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
Whether you're thinking about renting an apartment in Mexico City, Monterrey, or a beach town like Playa del Carmen, understanding current rental prices in Mexico is essential.
In this guide, we break down what you can realistically expect to pay for studios, 1-bedrooms, and 2-bedrooms across Mexico's main rental markets in 2026.
We keep this blog post constantly updated with fresh data, so you always have the latest rental figures at your fingertips.
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
- Studio rents in Mexico City's central neighborhoods like Roma Norte and Condesa now reach MXN 15,000 to 22,000 per month, which is roughly double the national urban average of MXN 9,000.
- Monterrey's San Pedro Garza García district commands some of Mexico's highest 2-bedroom rents at MXN 28,000 to 55,000, driven by the concentration of corporate headquarters and high-income professionals.
- Mexico's rental market is growing at around 5% year-over-year in 2026, outpacing the general inflation rate of 3.5%, which means rents are rising in real terms.
- Furnished rentals in tourist hotspots like Tulum and Los Cabos can cost 30% to 50% more than unfurnished units, and they may also trigger different tax treatment under Mexico's VAT rules.
- Properties with 24/7 security and dedicated parking in Mexico City can command rent premiums of MXN 2,000 to 4,000 per month compared to similar units without these features.
- The vacancy rate in Mexico's desirable urban neighborhoods sits between 4% and 7% in 2026, indicating a tight rental market where well-priced units move quickly.
- Correctly priced rentals in strong Mexico City neighborhoods typically find tenants within 15 to 35 days, while overpriced units can sit on the market for 45 to 90 days or longer.
- Mexico's property tax (predial) is surprisingly affordable by international standards, typically running between 0.1% and 0.3% of a property's market value per year.
What are typical rents in Mexico as of 2026?
What's the average monthly rent for a studio in Mexico as of 2026?
As of early 2026, the typical monthly rent for a studio in Mexico's main urban rental markets is around MXN 9,000, which works out to approximately $515 USD or €485 EUR.
That said, studio rents in Mexico can range quite a bit, with most falling between MXN 7,000 and 12,000 per month (roughly $400 to $685 USD or €375 to €650 EUR), depending on where you're looking.
The biggest factors that push studio rents up or down in Mexico are location (Mexico City's central neighborhoods cost double the national average), building amenities like security and parking, and whether the unit comes furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Mexico as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Mexico's urban rental markets is around MXN 12,500, which translates to about $715 USD or €675 EUR.
Most 1-bedroom rentals in Mexico fall within a range of MXN 10,000 to 17,000 per month (roughly $570 to $970 USD or €540 to €920 EUR), though prime locations will exceed this.
In Mexico, the cheapest 1-bedroom rents tend to be in secondary cities like Puebla or Mérida's outer neighborhoods, while the most expensive are found in Mexico City's Polanco, Roma Norte, and Condesa districts, as well as Monterrey's San Pedro area.
What's the average monthly rent for a 2-bedroom in Mexico as of 2026?
As of early 2026, the typical monthly rent for a 2-bedroom apartment in Mexico is around MXN 18,000, equivalent to approximately $1,030 USD or €970 EUR.
The realistic range for most 2-bedroom rentals in Mexico spans MXN 14,000 to 25,000 per month (about $800 to $1,430 USD or €755 to €1,350 EUR), with significant variation by city and neighborhood.
For 2-bedroom apartments in Mexico, the most affordable options are typically found in cities like Querétaro's outer zones or Guadalajara's less central neighborhoods, while Monterrey's San Pedro district and Mexico City's Santa Fe or Polanco areas sit at the top of the price range, often exceeding MXN 40,000.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Mexico.
What's the average rent per square meter in Mexico as of 2026?
As of early 2026, the typical rent per square meter in Mexico's urban rental markets is around MXN 240 per month, which equals approximately $13.70 USD or €13 EUR per square meter.
Across different neighborhoods in Mexico, rents per square meter commonly range from MXN 180 to 320 (about $10 to $18 USD or €10 to €17 EUR), with prime areas in major cities pushing well above this band.
Compared to other major cities in Mexico, rent per square meter in Mexico City's prime districts (MXN 380 to 550) is roughly 50% higher than in Guadalajara or Monterrey's best neighborhoods (MXN 280 to 450), and about double what you'd pay in secondary cities.
Properties in Mexico that command above-average rent per square meter typically feature modern finishes, building amenities like pools and gyms, secure parking, and locations within walking distance of restaurants, shops, or transit hubs.
How much have rents changed year-over-year in Mexico in 2026?
As of early 2026, rents in Mexico have increased by approximately 5% compared to the same time last year, with a plausible range of 4% to 7% depending on the city.
The main factors driving rent increases in Mexico this year include continued home price appreciation (which keeps more households renting longer), job growth in major metros like Mexico City and Monterrey, and sustained demand from remote workers and expats in certain areas.
This year's rent growth in Mexico is roughly in line with 2025's pace, though it's running slightly above the general inflation rate (which is in the mid-3% range), meaning rents are rising in real terms.
What's the outlook for rent growth in Mexico in 2026?
As of early 2026, we expect rents in Mexico to grow between 4% and 7% over the year, with high-demand areas like central Mexico City and Monterrey's San Pedro district potentially seeing increases closer to 6% to 10%.
The key factors likely to influence rent growth in Mexico this year include the continued gap between home prices and household incomes (which pushes people to rent longer), job clustering in major metros, and ongoing demand from expats and remote workers in popular neighborhoods.
In Mexico, the neighborhoods expected to see the strongest rent growth in 2026 include Roma Norte and Condesa in Mexico City, San Pedro Garza García in Monterrey, and tourist-driven markets like Tulum and Playa del Carmen.
However, rent growth in Mexico could differ from these projections if there's an economic slowdown, significant new housing supply comes online, or remote work trends shift and reduce expat demand in certain areas.
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Mexico as of 2026?
Which neighborhoods have the highest rents in Mexico as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Mexico are Polanco in Mexico City (MXN 35,000 to 50,000 or $2,000 to $2,860 USD or €1,890 to €2,700 EUR for a 2-bedroom), San Pedro Garza García in Monterrey (MXN 28,000 to 55,000), and Lomas de Chapultepec in Mexico City (similar to Polanco's range).
These neighborhoods command premium rents in Mexico because they offer a combination of excellent security, high-end retail and dining, well-maintained streets, proximity to top schools and corporate offices, and a concentration of luxury apartment buildings.
The typical tenant profile renting in Mexico's highest-rent neighborhoods includes corporate executives, diplomats, foreign professionals working for multinational companies, and wealthy local families who prefer renting in prime locations over buying.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mexico.
Where do young professionals prefer to rent in Mexico right now?
The top three neighborhoods where young professionals prefer to rent in Mexico are Roma Norte and Condesa in Mexico City, Americana in Guadalajara, and San Pedro (more accessible zones) or Obispado in Monterrey.
Young professionals in these Mexico neighborhoods typically pay between MXN 12,000 and 22,000 per month (roughly $685 to $1,260 USD or €650 to €1,190 EUR) for a 1-bedroom apartment, depending on the specific street and building quality.
What attracts young professionals to these Mexico neighborhoods is the combination of walkability, vibrant restaurant and bar scenes, good coffee shops and coworking spaces, reasonable commute times to office districts, and a concentration of other young renters creating a social atmosphere.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Mexico.
Where do families prefer to rent in Mexico right now?
The top three neighborhoods where families prefer to rent in Mexico are Coyoacán and Del Valle in Mexico City, Chapalita and Providencia in Guadalajara, and Cumbres and San Pedro in Monterrey.
