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Yes, the analysis of Cancún's property market is included in our pack
Cancún's house prices are unlikely to decline in the coming year, with most experts forecasting continued appreciation of 10-14%.
The Cancún real estate market has shown remarkable resilience with house prices nearly doubling over the past five years. Strong tourism recovery, infrastructure development through the Mayan Train project, and robust buyer demand from both domestic and international investors continue to drive price growth across all property segments.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
As of September 2025, Cancún house prices are trading at approximately MXN 28,878 per square meter, with most neighborhoods experiencing steady appreciation and reduced inventory levels.
The combination of tourism recovery, infrastructure development, and strong buyer demand suggests continued price growth rather than decline in the near term.
| Market Indicator | Current Status (Sept 2025) | Trend Direction |
|---|---|---|
| Average House Price per m² | MXN 28,878 (~$1,650 USD) | ↗ Rising |
| Average Days on Market | 45 days | ↘ Decreasing |
| Active Listings | ~2,850 houses | ↗ Up 12% YoY |
| Price Forecast 2025-2026 | 10-14% appreciation expected | ↗ Positive |
| Tourism Recovery | 82-88% hotel occupancy | ↗ Strong |
| Mortgage Rates | 10.9-11.5% | ↗ Slightly higher |
| Unemployment Rate | 3.5% | ↘ Improving |
What have house prices in Cancún done over the past 5 years?
House prices in Cancún have nearly doubled over the past five years, showing remarkable and consistent growth.
The Quintana Roo region, where Cancún is located, experienced a 13.4% yearly price increase in 2023-2024, following a long-term trend that has seen the national house price index rise 146% nominally since 2013. Mexico's overall house prices grew 8.8% year-over-year by the end of 2024, with Cancún outperforming the national average due to its tourism appeal and infrastructure development.
While specific month-by-month data for Cancún is not publicly available, regional realtors report seasonal patterns with price increases typically occurring during winter and spring months when tourist activity peaks. Mid-year periods often see smaller price adjustments, but the overall trajectory has remained consistently upward throughout the five-year period.
This sustained appreciation reflects strong fundamentals including tourism recovery, foreign investment inflows, and major infrastructure projects like the Mayan Train that enhance regional connectivity and property values.
What is the current average price per square meter for houses in Cancún by neighborhood?
As of September 2025, the citywide median price for houses in Cancún stands at MXN 28,878 per square meter, approximately $1,650 USD per square meter.
| Neighborhood/Area | Property Type | Price Range (USD) |
|---|---|---|
| Avenida Huayacán | New developments | 30%+ price growth, multiple projects |
| Puerto Cancún | Luxury homes | $1-2 million+, 10% annual appreciation |
| Residencial Cumbres | Gated communities | 30% capital gains over 18 months |
| Hotel Zone | Beachfront condos | $250,000-$600,000 |
| Playa Mujeres | Luxury properties | $1 million+ |
| Standard residential areas | Regular houses | $350,000-$500,000 |
| Entry-level areas | Basic condos/homes | $146,000-$152,000 |
How many homes are currently listed for sale in Cancún compared to last year?
Approximately 2,850 houses are currently listed for sale in Cancún as of August 2025, representing a 12-13% increase from the same period last year.
In August 2024, there were slightly over 2,500 listings available, indicating that inventory has grown moderately despite strong buyer demand. This increase in available inventory stems primarily from new developments coming to market and some investor sales, rather than distressed selling or market weakness.
The inventory growth reflects the robust construction pipeline, particularly in areas like Avenida Huayacán where over 40 new large-scale projects are underway. Despite the increased supply, properties are selling faster than in previous years, suggesting that demand growth is keeping pace with new inventory.
This balanced supply-demand dynamic supports continued price stability and growth rather than market correction.
How long are homes in Cancún staying on the market before they sell?
Houses in Cancún are currently staying on the market for an average of 45 days before selling, down from approximately 53 days in 2024.
