Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Cancún's property market is included in our pack
If you're wondering what's happening with property prices in Cancún right now, you're in the right place.
We break down the current housing prices in Cancún, recent trends, and what experts expect for 2026 and beyond.
This blog post is constantly updated with the latest data and forecasts to keep you informed.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cancún.
Insights
- Property prices in Cancún grew around 12% nominally over the past 12 months, but only about 8% in real terms after accounting for Mexico's inflation.
- The average price per square meter in Cancún sits around MXN 68,000, making it one of the priciest residential markets in Mexico's Caribbean coast.
- Puerto Cancún and the Zona Hotelera remain Cancún's premium neighborhoods, with luxury properties often exceeding MXN 140,000 per square meter.
- Banxico's benchmark interest rate dropped to 7.00% in December 2025, which is helping mortgage affordability improve at the margins for Cancún buyers.
- Cancún airport passenger traffic remains strong, and this tourism flow directly supports rental demand and investor appetite for residential properties.
- The Puente Nichupté bridge project is over 90% complete and will reduce travel time to the Hotel Zone, potentially boosting nearby property values.
- Gross rental yields in Cancún hover around 7%, making it attractive for rental investors who pick the right location and property type.
- Condos and apartments in amenity-rich communities are appreciating faster than detached houses in Cancún because of strong short-term rental demand.
- Over the next five years, property prices in Cancún could rise between 35% and 50% cumulatively if tourism and macro conditions hold steady.
- The biggest risk to Cancún property prices is a global tourism slowdown, since the city's economy depends heavily on international visitors.
What are the current property price trends in Cancún as of 2026?
What is the average house price in Cancún as of 2026?
As of early 2026, the average residential property price in Cancún is around MXN 4.4 million, which translates to roughly USD 250,000 or EUR 230,000.
When you look at the price per square meter, Cancún averages about MXN 68,000 per square meter, or approximately USD 3,900 per square meter and EUR 3,600 per square meter.
For context, about 80% of property purchases in Cancún fall within a range of MXN 2 million to MXN 8 million, which means USD 115,000 to USD 460,000 or EUR 105,000 to EUR 420,000.
How much have property prices increased in Cancún over the past 12 months?
Property prices in Cancún increased by approximately 12% in nominal terms over the past 12 months, which drops to around 8% when you adjust for inflation.
The range of price increases varied by property type in Cancún, with condos in high-demand areas seeing gains closer to 14% while inland detached houses grew at a more modest 8% to 10%.
The single most significant factor driving this price movement in Cancún was the continued strength of tourism and air passenger traffic, which kept rental demand high and attracted investors looking for yield.
Which neighborhoods have the fastest rising property prices in Cancún as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Cancún are Puerto Cancún, the Zona Hotelera, and Puerto Juárez.
Puerto Cancún has seen annual price growth of around 15% to 18%, while select parts of the Zona Hotelera have grown 12% to 15%, and Puerto Juárez has risen approximately 13% to 16% over the past year.
The main demand driver behind these Cancún neighborhoods is the combination of premium lifestyle appeal, limited supply of prime waterfront land, and strong rental income potential from both tourists and long-term residents.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Cancún.
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 property types are increasing faster in value in Cancún as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Cancún goes: condos and apartments first, followed by townhouses, then detached houses, and finally luxury villas which can be more volatile.
Condos and apartments in amenity-rich communities in Cancún are appreciating at roughly 12% to 15% annually, outpacing other property types.
The main reason condos are outperforming in Cancún is that they're easy to rent on platforms like Airbnb, they come with professional management, and they attract both second-home buyers and rental investors looking for turnkey properties.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Cancún?
- How much should you pay for a house in Cancún?
- How much should you pay for an apartment in Cancún?
- How much should you pay for a villa in Cancún?
- How much should you pay for a condo in Cancún?
What is driving property prices up or down in Cancún as of 2026?
As of early 2026, the top three factors driving property prices in Cancún are strong tourism and air passenger traffic, major infrastructure improvements like the Puente Nichupté bridge, and an easing interest rate cycle from Banxico.
The single factor with the strongest upward pressure on Cancún property prices is tourism flow, because more visitors means higher rental occupancy, which attracts more investors, which pushes prices higher.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Cancún here.
