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If you're thinking about renting out property in Monterrey or want to understand what tenants are paying, you're in the right place.
We've gathered the latest rental data across Monterrey's neighborhoods, from affordable studios to premium apartments in San Pedro Garza García.
This article covers current rents in Monterrey as of the first half of 2026, and we update it regularly.
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
- A 2-bedroom apartment in Monterrey rents for around MXN 25,300 per month in January 2026, about 3% to 5% higher than last year.
- San Pedro Garza García commands the highest rents in the metro area, with Valle de Campestre and Fuentes del Valle leading the market.
- Monterrey's rental vacancy sits around 6% citywide, but drops to 4% to 5% in high-demand areas like Zona Tec and Valle Oriente.
- Properties near ITESM rent significantly faster than average, often finding tenants in 45 to 70 days versus 80 days citywide.
- Rent growth for 2026 is projected between 4% and 7%, driven by steady job creation and limited supply in premium corridors.
- Air conditioning is the most important amenity in Monterrey rentals because summer temperatures regularly exceed 40°C.
- Expats strongly prefer furnished apartments in San Pedro, and landlords can charge a 15% to 25% premium for fully furnished units.
- Monterrey landlords pay property taxes (predial) at roughly 0.2% of the taxable value per year.
What are typical rents in Monterrey as of 2026?
What's the average monthly rent for a studio in Monterrey as of 2026?
As of early 2026, the average monthly rent for a studio in Monterrey is around MXN 14,900, approximately $850 USD or €800 EUR.
Most studios fall within MXN 12,500 to MXN 18,000 per month ($715 to $1,030 USD, or €675 to €970 EUR), depending on location.
The main factors affecting studio rents in Monterrey are location (San Pedro or Zona Tec cost more), building age, and whether the unit includes air conditioning and parking.
What's the average monthly rent for a 1-bedroom in Monterrey as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Monterrey is around MXN 20,200, roughly $1,155 USD or €1,090 EUR.
Most 1-bedroom apartments range from MXN 17,000 to MXN 25,000 per month ($970 to $1,430 USD, or €920 to €1,350 EUR).
Neighborhoods like Obispado and Centro offer more affordable options, while Valle Oriente, Del Valle, Santa Engracia, and San Jerónimo new-builds sit at the upper end.
What's the average monthly rent for a 2-bedroom in Monterrey as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Monterrey is around MXN 25,300, approximately $1,445 USD or €1,370 EUR.
Most 2-bedroom apartments rent for MXN 20,000 to MXN 35,000 per month ($1,145 to $2,000 USD, or €1,080 to €1,890 EUR), depending on neighborhood and building quality.
Areas like Contry, San Nicolás de los Garza, and Cumbres offer better value, while the most expensive rentals are in San Pedro's Valle de Campestre, Fuentes del Valle, and Valle Oriente.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Monterrey.
What's the average rent per square meter in Monterrey as of 2026?
As of early 2026, the average rent per square meter in Monterrey is around MXN 390 per month, approximately $22 USD or €21 EUR.
Across neighborhoods, rent per square meter ranges from MXN 320 to MXN 450 ($18 to $26 USD), with premium towers in San Pedro pushing into the low-to-mid 400s.
Compared to Mexico City (where premium areas exceed MXN 500/m²), Monterrey offers better value for similar quality, though it's pricier than most other Mexican cities.
Properties that command above-average rates typically include newer construction with amenities, efficient A/C, covered parking, and proximity to corporate corridors or universities.
How much have rents changed year-over-year in Monterrey in 2026?
As of early 2026, rents in Monterrey have increased approximately 3% to 5% year-over-year, with some hot submarkets seeing higher growth.
The main drivers include continued job growth in manufacturing and services, limited new supply in desirable neighborhoods, and steady demand from local professionals and corporate transferees.
This year's growth is slightly more moderate than 2024's pace (6% to 8% in some areas), reflecting gradual normalization as more supply comes online.
What's the outlook for rent growth in Monterrey in 2026?
As of early 2026, rent growth in Monterrey is projected between 4% and 7%, potentially reaching 8% to 9% in supply-constrained areas.