This reduction in time-on-market by about 15% indicates increased buyer urgency and market competitiveness. The faster absorption rate suggests strong demand from both domestic Mexican buyers and international investors, particularly from the United States and Canada.
Premium properties in sought-after locations like Puerto Cancún and beachfront areas often sell even faster, sometimes within 30 days of listing. Standard residential properties in established neighborhoods typically take 40-50 days, while entry-level properties may require 50-60 days to find buyers.
The decreasing days-on-market trend supports expectations for continued price appreciation as supply constraints become more apparent in desirable areas.
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What is the current supply of new housing developments in Cancún compared to previous years?
New housing development supply in Cancún has increased significantly in 2025, with the pipeline of new properties rising 10-15% compared to 2023 levels.
New residential properties in Cancún are expected to grow in average size by 15% this year, reflecting developer confidence in market demand. Avenida Huayacán alone features over 40 new large-scale projects, making it the fastest-growing corridor in the city with 30%+ price increases.
The development boom is driven by several factors including improved infrastructure connectivity through the Mayan Train project, sustained tourism growth, and strong foreign investment interest. Developers are particularly focused on mixed-use projects that combine residential, commercial, and recreational facilities.
Despite this increased supply, absorption rates remain strong due to robust buyer demand, preventing oversupply concerns that might pressure prices downward. Most new developments are pre-selling units before construction completion, indicating healthy market conditions.
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How many buyers are actively looking for homes in Cancún right now compared to last year?
Active buyer demand in Cancún has increased by approximately 10% compared to the same period last year, with both domestic and international buyers driving market activity.
The increased buyer interest is evidenced by the reduced time properties spend on the market and the strong pre-sales performance of new developments. Mexican nationals represent a significant portion of buyers, supported by improving employment conditions and relatively stable mortgage availability despite higher interest rates.
International buyers, particularly from the United States, Canada, and European countries, continue to view Cancún as an attractive investment destination due to its tourism infrastructure, relative affordability compared to other beach destinations, and favorable exchange rates. Many foreign buyers are seeking both vacation homes and rental investment properties.
The sustained buyer interest across multiple segments suggests continued upward pressure on prices rather than conditions that would lead to price declines.
What is the current mortgage interest rate in Mexico and how has it changed?
Mexican mortgage interest rates currently range between 10.9% and 11.5% for fixed-rate loans with 15-20 year terms, representing an increase of approximately 0.5 percentage points from the same time last year.
The Bank of Mexico has adjusted monetary policy in response to inflation concerns and global economic conditions, leading to this modest rate increase. Despite higher borrowing costs, domestic demand for mortgages remains relatively stable due to continued income growth and employment stability in the Cancún region.
For international buyers, many transactions are conducted with cash or alternative financing arrangements, reducing the direct impact of Mexican mortgage rate changes on overall market demand. The tourism-driven economy of Cancún provides income stability that helps support mortgage accessibility for qualified borrowers.
While higher rates represent a headwind for some buyers, the modest increase has not significantly dampened market activity or created conditions for price corrections.
What is the unemployment rate in Cancún and how has it changed?
The unemployment rate in Cancún currently stands at approximately 3.5% as of September 2025, down from around 3.8% in mid-2024.
This improvement reflects the continued recovery and strengthening of the tourism sector, which employs a large portion of Cancún's workforce. Hotel occupancy rates regularly reaching 82-88% during peak months have supported job creation across hospitality, retail, and service sectors.
The declining unemployment rate supports household income stability and purchasing power, contributing to sustained local demand for housing. Infrastructure projects including the Mayan Train have also created construction and related employment opportunities, further supporting the local economy.
Low unemployment combined with tourism growth creates favorable conditions for continued housing demand and price appreciation rather than economic stress that might lead to property price declines.
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What are the latest trends in tourism numbers and hotel occupancy rates in Cancún?