Families in Mexico typically pay between MXN 22,000 and 40,000 per month (approximately $1,260 to $2,285 USD or €1,190 to €2,160 EUR) for a 2 to 3 bedroom apartment in these family-friendly neighborhoods.
What makes these Mexico neighborhoods attractive to families is the presence of quieter, tree-lined streets, good security, proximity to parks and green spaces, access to supermarkets and family services, and lower density compared to more central areas.
Near these family-friendly neighborhoods in Mexico, you'll find well-regarded schools including private bilingual institutions, international schools with IB programs, and some of Mexico's top-rated public schools, which is often the deciding factor for family renters.
Which areas near transit or universities rent faster in Mexico in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Mexico are Copilco/Universidad (near UNAM in Mexico City), Mixcoac (a major metro interchange in Mexico City), and Zapopan Centro near University of Guadalajara clusters.
In these high-demand areas in Mexico, correctly priced rental properties typically stay listed for only 10 to 20 days, compared to 25 to 35 days in less transit-connected neighborhoods.
Properties within walking distance of transit or universities in Mexico command a rent premium of roughly MXN 1,500 to 3,000 per month (about $85 to $170 USD or €80 to €160 EUR) compared to similar units just a 15-minute walk further away.
Which neighborhoods are most popular with expats in Mexico right now?
The top three neighborhoods most popular with expats in Mexico are Roma Norte/Condesa and Polanco in Mexico City, Centro Histórico and Guadiana in San Miguel de Allende, and Zona Romántica in Puerto Vallarta.
Expats in these Mexico neighborhoods typically pay between MXN 18,000 and 35,000 per month (roughly $1,030 to $2,000 USD or €970 to €1,890 EUR) for a furnished 1 to 2 bedroom apartment.
What makes these Mexico neighborhoods attractive to expats is the concentration of English-speaking services, international restaurants and cafes, reliable internet infrastructure, walkable streets, and an existing expat community that makes settling in easier.
The most represented expat nationalities in these Mexico neighborhoods include Americans (by far the largest group), Canadians, Europeans (especially from Spain, Germany, and France), and increasingly, remote workers from various countries drawn by favorable cost of living and time zone alignment with the US.
And if you are also an expat, you may want to read our exhaustive guide for expats in Mexico.
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Who rents, and what do tenants want in Mexico right now?
What tenant profiles dominate rentals in Mexico?
The top three tenant profiles that dominate the rental market in Mexico are local salaried households (the largest group), young professionals and roommate groups, and expats or remote workers.
In Mexico's rental market, local salaried households represent roughly 60% of demand, young professionals and students account for about 25%, and expats and remote workers make up around 15% (though this share is higher in specific neighborhoods like Roma Norte or Tulum).
Local households in Mexico typically seek affordable 2 to 3 bedroom unfurnished apartments with good transit access, young professionals look for 1-bedroom or shared units in walkable neighborhoods, and expats generally want furnished 1 to 2 bedrooms with modern amenities and reliable internet.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Mexico.
Do tenants prefer furnished or unfurnished in Mexico?
In Mexico's rental market, approximately 70% of long-term tenants prefer unfurnished apartments, while about 30% seek furnished units, though this split varies dramatically by neighborhood and tenant type.
Furnished apartments in Mexico typically command a rent premium of MXN 3,000 to 6,000 per month (roughly $170 to $345 USD or €160 to €325 EUR) compared to equivalent unfurnished units in the same building or area.
The tenant profiles that tend to prefer furnished rentals in Mexico include expats and foreign professionals on shorter assignments, corporate relocations, students, and anyone seeking flexibility without the upfront cost of buying furniture.
Which amenities increase rent the most in Mexico?
The top five amenities that increase rent the most in Mexico are 24/7 security with controlled access, dedicated parking, air conditioning (especially in hot regions), a modern elevator with reliable water pressure, and pet-friendly policies.