Get fresh and reliable information about the market in Cancún
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What is the property price forecast for Cancún in 2026?
How much are property prices expected to increase in Cancún in 2026?
As of early 2026, property prices in Cancún are expected to increase by approximately 7% to 9% in nominal terms over the calendar year.
Different analysts and institutions forecast Cancún property price growth ranging from a conservative 5% to an optimistic 11%, depending on their assumptions about tourism and interest rates.
The main assumption underlying most price forecasts for Cancún is that tourism demand remains resilient and that Banxico continues its gradual rate-cutting cycle through 2026.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Cancún.
Which neighborhoods will see the highest price growth in Cancún in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Cancún are the Zona Hotelera access corridors, Puerto Juárez, Puerto Cancún, and the Avenida Huayacán development belt.
These top Cancún neighborhoods are projected to see price growth of 10% to 14% in 2026, outpacing the citywide average by several percentage points.
The primary catalyst driving expected growth in these Cancún neighborhoods is the completion of the Puente Nichupté bridge, which will significantly reduce travel times and improve daily convenience for residents.
One emerging neighborhood in Cancún that could surprise with higher growth is Punta Sam on the Costa Mujeres edge, where new developments are attracting buyers seeking value before prices catch up to established areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cancún.
What property types will appreciate the most in Cancún in 2026?
As of early 2026, one- and two-bedroom condos in well-managed communities are expected to appreciate the most in Cancún.
These efficient condos in Cancún are projected to appreciate by 10% to 13% in 2026, benefiting from both strong rental demand and broad buyer appeal.
The main demand trend driving condo appreciation in Cancún is the continued growth of short-term rentals and the preference of both investors and second-home buyers for properties that are easy to manage remotely.
On the other hand, luxury villas in Cancún are expected to underperform the market average because they depend on a smaller pool of high-net-worth buyers, making their price movements more volatile and less predictable.
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 will interest rates affect property prices in Cancún in 2026?
As of early 2026, the easing interest rate environment is providing modest support to Cancún property prices by gradually improving mortgage affordability for local buyers.
Banxico's benchmark rate currently sits at 7.00% after the December 2025 cut, and most analysts expect further gradual reductions through 2026, though actual mortgage rates remain in the double digits.
In Cancún's market, a 1% drop in mortgage rates typically allows buyers to afford roughly 8% to 10% more property, which translates into either higher prices or faster sales depending on supply conditions.
You can also read our latest update about mortgage and interest rates in Mexico.
What are the biggest risks for property prices in Cancún in 2026?
As of early 2026, the three biggest risks for property prices in Cancún are a global tourism slowdown that reduces visitor numbers, overbuilding in certain condo micro-markets creating oversupply, and the possibility that inflation surprises force Banxico to pause rate cuts.
The single risk with the highest probability of materializing in Cancún is a tourism shock, because the city's property market is unusually dependent on visitor flows and any sustained drop in international travel would quickly dampen rental yields and investor appetite.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Cancún.
Is it a good time to buy a rental property in Cancún in 2026?
As of early 2026, buying a rental property in Cancún looks favorable if you focus on the math rather than just the beach lifestyle appeal, with gross yields around 7% still achievable in the right locations.
The strongest argument in favor of buying now in Cancún is that interest rates are declining, tourism traffic remains robust, and well-located properties in neighborhoods like Supermanzana 11 or Puerto Juárez can generate solid rental income.
The strongest argument for waiting is that some micro-markets in Cancún, especially trophy-priced sections of the Zona Hotelera, may be pricing in too much optimism, and a cooling period could offer better entry points.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Cancún.
You'll also find a dedicated document about this specific question in our pack about real estate in Cancún.
Buying real estate in Cancún 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.
Where will property prices be in 5 years in Cancún?
What is the 5-year property price forecast for Cancún as of 2026?
As of early 2026, property prices in Cancún are expected to grow by roughly 35% to 50% cumulatively over the next five years.
The range of 5-year forecasts spans from a conservative scenario of around 30% cumulative growth to an optimistic scenario approaching 55%, depending on tourism trends and economic conditions.
This translates to an average annual appreciation rate of approximately 6% to 8% per year for Cancún properties over the 2026 to 2031 period.