Tourism in Cancún has fully recovered to pre-pandemic levels with hotel occupancy rates regularly reaching 82-88% during peak months in 2025.
International arrivals are up 9% year-over-year, driven by strong demand from the United States, Canada, and European markets. The tourism recovery directly supports the real estate market through increased demand for vacation rental properties and second homes from visitors who decide to invest.
The successful tourism rebound demonstrates Cancún's resilience and continued appeal as a global destination, providing confidence for real estate investors about the long-term sustainability of property values. High occupancy rates also support profitable short-term rental operations, making property investment more attractive.
Continued tourism growth creates positive economic spillover effects that support employment, local businesses, and overall property demand in the region.
How much has the peso's exchange rate against the US dollar changed in the past year?
The Mexican peso has depreciated moderately against the US dollar over the past year, moving from approximately 17.9-18 pesos per dollar in August 2024 to 18.8-19 pesos per dollar in August 2025.
This represents a depreciation of around 5%, making Mexican real estate more attractive to US dollar-holding buyers while having minimal impact on peso-denominated local buyers. The exchange rate movement reflects global economic pressures and domestic monetary policy adjustments rather than Mexico-specific economic weakness.
For international investors, the peso's modest weakening can enhance the attractiveness of Cancún real estate investments when calculated in foreign currency terms. The exchange rate change is not significant enough to alter fundamental market dynamics or create downward pressure on peso-denominated property prices.
Currency fluctuations of this magnitude are normal and do not indicate underlying economic instability that would threaten property values.
What government policies or regulations are being proposed that could affect the Cancún housing market?
Several government initiatives are currently supporting rather than threatening the Cancún housing market, with the Mayan Train project being the most significant positive factor.
The Mayan Train infrastructure development continues to enhance regional connectivity, making Cancún more accessible and increasing its appeal for both tourism and residential investment. New regulations focus on sustainable and hurricane-resistant construction standards, which may increase building costs slightly but improve long-term property value and safety.
Potential short-term rental regulations for platforms like Airbnb are under discussion but have not yet been implemented. These regulations, if enacted, would likely focus on taxation and registration rather than prohibition, potentially creating a more structured but still viable rental market.
Overall, current government policies appear supportive of continued development and investment in the Cancún real estate market rather than restrictive measures that would pressure prices downward.
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What are major real estate experts currently forecasting for Cancún home prices over the next 12 months?
Most real estate agencies and market analysts are forecasting continued price appreciation of 10-14% for Cancún house prices over the next 12 months.
These forecasts are based on sustained infrastructure development, tourism growth, favorable investor sentiment, and strong buyer demand from both domestic and international markets. Beachfront and luxury property segments are expected to outperform the general market due to limited supply and high demand from affluent buyers.
Key factors supporting these positive forecasts include the ongoing Mayan Train project completion, continued tourism recovery, stable employment conditions, and Cancún's growing reputation as a premier investment destination in Latin America. The combination of limited developable beachfront land and increasing demand creates supply constraints that support price appreciation.
No major real estate firms or market analysts are predicting price declines for the Cancún market in the coming year, with the consensus view being continued growth albeit potentially at a more moderate pace than the recent rapid appreciation.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Based on current market conditions and expert forecasts, Cancún house prices are unlikely to decline in the near term, with most indicators pointing toward continued appreciation of 10-14% over the next 12 months.
The combination of strong tourism recovery, infrastructure development, robust buyer demand, and favorable economic conditions creates an environment more conducive to price growth than decline, making this an opportune time for property investment in Cancún.
Sources
- The Latinvestor - Average House Price in Mexico
- The Latinvestor - Cancún Real Estate Market
- CEIC Data - Mexico House Prices Growth
- Properstar - Cancún House Prices
- The Latinvestor - Cancún Price Forecasts
- Realtor.com - Cancún Properties
- Global Property Guide - Mexico Price History
- Trading Economics - Mexico Residential Property Prices