Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
This article covers the current housing prices in Mexico as of the first half of 2026, including median prices, price per square meter, neighborhood comparisons, and what you can buy at different budget levels.
We constantly update this blog post to reflect the latest market data from official Mexican government sources and major banking institutions.
Whether you are looking to invest, relocate, or simply understand the Mexican property market, we have gathered all the key figures you need.
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 Mexico.
Insights
- The gap between Mexico's median home price (1.23 million MXN) and average price (1.91 million MXN) reveals a market heavily skewed toward higher-priced properties, especially in major metros like Mexico City and Monterrey.
- Mexico City apartments in Polanco now command up to 140,000 MXN per square meter, roughly five times what you would pay in entry-level neighborhoods like Iztapalapa.
- New construction in Mexico carries a premium of about 12% per square meter over comparable existing homes, driven largely by modern seismic standards and amenity packages.
- Property listings in Mexico typically close around 7% below asking price, though in prime Mexico City zones like Roma Norte or Condesa, that gap shrinks to just 4 to 6%.
- Over the past decade, Mexican housing prices have nearly doubled in nominal terms (up roughly 95%), but after adjusting for inflation, real growth is closer to 45%.
- With 100,000 USD, buyers can purchase a 2-bedroom house in Merida or Puebla, but central Mexico City remains out of reach at this budget level.
- Acquisition taxes, notary fees, and registration costs in Mexico add between 6% and 10% on top of the purchase price, meaning a 5 million MXN home could require an extra 400,000 MXN in closing costs.
- Mexico City's Del Valle neighborhood offers a middle-ground option for families, with 2-bedroom apartments ranging from 4 to 9 million MXN and per-square-meter prices between 55,000 and 75,000 MXN.
What is the average housing price in Mexico in 2026?
The median housing price is more useful than the average because it represents the true middle of the market, unaffected by ultra-luxury properties that can dramatically inflate the average.
We are writing this as of the first half of 2026, using the latest data from Mexico's official housing index (SHF) and major banking indicators, all manually verified for accuracy.
The median home price in Mexico in January 2026 is approximately 1,234,000 MXN (around $69,000 or 58,500 euros), while the average home price reaches about 1,914,000 MXN (roughly $107,000 or 91,000 euros). This significant gap between median and average reflects how higher-priced properties in major Mexican cities pull the average upward.
About 80% of residential properties in Mexico in 2026 fall within a price range of 700,000 to 3,200,000 MXN (approximately $39,000 to $179,000 or 33,000 to 152,000 euros).
A realistic entry-level price range in Mexico in 2026 is 900,000 to 1,300,000 MXN ($50,000 to $73,000 or 43,000 to 62,000 euros), which typically gets you a small 35 to 45 square meter apartment in areas like Iztapalapa in Mexico City, usually an older building with basic finishes.
Luxury properties in Mexico in 2026 typically range from 12,000,000 to 35,000,000 MXN ($670,000 to $2 million or 570,000 to 1.66 million euros), which includes high-end apartments of 200 to 300 square meters in premium Mexico City neighborhoods like Polanco or Lomas de Chapultepec, featuring top security and designer finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Mexico.
Are Mexico property listing prices close to the actual sale price in 2026?
In Mexico, property listings typically close at about 7% below the asking price on average, though in prime Mexico City neighborhoods the gap narrows to around 4 to 6%.
This discount exists because Mexican sellers commonly test the market with optimistic initial prices, and mortgage appraisals from banks tend to pull final prices toward realistic comparables. The gap is smallest in high-demand expat areas like Roma Norte, Condesa, and Polanco, where buyer competition is stronger and properties move faster.
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What is the price per sq m or per sq ft for properties in Mexico in 2026?
In Mexico City as of the first half of 2026, the median price per square meter is approximately 57,000 MXN ($3,180 or 2,700 euros), while the average reaches about 61,000 MXN ($3,410 or 2,890 euros). Per square foot, this translates to a median of roughly 5,300 MXN ($296 or 251 euros) and an average of about 5,670 MXN ($317 or 269 euros).
Properties with the highest price per square meter in Mexico are typically newer apartments in prime urban locations with amenities, security, and modern seismic compliance, while the lowest prices are found in older buildings in peripheral areas with longer commutes and fewer services.
The highest prices per square meter in Mexico City in 2026 are found in Polanco and Lomas de Chapultepec, ranging from 90,000 to 140,000 MXN per square meter. The lowest prices appear in neighborhoods like Iztapalapa, where you can find properties at 28,000 to 40,000 MXN per square meter.
How have property prices evolved in Mexico?
Compared to one year ago (January 2025), housing prices in Mexico have risen by approximately 8% in nominal terms, or about 4 to 5% after adjusting for inflation. This growth continues because housing supply still lags behind demand in job-rich metros, and the mortgage market keeps clearing at higher price levels.
Looking back ten years to 2016, Mexican housing prices have nearly doubled in nominal terms, rising roughly 95%. After accounting for inflation using INEGI's consumer price index, the real increase is closer to 45%, driven by sustained urban concentration and rising construction costs.
By the way, we've written a blog article detailing the latest updates on property price variations in Mexico.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Mexico.
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 do prices vary by housing type in Mexico in 2026?
The Mexican housing market in 2026 breaks down to approximately 45% apartments and condos, 50% detached or semi-detached houses, and 5% luxury villas and niche properties like townhomes or lofts, reflecting the country's mix of dense urban centers and suburban family areas.
Average price ranges by property type in Mexico as of the first half of 2026 are: studios and micro-apartments (30 to 45 square meters) at 1.0 to 1.6 million MXN ($56,000 to $89,000 or 47,000 to 76,000 euros); 2-bedroom apartments (60 to 90 square meters) at 1.8 to 3.2 million MXN ($101,000 to $179,000 or 85,000 to 152,000 euros); 3-bedroom apartments (90 to 130 square meters) at 3.0 to 5.5 million MXN ($168,000 to $307,000 or 142,000 to 261,000 euros); townhouses at 3.2 to 6.5 million MXN ($179,000 to $363,000 or 152,000 to 308,000 euros); single-family houses at 2.5 to 6.0 million MXN ($140,000 to $335,000 or 118,000 to 284,000 euros); and luxury apartments or houses at 12 to 35 million MXN ($670,000 to $2 million or 569,000 to 1.66 million euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Mexico?
- How much should you pay for a house in Mexico?
- How much should you pay for lands in Mexico?
How do property prices compare between existing and new homes in Mexico in 2026?
New construction in Mexico commands a premium of approximately 12% per square meter compared to similar existing homes as of the first half of 2026.
This premium exists because newer buildings include modern amenities like elevators, parking, security systems, and crucially, compliance with updated seismic building codes that are especially valued in earthquake-prone areas like Mexico City.
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How do property prices vary by neighborhood in Mexico in 2026?
In Polanco, one of Mexico City's most prestigious neighborhoods, you will find luxury apartments ranging from 12 to 30 million MXN ($670,000 to $1.68 million or 570,000 to 1.42 million euros) as of the first half of 2026. Polanco commands these prices because of its walkability, high-end retail, top restaurants, and strong appeal to both wealthy locals and international buyers.
In Roma Norte, a popular expat neighborhood known for its tree-lined streets and vibrant cafe culture, apartments typically range from 6 to 14 million MXN ($335,000 to $782,000 or 284,000 to 663,000 euros). Roma Norte attracts buyers willing to pay a premium for its central location, pedestrian-friendly layout, and strong rental demand from short-term visitors.
In Narvarte, a more affordable yet well-connected neighborhood popular with young professionals, prices range from 2.5 to 5.5 million MXN ($140,000 to $307,000 or 118,000 to 261,000 euros). Narvarte offers good value because it provides metro access and central proximity without the price tag of trendier adjacent neighborhoods.
You will find a much more detailed analysis by areas in our property pack about Mexico. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (MXN and $) | Avg per sqm (MXN and $) | Avg per sqft (MXN and $) |
|---|---|---|---|---|
| Polanco | Luxury / Expat | 12M - 30M MXN ($670k - $1.68M) | 95k - 140k MXN ($5,300 - $7,800) | 8.8k - 13k MXN ($490 - $726) |
| Lomas de Chapultepec | Luxury / Family | 15M - 35M MXN ($838k - $1.96M) | 90k - 130k MXN ($5,000 - $7,300) | 8.4k - 12.1k MXN ($469 - $675) |
| Roma Norte | Expat / Walkable | 6M - 14M MXN ($335k - $782k) | 70k - 105k MXN ($3,900 - $5,900) | 6.5k - 9.8k MXN ($364 - $547) |
| Condesa | Expat / Lifestyle | 6M - 13M MXN ($335k - $726k) | 70k - 100k MXN ($3,900 - $5,600) | 6.5k - 9.3k MXN ($364 - $520) |
| Juarez (Reforma area) | Commute / Premium | 6M - 16M MXN ($335k - $894k) | 75k - 120k MXN ($4,200 - $6,700) | 7k - 11.1k MXN ($389 - $621) |
| Santa Fe | Commute / Modern Towers | 5M - 12M MXN ($279k - $670k) | 65k - 95k MXN ($3,600 - $5,300) | 6k - 8.8k MXN ($338 - $490) |
| Del Valle | Family / Central | 4M - 9M MXN ($223k - $503k) | 55k - 75k MXN ($3,100 - $4,200) | 5.1k - 7k MXN ($286 - $389) |
| Napoles | Commute / Value-Central | 3.5M - 8M MXN ($196k - $447k) | 50k - 70k MXN ($2,800 - $3,900) | 4.6k - 6.5k MXN ($260 - $364) |
| Coyoacan (Del Carmen) | Family / Culture | 4.5M - 10M MXN ($251k - $559k) | 55k - 80k MXN ($3,100 - $4,500) | 5.1k - 7.4k MXN ($286 - $416) |
| San Angel | Premium / Low-Rise | 7M - 18M MXN ($391k - $1.01M) | 70k - 110k MXN ($3,900 - $6,100) | 6.5k - 10.2k MXN ($364 - $572) |
| Narvarte | Value / Popular | 2.5M - 5.5M MXN ($140k - $307k) | 45k - 60k MXN ($2,500 - $3,400) | 4.2k - 5.6k MXN ($234 - $312) |
| Iztapalapa (value areas) | Entry / Budget | 1.2M - 2.8M MXN ($67k - $156k) | 28k - 40k MXN ($1,600 - $2,200) | 2.6k - 3.7k MXN ($146 - $208) |
How much more do you pay for properties in Mexico when you include renovation work, taxes, and fees?
When buying property in Mexico in 2026, you should budget an additional 6% to 10% on top of the purchase price to cover acquisition taxes, notary fees, registration costs, and basic renovation work.
For a property around $200,000 (approximately 3.58 million MXN), you would add roughly 215,000 to 358,000 MXN ($12,000 to $20,000) in closing costs and minor updates. This brings your total investment to approximately 3.8 to 3.94 million MXN ($212,000 to $220,000).
For a property around $500,000 (approximately 8.95 million MXN), expect to add about 537,000 to 895,000 MXN ($30,000 to $50,000) for taxes, fees, and a light refresh. Your all-in cost would reach approximately 9.5 to 9.85 million MXN ($530,000 to $550,000).
For a property around $1,000,000 (approximately 17.9 million MXN), plan for an additional 1.07 to 1.79 million MXN ($60,000 to $100,000) in total extras. This means your complete budget should be around 19 to 19.7 million MXN ($1.06 to $1.1 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Mexico.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Mexico
| Expense | Category | Estimated Cost Range (MXN and $) |
|---|---|---|
| Acquisition/Transfer Tax (ISAI) | Tax | Approximately 2% to 5% of the property price. For a 5 million MXN property, this means 100,000 to 250,000 MXN ($5,600 to $14,000). The exact rate varies by state and municipality. |
| Notary Fees | Fees | Approximately 1% to 3% of the property price. Notary costs in Mexico City are regulated by the Colegio de Notarios. These fees cover the deed preparation, legal verification, and official certifications. |
| Property Registration | Fees | Approximately 0.3% to 1% of the property price, sometimes with flat-fee components. This covers the formal inscription of your ownership with the Public Property Registry (RPPC). |
| Basic Renovation | Renovation | Approximately 8,000 to 18,000 MXN per square meter ($450 to $1,010 per sqm). This covers painting, kitchen and bathroom refresh, and minor cosmetic updates for an older property. |
| Deep Renovation | Renovation | Approximately 18,000 to 30,000 MXN per square meter ($1,010 to $1,680 per sqm). This includes electrical and plumbing updates, layout changes, and comprehensive modernization. |
| Certificates and Appraisals | Fees | Approximately 5,000 to 20,000 MXN ($280 to $1,120) total. These include the no-liens certificate, cadastral certificate, and bank appraisal if financing. |
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 properties can you buy in Mexico in 2026 with different budgets?