The key assumption most forecasters rely on for their 5-year Cancún predictions is that Mexico maintains moderate economic growth with gradually declining inflation, and that global tourism demand stays resilient without major shocks.
Which areas in Cancún will have the best price growth over the next 5 years?
The top three areas in Cancún expected to deliver the best price growth over the next five years are Puerto Cancún and the Marina district, Puerto Juárez, and the Avenida Huayacán corridor with its gated communities.
These top-performing areas in Cancún are projected to see cumulative 5-year price growth of 45% to 60%, outpacing the citywide average thanks to their combination of premium positioning and infrastructure benefits.
This 5-year outlook largely mirrors the shorter-term forecast because the same fundamental drivers apply: the Puente Nichupté bridge effects, limited prime land supply, and sustained demand from both investors and families seeking newer developments.
The currently undervalued area in Cancún with the best potential for outperformance over five years is the inland section of the Huayacán corridor, where newer gated communities offer lower entry prices but benefit from improving connectivity and growing family demand.
What property type will give the best return in Cancún over 5 years as of 2026?
As of early 2026, well-located one- and two-bedroom condos in professionally managed buildings are expected to deliver the best total return over five years in Cancún.
These condos in Cancún are projected to generate a 5-year total return of 55% to 75%, combining price appreciation of 40% to 55% with cumulative rental income of 15% to 20% after expenses.
The main structural trend favoring condos in Cancún over the next five years is the continued growth of short-term rental platforms and the preference of international buyers for turnkey properties that can generate income without hands-on management.
For buyers seeking the best balance of return and lower risk over five years in Cancún, townhouses in established gated communities offer more stable tenant profiles and a broader local buyer base when it comes time to sell.
How will new infrastructure projects affect property prices in Cancún over 5 years?
The top three infrastructure projects expected to impact Cancún property prices over the next five years are the Puente Nichupté vehicular bridge, continued improvements to the Cancún International Airport, and road upgrades along the Huayacán corridor.
Properties near completed infrastructure projects in Cancún typically command a price premium of 10% to 20% compared to similar properties without the accessibility benefits, based on how previous improvements have affected values.
The neighborhoods that will benefit most from these infrastructure developments in Cancún are the Hotel Zone access points closest to the Nichupté bridge, Puerto Juárez which gains from improved connectivity, and the mid-Huayacán belt where road improvements reduce commute times.
How will population growth and other factors impact property values in Cancún in 5 years?
Cancún's municipal population is projected to grow at around 2% to 3% annually over the next five years, which will sustain demand pressure on housing, particularly in areas close to employment centers and daily services.
The demographic shift with the strongest influence on Cancún property demand is the growth of middle-income households seeking modern housing with security and amenities, driving absorption of townhouses and mid-market condos in gated communities.
Migration patterns, both domestic Mexicans relocating from other states and international buyers seeking vacation or retirement homes, are expected to keep upward pressure on Cancún property values, especially in coastal and well-connected areas.
The property types and areas that will benefit most from these demographic trends in Cancún are entry-level to mid-market homes near schools and supermarkets, as well as condos in areas attractive to remote workers and retirees from abroad.
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 is the 10 year property price outlook in Cancún?
What is the 10-year property price prediction for Cancún as of 2026?
As of early 2026, property prices in Cancún are expected to grow by roughly 60% to 95% cumulatively over the next ten years.
The range of 10-year forecasts spans from a conservative scenario of around 50% cumulative growth to an optimistic scenario exceeding 100%, depending heavily on how global tourism and climate adaptation evolve.
This translates to an average annual appreciation rate of approximately 5% to 7% per year for Cancún properties over the 2026 to 2036 period, slightly lower than the 5-year pace as markets mature.
The biggest uncertainty factor in making 10-year property price predictions for Cancún is climate risk, including hurricane frequency, insurance costs, and how the city adapts its infrastructure to protect property values over time.
What long-term economic factors will shape property prices in Cancún?
The top three long-term economic factors that will shape property prices in Cancún over the next decade are global tourism cycles, interest rate regimes affecting affordability, and climate adaptation costs including insurance and building standards.
The single long-term economic factor with the most positive impact on Cancún property values will be sustained growth in global middle-class travel, as rising incomes in North America, Europe, and Latin America continue to fuel demand for Caribbean vacations and second homes.