Key factors include easing interest rates (supporting household formation), continued employment growth, and sustained demand from companies relocating to northern Mexico.
Neighborhoods expected to see strongest growth include Zona Tec, Valle Oriente, and parts of San Pedro Garza García, where demand consistently outpaces supply.
Main risks that could lower projections include economic slowdown, increased apartment deliveries, or reduced corporate relocation due to trade uncertainties.
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Which neighborhoods rent best in Monterrey as of 2026?
Which neighborhoods have the highest rents in Monterrey as of 2026?
As of early 2026, the three highest-rent neighborhoods in Monterrey are Valle de Campestre (MXN 35,000 to MXN 45,000/month, $2,000 to $2,570 USD), Fuentes del Valle (MXN 32,000 to MXN 42,000, $1,830 to $2,400 USD), and Valle Oriente (MXN 30,000 to MXN 40,000, $1,715 to $2,285 USD).
These neighborhoods command premiums due to proximity to corporate headquarters, high-end tower amenities, excellent security, and access to top private schools and shopping.
Typical tenants include corporate executives on relocation packages, expats with multinational companies, and affluent local families seeking premium living in San Pedro Garza García.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Monterrey.
Where do young professionals prefer to rent in Monterrey right now?
The top neighborhoods for young professionals in Monterrey are Centro and Barrio Antiguo (nightlife and walkability), Zona Tec around ITESM (university and tech scene), and Obispado (central location with moderate rents).
Young professionals typically pay MXN 12,000 to MXN 22,000 per month ($685 to $1,260 USD, or €650 to €1,190 EUR) in these areas.
These neighborhoods attract young renters with walkable restaurants and bars, shorter commutes, urban energy, and a social scene with other young professionals.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Monterrey.
Where do families prefer to rent in Monterrey right now?
Top family neighborhoods in Monterrey are Del Valle in San Pedro (schools and safety), Contry in Monterrey municipality (space and value), and Cumbres on the west side (family-oriented subdivisions).
Families renting 2 to 3 bedrooms typically pay MXN 22,000 to MXN 38,000 per month ($1,260 to $2,170 USD), with Del Valle higher and Cumbres more affordable.
These areas attract families with larger units, quieter streets, proximity to parks, strong security, and access to quality schools.
Top schools nearby include American School Foundation of Monterrey, Colegio San Patricio, and Instituto San Roberto, plus well-regarded public options in Cumbres and Contry.
Which areas near transit or universities rent faster in Monterrey in 2026?
As of early 2026, the fastest-renting areas near transit or universities are Zona Tec around ITESM, Centro and Fundidora corridor near Metrorrey, and neighborhoods near UANL's Ciudad Universitaria in San Nicolás.
Properties in these high-demand areas typically stay listed 45 to 70 days when priced correctly, compared to 80 days citywide.
The rent premium for properties within walking distance of transit or universities runs 5% to 15% higher, meaning MXN 1,500 to MXN 3,000 extra per month ($85 to $170 USD).
Which neighborhoods are most popular with expats in Monterrey right now?
The top expat neighborhoods in Monterrey are Valle Oriente (corporate feel, modern towers), Del Valle and Valle de Campestre in San Pedro (premium living), and Santa Engracia (executive apartments with good access).
Expats typically pay MXN 28,000 to MXN 50,000 per month ($1,600 to $2,860 USD), often for furnished apartments with amenities included.
These neighborhoods attract expats with English-speaking services, international restaurants, strong security, modern amenities, and easy airport access.
The most represented expat communities include Americans (manufacturing and corporate), Koreans (automotive and electronics), and Europeans from Germany and Spain with business ties to northern Mexico.
And if you are also an expat, you may want to read our exhaustive guide for expats in Monterrey.
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Who rents, and what do tenants want in Monterrey right now?
What tenant profiles dominate rentals in Monterrey?
The top tenant profiles in Monterrey's rental market are young professionals (local and relocated), students and early-career workers near Zona Tec and UANL, and corporate transferees or expats seeking premium housing.
Young professionals represent roughly 40% to 45% of rental demand, students about 25% to 30%, and corporate transferees/expats around 15% to 20%, with the remainder being families.
Young professionals seek 1 to 2 bedroom apartments in central locations, students look for studios or shared housing near universities, and transferees require furnished 2 to 3 bedroom units in premium buildings.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Monterrey.
Do tenants prefer furnished or unfurnished in Monterrey?
In Monterrey, roughly 70% to 75% of long-term tenants prefer unfurnished apartments, while 25% to 30% seek furnished units, concentrated in premium areas like San Pedro and Valle Oriente.
Furnished apartments command a 15% to 25% premium, roughly MXN 3,000 to MXN 6,000 extra per month ($170 to $340 USD) depending on base rent.
Tenants preferring furnished rentals include expats on temporary assignments, newly relocated professionals, and short-to-medium-term renters valuing convenience.
Which amenities increase rent the most in Monterrey?
The top five rent-boosting amenities in Monterrey are efficient air conditioning (essential for summer), covered parking, building security with controlled access, gym and pool amenities, and reliable water supply systems.
Good A/C adds MXN 1,500 to MXN 2,500/month ($85 to $145 USD), parking adds MXN 1,000 to MXN 2,000 ($60 to $115 USD), building amenities add MXN 2,000 to MXN 4,000 ($115 to $230 USD), security adds MXN 1,000 to MXN 2,500, and water reliability adds MXN 500 to MXN 1,500.
In our property pack covering the real estate market in Monterrey, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Monterrey?
Top ROI renovations in Monterrey are installing efficient minisplit A/C, refreshing kitchens, updating bathrooms with water-efficient fixtures, installing durable flooring, and improving windows for soundproofing.
Minisplits cost MXN 15,000 to MXN 30,000 ($860 to $1,715 USD) and add MXN 1,500 to MXN 2,500/month; kitchen refresh at MXN 40,000 to MXN 80,000 adds MXN 2,000 to MXN 3,500; bathrooms at MXN 25,000 to MXN 50,000 add MXN 1,000 to MXN 2,000; flooring at MXN 30,000 to MXN 60,000 adds MXN 1,000 to MXN 2,000; windows at MXN 20,000 to MXN 40,000 add MXN 500 to MXN 1,500.
Poor ROI renovations to avoid include over-customized designs, luxury finishes in areas where tenants won't pay premiums, and major structural changes costing more than rent increases justify.
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How strong is rental demand in Monterrey as of 2026?
What's the vacancy rate for rentals in Monterrey as of 2026?
As of early 2026, the estimated vacancy rate for long-term rentals in Monterrey is around 6% citywide, indicating solid demand.
Vacancy ranges from 4% to 5% in sought-after areas like San Pedro and Zona Tec, up to 7% to 8% in more price-sensitive outer submarkets.
The current rate is slightly below the historical average of 7% to 8%, reflecting ongoing demand from job growth and limited new construction in premium locations.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Monterrey.
How many days do rentals stay listed in Monterrey as of 2026?
As of early 2026, rentals in Monterrey stay listed for an average of around 80 days, though this varies significantly by location and pricing.
Days on market ranges from 45 to 70 days for well-priced units in San Pedro and Zona Tec, to 90 to 120+ days for outer areas or overpriced properties.
The current figure is similar to one year ago, with slight improvement in hot submarkets as demand remains steady and landlords price more realistically.
Which months have peak tenant demand in Monterrey?
Peak demand months in Monterrey are January through February (job relocations, fresh budgets), July through September (ITESM and UANL university cycle), and May through June (graduations, mid-year moves).
These patterns are driven by academic calendars at major universities, corporate hiring cycles starting new employees early in the year, and clustered lease expirations.
Lowest demand months are November through early December (holiday season) and parts of October, making these slower periods for filling vacancies.
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What will my monthly costs be in Monterrey as of 2026?
What property taxes should landlords expect in Monterrey as of 2026?
As of early 2026, landlords in Monterrey should expect property taxes (predial) of roughly MXN 3,000 to MXN 5,000 per year ($170 to $285 USD) for a typical MXN 1.5 to MXN 2.5 million property.
The range spans from MXN 2,000 ($115 USD) for lower-valued properties to MXN 10,000+ ($570 USD) for premium properties in San Pedro Garza García.