With $100,000 (approximately 1.79 million MXN), central Mexico City is largely out of reach, but you can find a 2-bedroom older house of about 110 square meters in Merida's Francisco de Montejo area, a 2-bedroom apartment of around 80 square meters in Puebla's La Paz neighborhood, or a starter house of 90 to 110 square meters in Guadalajara's value zones like Tonala.
With $200,000 (approximately 3.58 million MXN), you can purchase a 2 to 3 bedroom apartment of about 110 square meters in Queretaro's Milenio III area, a new 75-square-meter condo in Merida's Temozon Norte development, or a 2-bedroom apartment of 60 to 75 square meters in Mexico City's Narvarte or Portales neighborhoods.
With $300,000 (approximately 5.37 million MXN), your options include a 2-bedroom apartment of 85 to 105 square meters in Mexico City's Del Valle or Napoles neighborhoods, a 90-square-meter 2-bedroom apartment in Guadalajara's upscale Providencia area, or a small 120-square-meter house in San Miguel de Allende's Guadiana-area neighborhoods.
With $500,000 (approximately 8.95 million MXN), you can buy a 2 to 3 bedroom condo of 120 to 150 square meters in a Mexico City Santa Fe tower, a 180 to 220 square meter house in Coyoacan, or a 2-bedroom condo of 110 to 140 square meters near Puerto Vallarta's Marina and Hotel Zone.
With $1,000,000 (approximately 17.9 million MXN), your options include a 140 to 180 square meter apartment in Mexico City's Polanco (often existing or renovated), a premium low-rise home in San Angel, or a 2 to 3 bedroom condo or villa in Los Cabos prime areas.
With $2,000,000 (approximately 35.8 million MXN), you enter firmly into the luxury segment, where you can purchase a 250 to 350 square meter ultra-finished apartment in Lomas de Chapultepec or top-end Polanco, a large single-family home in Lomas, or a high-end villa in resort markets like Los Cabos or Punta Mita.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Mexico.
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 Mexico, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) - Housing Price Index | SHF is Mexico's official government-backed housing price index used as the national benchmark for residential property values. | We used SHF as our anchor for national price growth and typical home values from mortgage-backed transactions. We projected from the latest published quarter to January 2026 using the same growth pace as a conservative baseline. |
| SHF Open Data Portal | This is SHF's official data portal designed to make the housing index reproducible and verifiable by researchers and analysts. | We used this portal to verify that quarterly press-release numbers are part of a consistent historical series. We also used the long-run pattern to build reasonable 10-year change estimates. |
| INEGI Consumer Price Index (INPC) | INEGI is Mexico's official statistics agency, and INPC is the country's headline inflation measure used across all government and economic reporting. | We used INPC to convert nominal price changes into inflation-adjusted real changes when comparing current prices to 1 year ago and 10 years ago. We used the latest releases available before January 2026. |
| Banco de Mexico (Banxico) - USD/MXN Series | Banxico is Mexico's central bank, and its exchange-rate series are the reference most institutions use for currency conversions. | We used the latest available USD/MXN value from late December 2025 as the closest proxy for January 2026 conversions. We applied this rate consistently across all USD conversions in the article. |
| European Central Bank (ECB) - FX Reference Rates | The ECB is an official central bank that publishes daily reference rates used worldwide for currency conversions. | We used the ECB rates to convert MXN to EUR and to cross-check USD/MXN via the EUR/USD rate. This ensures USD and EUR conversions remain internally consistent throughout the article. |
| Banorte INBAPREVI Indicator | Banorte is one of Mexico's largest banks, and INBAPREVI is their proprietary housing price indicator based on their mortgage portfolio. | We used INBAPREVI as a second independent source for price-per-square-meter levels and short-run price movements. We triangulated it with SHF and listing-based indicators to avoid relying on any single data source. |
| Inmuebles24 INDEX (via Inmobiliare) | Inmobiliare is a recognized real estate trade publication, and Inmuebles24 is one of Mexico's largest property listing platforms with transparent methodology. | We used the INDEX price levels and the alcaldia (borough) price ladder to model neighborhood ranges in Mexico City. We then scaled those ranges forward to January 2026 using the national growth pace from SHF and Banorte. |
| Indice Corporativo - CDMX Market Report | This is a market research publication that provides specific corridor-level price points for premium Mexico City neighborhoods. | We used the quoted premium price levels for Reforma and Polanco as a reality-check for the top end of our Mexico City neighborhood ranges. We kept these as secondary support rather than primary sources. |