The single long-term economic factor posing the greatest structural risk to Cancún property values is climate change, because rising insurance costs, potential hurricane damage, and the need for resilient infrastructure could weigh on returns if not managed proactively.
You'll also find a much more detailed analysis in our pack about real estate in Cancún.
Is buying a property in Cancún a good long-term investment then?
For many buyers, purchasing property in Cancún is a good long-term investment if you choose the right use case: whether that's a home in a strong daily-life location, a rental property with math that works after all costs, or a property benefiting from permanent infrastructure improvements.
The strongest argument for Cancún as a long-term investment is the city's structural demand from tourism, a diversified buyer pool including international purchasers, and specific infrastructure catalysts like the Puente Nichupté bridge that permanently improve accessibility and desirability.
What does not work as reliably in Cancún long-term is paying peak prices in trophy locations where rents cannot justify the cost, or buying in oversupplied micro-markets where many similar units compete for the same tenants and buyers.
You'll also find a much more detailed analysis in our pack about real estate in Cancún.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cancún, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| INEGI INPC Inflation Data | Mexico's official statistics agency publishing the headline inflation benchmark. | We used it to convert nominal price growth into real growth. We also checked whether housing prices outpace household purchasing power. |
| Banxico Policy Rate Announcements | Mexico's central bank sets the benchmark rate driving mortgage pricing. | We used it to anchor the January 2026 interest rate environment. We connected rate levels to affordability and mortgage demand in Cancún. |
| Banxico Expectations Survey | Official compilation of private-sector macro expectations widely used by markets. | We used it for consensus 2026 expectations on growth, inflation, rates, and exchange rates. We built our baseline scenario from these forecasts. |
| Banxico SIE Mortgage Cost Indicator | Banxico's official data portal with documented and regularly updated series. | We used it to anchor typical mortgage borrowing costs entering 2026. We translated those costs into what buyers can actually afford. |
| IMF World Economic Outlook | Top-tier international institution for macro forecasts and global risk framing. | We used it for global 2026 growth and inflation context affecting tourism demand. We triangulated it with Banxico and World Bank outlooks. |
| World Bank Global Economic Prospects | Leading global institution focused on macro conditions and downside risks. | We used it to stress-test our baseline with global downside risk narratives. We shaped the risks section for Cancún's tourism-sensitive market. |
| SICT Puente Nichupté Update | Official federal government infrastructure update for a major Cancún project. | We used it to link specific infrastructure changes to neighborhood pricing. We applied the timing to our 2026 impact window analysis. |
| Cancún PDU Urban Development Plan | The municipality's formal land-use planning document shaping supply and development. | We used it to understand where growth is intended and where constraints support prices. We explained why certain corridors attract sustained development demand. |
| ASUR Passenger Traffic Release | Listed airport operator publishing standardized passenger traffic data. | We used it as a verifiable proxy for tourism and visitor flow into the region. We connected passenger trends to rental demand and property purchases. |
| Reuters Banxico Rate Cut Report | High-quality wire service reporting concrete policy decisions with context. | We used it to pin the January 2026 policy rate level at 7.00% and Banxico's guidance tone. We cross-checked it against Banxico's official calendar. |
| Inmuebles24 Index Quintana Roo | Major property portal with published index and time-series pricing data. | We used it as our private-sector pricing anchor for MXN per square meter, rents, and yields. We adjusted to January 2026 using inflation and reported appreciation. |
| El País SHF Housing Price Report | National newspaper clearly attributing underlying data to SHF official figures. | We used it as a bridge to SHF-reported national dynamics when official pages were restricted. We sanity-checked our Quintana Roo estimates against national behavior. |
| Por Esto SHF Quintana Roo Appreciation | Regional outlet with explicit attribution to SHF's official index release. | We used it to anchor Quintana Roo's recent appreciation rate as a directional guide. We triangulated it with Inmuebles24 momentum and national inflation. |
| CONAPO Population Projections | Mexican government's official population projections via the national open-data portal. | We used it to frame medium and long-run demand pressure from household growth. We connected population growth to housing absorption in Cancún's fast-building corridors. |
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If you want to go deeper, you can read the following: