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Homes for sale in Cancún, November 2026: new homes in gated communities in Huayacán are listed from about 2.8 million pesos (around USD 155,000), most homes in Residencial Cumbres list between 8 and 12 million pesos, and golf and canal residences in Puerto Cancún start at USD 1,000,000. Foreign buyers own through a bank trust (fideicomiso), and closing costs run 7 to 10% of the purchase price. Looking for a condo instead? See all real estate in Cancún.
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Homes for Sale in Cancún, Mexico
A house in a gated community in Cancún is listed from about USD 155,000 in the new communities of Huayacán to over USD 1,000,000 in Lagos del Sol, and golf and canal homes in Puerto Cancún start at USD 1,000,000. Most of Cancún’s houses are in the residential areas inland, not on the beach. The right one depends on how you want to live.
House prices in Cancún by area
| Area | What you find | Listed prices, October 2026 |
|---|---|---|
| Huayacán, entry level (Sayab, Valle Real, Jardines del Sur) | New 3-bedroom homes in gated communities | MXN 2.8 to 5.1 million (USD 155,000 to 285,000) |
| Arbolada | 3-bedroom homes on lots of about 120 m² | MXN 4 to 7 million (USD 220,000 to 385,000) |
| Aqua | 3 to 5 bedrooms on lots of 160 to 210 m² | MXN 5.5 to 8 million (USD 305,000 to 440,000) |
| Residencial Cumbres and Vía Cumbres | 3 to 5 bedrooms on lots of 220 to 650 m² | Mostly MXN 8 to 12 million (USD 445,000 to 665,000); large homes up to MXN 27 million |
| Lagos del Sol | 4-bedroom homes on lots of 315 to 840 m² | MXN 12.5 to 22 million (USD 695,000 to 1,210,000) |
| Puerto Cancún (Lagunas and golf) | Golf residences and canal-front homes | From USD 1,000,000; canal homes from USD 2,000,000 to over 5,000,000 |
Asking prices on Inmuebles24 and Vivanuncios on October 11, 2026, and our Puerto Cancún guide. Final prices are negotiated.
Can you buy a beach house in Cancún?
Not for USD 200,000, which is the most common expectation we hear. The beachfront in the Hotel Zone is condo towers, starting at about USD 800,000. Houses on the water in Cancún are canal homes in Puerto Cancún, from USD 2,000,000, and lots and villas farther north in Isla Blanca.
Where to live in Cancún depends on your lifestyle
Living in Lausana, Cancún Country Club, downtown, the Hotel Zone or Huayacán are very different lives. Families with school-age children often choose the gated communities of Huayacán, close to schools. Lausana and the airport corridor offer newer, larger homes. The Hotel Zone suits those who want the beach at their door, in a condo. Before we show you a single house, we ask how your family is made up, your ages and what your days look like.
Financing a house in Cancún
Many buyers pay cash. If you need financing, see our financing options for U.S. and Canadian buyers, and budget 7 to 10% of the price for closing costs.
How we work in Cancún
Our advisors live in Cancún and show homes across the city by appointment. As members of AMPI Cancún, we work with the city’s real estate network, so we show you more than our own listings. We represent buyers, not developers.
Frequently asked questions
How much does a house in Cancún cost?
In October 2026, gated-community homes are listed from about USD 155,000 in Huayacán to over USD 1,000,000 in Lagos del Sol and Puerto Cancún. Most family homes fall between USD 220,000 and 665,000.
Where do families live in Cancún?
Mostly in the gated communities of Huayacán, such as Arbolada, Aqua and Cumbres, close to schools and services.
Can I buy a beachfront house in Cancún?
Beachfront in Cancún is mostly condos. Waterfront houses are canal homes in Puerto Cancún, from USD 2,000,000.
Can foreigners buy a house in Cancún?
Yes. Cancún is in Mexico’s restricted zone, so foreign buyers purchase through a bank trust (fideicomiso), with full rights to use, rent and sell.
What are closing costs in Cancún?
Plan on 7 to 10% of the purchase price. We give you a written estimate before you sign an offer.
Talk to us
Call or text +1 954-799-4141 · WhatsApp +52 984 186 5453 · hola@playarealtors.co
Keep exploring: Condos for sale in Cancún · Cancún real estate guide · Best neighborhoods in Cancún · Puerto Cancún guide
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