Property taxes are calculated at approximately 2 "al millar" (0.2%/year) of the taxable base, which is typically below market value, with rates varying slightly between municipalities.
Please note that, in our property pack covering the real estate market in Monterrey, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Monterrey right now?
In most Monterrey rentals, landlords pay HOA or maintenance fees (MXN 1,500 to MXN 5,000/month), while tenants cover electricity, water, gas, and internet.
For landlords covering utilities (common in furnished executive rentals), costs include HOA averaging MXN 2,500 ($145 USD) and sometimes water at MXN 400 to MXN 800, though summer electricity can exceed MXN 2,000 due to A/C.
Standard practice is for tenants to pay consumption-based utilities directly (CFE, Agua y Drenaje, Naturgy), while landlords cover fixed building costs and major repairs; furnished San Pedro rentals sometimes bundle more services.
How is rental income taxed in Monterrey as of 2026?
As of early 2026, rental income in Monterrey is taxed under Mexico's Régimen de Arrendamiento with progressive rates from roughly 1.9% to 35%, though most small landlords fall into lower brackets after deductions.
Main deductions include property taxes, maintenance costs, HOA fees, building depreciation, insurance, and property management commissions.
A common Monterrey-specific mistake is misunderstanding IVA rules: residential rentals for primary homes ("casa-habitación") are VAT-exempt, but extensive services or furnishings that resemble hotel arrangements may trigger IVA obligations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Monterrey.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What 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 | Why it's authoritative | How we used it |
|---|---|---|
| Inmuebles24 | One of Mexico's largest listing platforms with published index methodology and detailed neighborhood breakdowns. | We used it as our main anchor for Monterrey rent levels, per-square-meter benchmarks, and year-over-year changes. We also used their neighborhood rankings. |
| Banco de México | Mexico's central bank with standard-reference expectations surveys used by analysts. | We used their survey data to frame 2026 inflation and rate outlook as the macro backdrop for rent growth projections. |
| BBVA Research | Large-bank research desk with transparent macro assumptions and strong Mexico track record. | We used their forecasts to triangulate growth, employment, and inflation expectations for 2026 rent projections. |
| Tinsa México | Recognized real estate analytics firm publishing periodic residential market reports. | We used their housing report to ground supply and demand context for why Monterrey rents behave the way they do. |
| INEGI (Inflation) | Mexico's official statistics agency providing the country's official consumer price index. | We used their inflation data to understand whether rent changes are keeping pace with overall prices. |
| INEGI (Census) | Official census dataset for housing and tenure variables in Mexico. | We used census data to understand who rents in Monterrey and why certain neighborhoods have higher renter concentrations. |
| Propiedades.com | Major Mexican property portal publishing documented nationwide datasets. | We used their report to anchor days-on-market benchmarks, adjusted for Monterrey's specific demand patterns. |
| SAT (Tax Authority) | Mexico's tax authority providing primary guidance on rental income obligations. | We used their guidance to describe how rental income is taxed for residential landlords. |
| SAT (IVA Exemption) | SAT's normative reference for VAT treatment of residential rentals. | We used this to explain when IVA applies or doesn't for residential renting in Monterrey. |
| Monterrey Municipality | Official municipal transparency page citing legal tax rate basis for property taxes. | We used this to anchor property tax expectations with the official rate and translate into monthly estimates. |
| CFE | Mexico's state electricity utility with official residential tariff tables. | We used their tariff information to explain utility costs, especially summer A/C impacts. |
| Gobierno de Nuevo León | Official state government bulletin on water tariff adjustments. | We used this to explain why water bills change and what costs are passed to tenants. |
| CNE/Naturgy | Federal energy regulator publishing gas distribution tariffs for Monterrey. | We used this to ground gas costs and explain typical payment responsibility in leases. |
| Reuters | Top-tier international wire service accurately summarizing central bank communications. | We used Reuters to corroborate the near-term rate and inflation narrative going into 2026. |
Get fresh and reliable information about the market in Monterrey
Don't base significant investment decisions on outdated data. Get updated and accurate information.