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Get all the data you need about the real estate market in Monterrey
As of 2026, housing prices in Monterrey are high by Mexican standards, especially in San Pedro, Valle Oriente, Cumbres, San Jerónimo, and Obispado.
We constantly update this blog post, so the numbers below focus on the current housing prices in Monterrey using the freshest data available for June 2026.
The goal is simple: help you understand what homes, apartments, and premium properties cost in Monterrey without using complicated real estate jargon.
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 Monterrey.
Insights
- The median housing price in Monterrey in 2026 is around MXN 3.9 million, but the average is much higher because San Pedro and Valle Oriente pull prices upward.
- A normal middle-market buyer in Monterrey usually needs between MXN 3.5 million and MXN 8 million to access practical family homes or good apartments.
- Monterrey property listing prices are usually above final sale prices, so a listed MXN 5 million home may close closer to MXN 4.6 million.
- The average closed price in Monterrey is about MXN 70,000 per m², but outer municipalities can be less than half that level.
- New homes in Monterrey usually cost about 23% more than similar existing homes because developers include land, amenities, financing, and construction inflation.
- San Pedro, Del Valle, San Agustín, and Valle Oriente are the most expensive residential areas in the Monterrey market in 2026.
- Entry-level housing in Monterrey still exists below MXN 2.3 million, but it is mostly in Apodaca, García, Juárez, Escobedo, or outer Guadalupe.
- Nearshoring, formal employment growth, and foreign investment are important reasons why Monterrey housing prices remain strong in 2026.
- For total buying cost in Monterrey, buyers should often add 7% to 12% for taxes and fees, and more if renovation work is needed.
What is the average housing price in Monterrey in 2026?
The median housing price in Monterrey is more useful than the average housing price because it shows what a normal buyer is more likely to pay, while the average is pushed up by luxury homes in San Pedro and Valle Oriente.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Monterrey is about MXN 3.9 million, which is about US$223,000 or €194,000. The average housing price in Monterrey is about MXN 6.65 million, which is about US$381,000 or €331,000.
For about 80% of residential properties in Monterrey in 2026, the realistic price range is roughly MXN 1.8 million to MXN 18 million, or about US$103,000 to US$1.03 million, or €89,000 to €895,000.
A realistic entry range in Monterrey in 2026 is around MXN 1.2 million to MXN 2.3 million, or about US$69,000 to US$132,000, or €60,000 to €114,000, which can buy an older 55 to 70 m² apartment or a small house in Apodaca, Guadalupe, Escobedo, Juárez, or García.
A typical luxury property in Monterrey in 2026 usually costs around MXN 13 million to MXN 32 million, or about US$745,000 to US$1.83 million, or €646,000 to €1.59 million, which can buy a large home in San Pedro or a 160 to 260 m² premium apartment in Valle Oriente, San Agustín, Del Valle, or Valle Poniente.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Monterrey.
Are Monterrey property listing prices close to the actual sale price in 2026?
In 2026, Monterrey property listing prices are usually about 8% to 12% above final sale prices, with our central estimate at about 9%.
This happens because many Monterrey listings include room for negotiation, especially when a buyer needs a mortgage, an appraisal, repairs, or a longer due diligence process. The gap is usually smaller in San Pedro and scarce prime towers, but it can be wider for older suburban homes or listings that have stayed online for a long time.
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What is the price per sq m or per sq ft for properties in Monterrey in 2026?
As of 2026, the median closed housing price in Monterrey is about MXN 58,000 per m², or US$3,323 per m², or €2,883 per m², which is about MXN 5,388 per sq ft, or US$309 per sq ft, or €268 per sq ft. The average closed housing price in Monterrey is about MXN 70,000 per m², or US$4,010 per m², or €3,480 per m², which is about MXN 6,503 per sq ft, or US$373 per sq ft, or €323 per sq ft.
The highest price per m² in Monterrey in 2026 is usually for compact or mid-sized luxury apartments in San Pedro, Valle Oriente, Del Valle, San Agustín, and Valle Poniente, while the lowest price per m² is usually for older houses and entry-level homes in Juárez, García, Escobedo, outer Apodaca, and outer Guadalupe.
The highest price per m² in Monterrey is usually found in San Pedro, Del Valle, San Agustín, and Valle Oriente, where prices often range from MXN 90,000 to more than MXN 150,000 per m². The lowest range is usually found in Juárez, García, outer Escobedo, and outer Apodaca, where prices are often closer to MXN 22,000 to MXN 38,000 per m².
How have property prices evolved in Monterrey?