| Colegio de Notarios de la Ciudad de Mexico | This is the official professional body for notaries in Mexico City, directly tied to regulated fee frameworks established by law. | We used this source to verify that notarial and closing costs are regulated and to frame the fees and taxes section responsibly. We then provided realistic buyer-facing budget ranges rather than single point estimates. |
| CDMX Government - Property Registry (RPPC) | This is the official Mexico City government page describing the property registration procedure required for all real estate transactions. | We used this source to confirm the existence of registration steps and explain why they add time and cost to closing. We kept percentage estimates conservative and consistent with the notary framework. |
| CMIC/CEICO Construction Cost Index | CMIC is Mexico's national construction industry chamber, and CEICO tracks residential construction cost indices using INEGI inputs. | We used this source to support renovation cost estimates and explain why construction and renovation remain expensive even when headline inflation is moderate. We applied these cost indices to our renovation budget ranges. |
| SHF Q2 2025 Housing Index Report | This is SHF's official quarterly publication providing detailed breakdowns of median and average home prices across Mexico. | We used this report to establish the baseline median and average national home values. We then projected these forward to January 2026 using the observed growth trajectory from subsequent quarters. |
| SHF Q1 2025 Housing Index Report | This official SHF publication provides early 2025 data points that help establish the year-over-year growth trajectory. | We used this report to verify the growth pace at the start of 2025 and ensure our projections remained consistent with the observed trend throughout the year. |
| Forbes Mexico - CDMX Price per Square Meter | Forbes Mexico is a credible business publication that synthesizes banking and real estate data for Mexican audiences. | We used this article to cross-reference Mexico City per-square-meter figures from Banorte's indicator. We verified the mid-50k MXN per square meter range reported aligned with our other sources. |
| SHF New vs Existing Home Tracking | SHF's methodology separately tracks new construction versus existing home valuations within the same index framework. | We used this breakdown to derive the 12% premium for new construction over existing homes. We verified this against listing price differentials in portal data. |
| Alcaldia-Level Price Data from Inmuebles24 | Inmuebles24 publishes granular pricing by Mexico City borough (alcaldia), providing neighborhood-level market transparency. | We used this data to build the low-to-high neighborhood price ladder. We mapped alcaldia averages to specific colonias based on their relative positioning within each borough. |
| Banxico Historical Exchange Rate Series | Mexico's central bank maintains the official historical record of peso exchange rates used in all financial and economic reporting. | We used the late December 2025 USD/MXN rate of 17.90 as our conversion standard. We applied this consistently to ensure all dollar amounts in the article are directly comparable. |
| ECB EUR/MXN Daily Reference | The European Central Bank publishes official daily reference rates including EUR/MXN for international transactions. | We used the ECB's EUR/MXN rate of 21.10 for all euro conversions. We verified this against the USD rates to ensure internal consistency across both currencies. |
| INEGI Long-Run CPI Series | INEGI maintains the official historical consumer price index data going back decades, essential for real price calculations. | We used the full 10-year CPI series to calculate inflation-adjusted property price changes. We netted out cumulative inflation from nominal gains to derive real appreciation figures. |
| Property Portal Listing Distributions | Major Mexican property portals publish listing type breakdowns that reflect actual market composition. | We analyzed listing distributions to estimate the 45% apartment, 50% house, and 5% luxury/niche breakdown of the Mexican residential market. |
| Mexico City Seismic Building Code Standards | Updated building codes following major earthquakes are publicly documented and affect property valuations in Mexico City. | We referenced these standards to explain why newer construction commands premium prices in seismically active areas, supporting the new versus existing home price gap. |
| Regional Listing Data (Merida, Guadalajara, Queretaro) | Major regional property portals track prices in secondary Mexican cities, providing geographic price diversity. | We used regional listing data to provide specific examples of what buyers can purchase at different budget levels outside Mexico City. |
| Resort Market Data (Los Cabos, Puerto Vallarta) | Specialized resort property trackers monitor luxury vacation and investment property markets in Mexico's beach destinations. | We incorporated resort market data to illustrate luxury price points and what buyers can expect in premium vacation property markets at the $500k to $2M+ level. |
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