinguish local price movements from national patterns. |
| INEGI | Mexico's official statistics agency providing municipal-level demographic data. | We used it to ground demand drivers like population and employment at the Quintana Roo level. We also used it as a sanity check when interpreting rental demand patterns. |
| ASUR | Official operator of Cancún International Airport with verified passenger data. | We used it to validate the tourism demand engine that supports short-term rental performance. We also used monthly traffic reports to assess tourism trends heading into 2026. |
| Inmuebles24 | One of Mexico's largest property portals with standardized price-per-square-meter data. | We used it as the baseline for Cancún-wide sale and rent levels. We then adjusted neighborhood ranges using focused listing pools for internal consistency. |
| AirDNA | Widely used STR analytics provider with transparent occupancy and revenue metrics. | We used it for baseline short-term rental performance to compute realistic gross yields. We used it as one leg of a triangulation, not the only source. |
| AirROI | Dedicated STR market data portal with time-stamped updates and listing counts. | We used it to cross-check AirDNA's metrics and monitor listing growth versus demand. We also used it to support our oversaturation risk analysis. |
| Airbtics | City-level STR metrics with clear time windows and methodology definitions. | We used it to triangulate occupancy, ADR, and revenue ranges from multiple sources. We also used it to stress-test best case versus base case STR yield scenarios. |
| SECTUR DataTur | Government of Mexico's official tourism statistics platform. | We used it to cross-check tourist seasonality patterns that affect Airbnb pricing. We also used it to avoid relying solely on private STR dashboards. |
| Global Property Guide | International property research firm tracking rental yields across markets. | We used it to benchmark Cancún yields against Mexico-wide averages. We also used it to validate our gross yield estimates by neighborhood. |
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