Compared with one year ago, housing prices in Monterrey in 2026 are roughly 9% to 11% higher in nominal terms. This increase is linked to formal job growth, nearshoring demand, and limited well-located housing supply.
Compared with two years ago, housing prices in Monterrey in 2026 are roughly 16% to 22% higher in nominal terms. The rise has been strongest in areas connected to executive demand, industrial corridors, new apartment towers, and practical family neighborhoods such as Cumbres and San Jerónimo.
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 Monterrey.
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How do prices vary by housing type in Monterrey in 2026?
In Monterrey in 2026, we estimate that apartments and condos represent about 43% of active residential supply, houses in subdivisions about 31%, large detached houses about 12%, townhouses about 7%, entry social housing about 5%, and luxury villas or estates about 2%, because new supply is increasingly vertical while outer municipalities still provide family housing.
Entry apartments or small houses in Monterrey average about MXN 1.8 million, or US$103,000, or €89,000. Standard apartments are usually around MXN 4.2 million, or US$241,000, or €209,000, while standard houses are closer to MXN 5.8 million, or US$332,000, or €288,000. New tower apartments often average around MXN 7.5 million, or US$430,000, or €373,000, while upper-middle houses are closer to MXN 13 million, or US$745,000, or €646,000, and luxury apartments or villas can average around MXN 32 million, or US$1.83 million, or €1.59 million.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Monterrey?
- How much should you pay for an apartment in Monterrey?
How do property prices compare between existing and new homes in Monterrey in 2026?
In Monterrey in 2026, a new-build home or apartment usually costs about 18% to 28% more than a similar existing property, with our central estimate at about 23%.
This premium exists because new Monterrey projects include developer financing costs, new amenities, parking, security, land costs, and construction inflation, while older homes often need renovation or layout improvements.
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How do property prices vary by neighborhood in Monterrey in 2026?
San Pedro Garza García, Del Valle, and San Agustín have luxury apartments, large houses, and premium gated residences. In 2026, typical prices often range from MXN 18 million to MXN 35 million, or about US$1.03 million to US$2.01 million, or €895,000 to €1.74 million, because these areas offer top services, corporate access, international schools, and strong safety perception.
Valle Oriente is mostly a premium vertical market with newer apartment towers. In 2026, typical prices often range from MXN 9 million to MXN 18 million, or about US$516,000 to US$1.03 million, or €447,000 to €895,000, because buyers pay for office access, shopping, restaurants, and shorter commutes.
Cumbres, San Jerónimo, and Obispado are practical upper-middle areas with family houses, apartments, and professional buyer demand. In 2026, typical prices often range from MXN 5 million to MXN 12 million, or about US$286,000 to US$687,000, or €249,000 to €596,000, because these areas offer more space than San Pedro while still staying useful for daily life.
You will find a much more detailed analysis by areas in our property pack about Monterrey. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Monterrey | Market label | Typical price range | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| San Pedro / Del Valle | Luxury / executive | MXN 18M to 45M US$1.03M to 2.58M |
MXN 100k to 150k US$5,729 to 8,593 |
MXN 9,290 to 13,935 US$532 to 798 |
| Valle Oriente | Luxury vertical / expat | MXN 9M to 25M US$516k to 1.43M |
MXN 90k to 140k US$5,156 to 8,020 |
MXN 8,361 to 13,006 US$479 to 745 |
| San Agustín | Premium / family | MXN 14M to 35M US$802k to 2.01M |
MXN 85k to 130k US$4,870 to 7,447 |
MXN 7,897 to 12,074 US$453 to 692 |
| Valle Poniente | New-build / commute | MXN 5.5M to 14M US$315k to 802k |
MXN 65k to 95k US$3,724 to 5,443 |
MXN 6,039 to 8,826 US$346 to 506 |
| San Jerónimo | Popular / upper-middle | MXN 5.5M to 13M US$315k to 745k |
MXN 60k to 80k US$3,437 to 4,583 |
MXN 5,574 to 7,432 US$319 to 426 |
| Obispado | Central / professional | MXN 4.5M to 11M US$258k to 630k |
MXN 58k to 78k US$3,323 to 4,468 |
MXN 5,388 to 7,246 US$309 to 415 |
| Cumbres | Family / value-space | MXN 3.8M to 10M US$218k to 573k |
MXN 48k to 70k US$2,750 to 4,010 |
MXN 4,459 to 6,503 US$255 to 373 |
| Monterrey Centro | Urban / investor | MXN 3M to 8M US$172k to 458k |
MXN 50k to 75k US$2,865 to 4,297 |
MXN 4,645 to 6,968 US$266 to 399 |
| Contry / Tec | Student / professional | MXN 3.8M to 9M US$218k to 516k |
MXN 50k to 72k US$2,865 to 4,125 |
MXN 4,645 to 6,689 US$266 to 383 |
| San Nicolás | Family / commute | MXN 2.5M to 6.5M US$143k to 372k |
MXN 38k to 58k US$2,177 to 3,323 |
MXN 3,530 to 5,388 US$202 to 309 |
| Guadalupe | Value / family | MXN 1.9M to 5.5M US$109k to 315k |
MXN 32k to 50k US$1,833 to 2,865 |
MXN 2,973 to 4,645 US$170 to 266 |
| Apodaca / Escobedo / García | Entry / industrial commute | MXN 1.3M to 4.5M US$74k to 258k |
MXN 22k to 42k US$1,260 to 2,406 |
MXN 2,044 to 3,902 US$117 to 224 |
How much more do you pay for properties in Monterrey when you include renovation work, taxes, and fees?
In Monterrey in 2026, buyers should usually add about 7% to 12% to the purchase price for taxes and closing fees, and often 15% to 25% if the property also needs meaningful renovation work.
If you buy a Monterrey property for about US$200,000, or roughly MXN 3.49 million, you might pay around MXN 280,000 for closing costs and another MXN 210,000 for light renovation. That would bring the all-in budget close to MXN 3.98 million, or about US$228,000.
If you buy a Monterrey property for about US$500,000, or roughly MXN 8.73 million, you might pay around MXN 700,000 for closing costs and another MXN 520,000 for light renovation. That would bring the all-in budget close to MXN 9.95 million, or about US$570,000.
If you buy a Monterrey property for about US$1,000,000, or roughly MXN 17.46 million, you might pay around MXN 1.4 million for closing costs and another MXN 1.05 million for light renovation. That would bring the all-in budget close to MXN 19.9 million, or about US$1.14 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 Monterrey
| Extra cost | Type | Estimated cost range in Monterrey |
|---|---|---|
| ISAI / acquisition tax | Tax | Usually around 3% of the property value in Nuevo León-style budgeting. On a MXN 5 million home, this can be around MXN 150,000, or about US$8,600. |
| Notary fees | Fees | Often around 0.8% to 1.8% of the purchase price. On a MXN 5 million home, this can be roughly MXN 40,000 to MXN 90,000, or US$2,300 to US$5,200. |
| Public registry and certificates | Fees | Often around 0.3% to 0.8% of the purchase price. On a MXN 5 million home, this can be around MXN 15,000 to MXN 40,000, or US$900 to US$2,300. |
| Appraisal | Transaction cost | Usually around MXN 5,000 to MXN 20,000, or about US$286 to US$1,146. Banks often require this if the buyer uses a mortgage. |
| Mortgage opening or bank admin costs | Financing | Often between 0% and 1.5%, depending on the bank and loan structure. On a MXN 5 million property, this can reach about MXN 75,000, or US$4,300. |
| Light renovation | Renovation | Often around MXN 3,000 to MXN 7,000 per m², or US$172 to US$401 per m². This can cover paint, minor repairs, lighting, and simple updates. |
| Medium renovation | Renovation | Often around MXN 8,000 to MXN 15,000 per m², or US$458 to US$859 per m². This can cover kitchens, bathrooms, floors, and some electrical or plumbing work. |
| Heavy renovation | Renovation | Often around MXN 16,000 to MXN 30,000 per m², or US$917 to US$1,719 per m². This is more common for older houses needing deeper technical work. |
| Furniture and appliances | Move-in | Often around MXN 150,000 to MXN 600,000, or US$8,600 to US$34,400. The final amount depends heavily on the size and quality level. |
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 Monterrey in 2026 with different budgets?
With US$100,000, or about MXN 1.75 million, there is a real but limited Monterrey market: you may find a 55 m² existing apartment in Apodaca Centro, a 65 to 75 m² small existing house in García or Juárez, or a compact 45 to 55 m² older unit in Guadalupe or Escobedo fringe areas.
With US$200,000, or about MXN 3.49 million, you may find a 70 to 85 m² existing or recent apartment in Monterrey Centro or Mitras, a 100 to 130 m² existing family house in Guadalupe or San Nicolás, or an 80 to 95 m² existing apartment in lower or mid Cumbres.
With US$300,000, or about MXN 5.24 million, you may find an 80 to 100 m² recent apartment in Obispado, Centro, or Contry, a 140 to 170 m² existing family house in Cumbres, or a 90 to 110 m² new or nearly new apartment in Valle Poniente or Santa Catarina.