In Mexico, these amenities typically add the following premiums: security adds MXN 1,500 to 3,000 ($85 to $170 USD), parking adds MXN 1,000 to 2,500 ($57 to $143 USD), air conditioning adds MXN 1,000 to 2,000 ($57 to $114 USD), and pet-friendly properties can charge MXN 500 to 1,500 ($30 to $85 USD) more per month.
In our property pack covering the real estate market in Mexico, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Mexico?
The top five renovations that get the best ROI for rental properties in Mexico are kitchen modernization (new counters, cabinets, appliances), bathroom refresh (fixtures, tiles, leak repairs), air conditioning installation, security upgrades (entry systems, locks, lighting), and fresh paint with minor cosmetic updates.
In Mexico, a kitchen refresh typically costs MXN 40,000 to 80,000 ($2,285 to $4,570 USD) and can increase monthly rent by MXN 1,500 to 3,000, while a bathroom update at MXN 25,000 to 50,000 ($1,430 to $2,860 USD) adds MXN 1,000 to 2,000 per month, meaning both can pay back within 2 to 3 years.
Renovations that tend to have poor ROI and should be avoided by landlords in Mexico include luxury finishes that exceed the neighborhood's price ceiling, swimming pool additions in non-luxury buildings, and overly personalized design choices that limit tenant appeal.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How strong is rental demand in Mexico as of 2026?
What's the vacancy rate for rentals in Mexico as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in desirable neighborhoods across Mexico's major cities is between 4% and 7%, indicating a relatively tight market where well-priced units find tenants fairly quickly.
Across different neighborhoods in Mexico, vacancy rates range from as low as 3% in high-demand areas like Roma Norte or San Pedro to 10% or higher in overbuilt zones or locations with overpriced inventory.
The current vacancy rate in Mexico is roughly in line with or slightly below historical averages, reflecting sustained rental demand driven by home price appreciation that keeps many households renting longer than they might prefer.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Mexico.
How many days do rentals stay listed in Mexico as of 2026?
As of early 2026, the average number of days a rental property stays listed in Mexico's main urban markets is between 20 and 30 days for correctly priced units in desirable locations.
Across different property types and neighborhoods in Mexico, days on market can range from as few as 10 to 15 days for well-priced 1-bedrooms in popular areas to 45 to 90 days or more for overpriced units or less desirable locations.
Compared to one year ago, days-on-market figures in Mexico have remained relatively stable, with perhaps a slight decrease in the hottest neighborhoods as demand continues to outpace new supply in prime areas.
Which months have peak tenant demand in Mexico?
The peak months for tenant demand in Mexico are typically January through March (when people make "new year" moves and job changes take effect) and July through August (driven by student relocations in university markets).
The specific factors driving seasonal demand patterns in Mexico include the academic calendar for students, corporate hiring cycles that often align with the start of the year, and families preferring to move during school breaks to minimize disruption.
The months with the lowest tenant demand in Mexico are generally November and December, when holiday activities slow down moving decisions, though tourist-heavy markets like Riviera Maya experience the opposite pattern with peak seasonal rentals during these months.
Buying real estate in Mexico can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Mexico as of 2026?
What property taxes should landlords expect in Mexico as of 2026?
As of early 2026, landlords in Mexico should expect to pay annual property tax (predial) of roughly MXN 3,000 to 15,000 (about $170 to $860 USD or €160 to €810 EUR) for a typical apartment, though this varies significantly by municipality and property value.
Depending on location and property value in Mexico, annual property taxes can range from as low as MXN 1,500 ($85 USD) for modest properties in smaller cities to MXN 30,000 or more ($1,715 USD) for high-value properties in premium Mexico City neighborhoods.
Property taxes in Mexico are calculated based on the cadastral value (which is often below market value) and rates set by each municipality, so the same property value could result in different tax bills depending on whether it's in Mexico City, Monterrey, or Guadalajara.
Please note that, in our property pack covering the real estate market in Mexico, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Mexico right now?