With US$500,000, or about MXN 8.73 million, you may find a 110 to 140 m² new premium apartment in Valle Poniente or Obispado, a 180 to 230 m² existing family house in Cumbres premium or near San Jerónimo, or a smaller 90 to 120 m² recent luxury apartment in Valle Oriente.
With US$1,000,000, or about MXN 17.46 million, you may find a 150 to 190 m² luxury apartment in Valle Oriente or San Agustín, a 250 to 320 m² house in San Jerónimo, Cumbres premium, or Carretera Nacional, or a 120 to 160 m² high-end apartment in San Pedro or Del Valle.
With US$2,000,000, or about MXN 34.91 million, there is a real Monterrey market, but it is narrow and mostly premium: you may find a 250 to 350 m² luxury apartment in San Pedro or Valle Oriente, a 400 to 600 m² detached residence in Del Valle or San Pedro, or a large existing high-end home in Carretera Nacional or a San Pedro fringe area.
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 Monterrey, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source used | Why this source is useful | How we used it for this Monterrey article |
|---|---|---|
| Sociedad Hipotecaria Federal, Índice SHF 1Q 2026 | SHF is Mexico’s federal housing-finance agency and publishes the country’s main official housing price index. | We used it to anchor national housing price growth and average appraised values. We then adjusted Monterrey estimates upward with local supply and listing data. |
| SHF document archive, 2025 to 2026 | This official archive helps compare recent quarters and separates different housing price index releases. | We used it to compare the 2026 market with 2025. We also used it to check new versus used housing trends. |
| SNIIV / SEDATU housing registry | SNIIV is Mexico’s federal housing information system and is an official source for registered housing supply. | We used it as the official context for new-housing registration and supply. We cross-checked it with Monterrey new-project data. |
| Registro Único de Vivienda, RUV | RUV is used by developers and public institutions to track registered new housing in Mexico. | We used it to frame the new-build market. We combined it with published Monterrey supply data to estimate new-build pricing. |
| Inmuebles24 Index / Monterrey market report | Inmuebles24 is one of Mexico’s largest property portals and its Index is a recognized asking-price dataset. | We used its Monterrey asking-price data as a key reference for listed prices. We adjusted it downward to estimate likely closed prices. |
| Centro Urbano report citing Inmuebles24, February 2026 | Centro Urbano is a specialized Mexican real estate publication and clearly attributes the figures to Inmuebles24. | We used the reported January 2026 average asking price of MXN 79,242 per m². We treated it as an asking-price source, not a sale-price source. |
| Centro Urbano report on Monterrey 1Q 2026 new housing supply | The report gives structured new-housing supply figures for the Monterrey metropolitan area. | We used its 42,233 new units in offer, 207 active projects, 21,047 available units, and MXN 53,707 per m² new-supply price. We used this to avoid relying only on high-end portals. |
| Propiedades.com Valores | Propiedades.com is a major Mexican property platform with zone-level price guides based on advertised properties. | We used it to cross-check neighborhood-level prices and property-type examples. We also used it to sense-check medians by area. |
| Inmuebles24 San Jerónimo neighborhood guide | This page gives neighborhood-level asking-price data from a large property portal. | We used it as a benchmark for San Jerónimo. We treated the reported price per m² as an asking-price indicator. |
| Nuevo León government, manufacturing employment 1Q 2026 | This official state release cites IMSS employment data and explains formal job creation in Nuevo León. | We used it to explain demand pressure from manufacturing employment. We linked that demand to housing needs in Monterrey and nearby municipalities. |
| Nuevo León government, foreign direct investment 1H 2025 | This official state release cites foreign direct investment data for Nuevo León. | We used it to explain why executive, expat, and nearshoring-related demand remains strong. We linked this to San Pedro, Valle Oriente, Santa Catarina, and western corridors. |
| Banco de México exchange-rate system | Banxico is Mexico’s central bank and the official reference for peso exchange rates. | We used it as the official FX reference framework. We rounded conversions to keep the article easy to read. |
| European Central Bank EUR/MXN reference rate | The ECB is the official euro-area central bank and publishes daily euro reference exchange rates. | We used the ECB reference framework for euro conversions. We converted MXN into euros using early-June 2026 reference levels. |
| Exchange-Rates.org USD/MXN 2026 history | This source provides accessible historical exchange-rate tables that are useful for quick conversion checks. | We used it to sense-check early-June 2026 USD/MXN rates. We kept the article conversions rounded for readability. |
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