The utilities landlords most commonly pay on behalf of tenants in Mexico are building maintenance fees (HOA/cuota de mantenimiento) and sometimes water, while electricity, gas, and internet are almost always the tenant's responsibility.
In Mexico, building maintenance fees typically run MXN 1,500 to 5,000 per month ($85 to $285 USD or €80 to €270 EUR) depending on building amenities, while water bills (when landlord-paid) are usually MXN 200 to 600 ($11 to $34 USD) per month.
The common practice in Mexico is for leases to clearly specify that tenants handle electricity, gas, and internet directly, while landlords cover building fees and sometimes include water in the rent if it's metered at the building level rather than per unit.
How is rental income taxed in Mexico as of 2026?
As of early 2026, rental income in Mexico is taxed under the "arrendamiento" regime for individuals, with rates that can range from 1.92% to 35% depending on your total income bracket, though many landlords end up paying an effective rate closer to 10% to 20% after deductions.
The main deductions landlords can claim against rental income in Mexico include property taxes (predial), maintenance and repair costs, building depreciation, insurance premiums, and real estate commissions, which can significantly reduce the taxable amount.
A common tax mistake landlords in Mexico should avoid is mishandling furnished rentals, since adding furniture and services can change the VAT treatment from exempt to taxable, creating unexpected tax obligations and compliance issues with SAT.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 | Why it's authoritative | How we used it |
|---|---|---|
| INEGI | Mexico's official national statistics agency, making its datasets the reference standard for economic and housing data. | We used it to anchor baseline figures for inflation, housing surveys, and demographic context. We treated INEGI data as the foundation against which we validated private market figures. |
| INEGI INPC Bulletin | The official inflation release with exact publication dates and reported rates from Mexico's statistics agency. | We used it as the verified inflation snapshot going into 2026. We referenced it to frame the rent growth environment relative to general inflation. |
| Banco de México | Mexico's central bank provides authoritative macroeconomic analysis and inflation forecasts. | We used it to frame 2026 rent momentum and understand demand conditions. We referenced Banxico reports as the macro lens to avoid overfitting to portal listings. |
| SHF Housing Price Index | A government institution publishing Mexico's official housing price index. | We used it to gauge buy versus rent pressure and understand how rising home prices affect rental demand. We used it as a reality check on housing affordability trends. |
| INEGI Census 2020 | Mexico's official census with comprehensive data on housing stock, urbanization, and household composition. | We used it for structural context about where people live and rent. We referenced it to understand demographic drivers of rental demand. |
| INEGI ENVI Housing Survey | A national housing survey with defined sampling methodology run by Mexico's statistics agency. | We used it to understand what tenants want and common housing condition issues. We used it as a household-side complement to listing portal data. |
| Inmuebles24 | One of Mexico's largest housing portals with a long-running index widely used in market coverage. | We used it to estimate asking rents and neighborhood-tier differences. We cross-checked portal figures against official inflation and demand signals. |
| SAT Arrendamiento | Mexico's tax authority explaining official obligations for rental income. | We used it to outline how rental income is treated for individual landlords. We referenced it to keep tax guidance legally grounded and practical. |
| SAT VAT Exemption | An official SAT legal reference explaining VAT exemptions for residential rent. | We used it to explain why unfurnished residential rent is typically VAT-exempt. We referenced it to warn about furnished rental tax complications. |
| CDMX Predial Documentation | An official Mexico City government publication describing property tax rules and calculations. | We used it as a concrete example of how predial works in practice. We referenced it to help landlords understand realistic property tax expectations. |
| CFE Tariffs | The official electricity tariff reference from Mexico's national utility. | We used it to explain utilities cost variability by tariff type and climate zone. We referenced it to keep utilities guidance Mexico-specific. |
| CDMX Water Tariffs | Official Mexico City water tariff datasets and methodology. | We used it to anchor water bill estimates and explain location-based variability. We referenced it to justify providing ranges rather than single figures. |
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