Cancun
Cancún real estate
Condos, homes and land for sale in Cancún
Cancún is the gateway to the Mexican Caribbean, a full city with an international airport, hospitals, schools and a 22 km beachfront Hotel Zone. It suits buyers who want the beach with big-city services and direct flights within minutes.
Cancún real estate ranges from beachfront condos in the Hotel Zone to marina residences in Puerto Cancún, family homes in gated communities downtown and new beachfront towers in Costa Mujeres to the north. Prices, HOA fees and lifestyle change a lot from one zone to the next, so start by choosing the part of Cancún that fits how you will use the property. The current listings are just below this guide.
Read more about buying in CancúnShow less
Area by area
What each part of Cancún offers
Zona Hotelera
Beachfront condos · lagoon views
The strip between the Caribbean and the Nichupté Lagoon, home to most of Cancún's beachfront condos, from 1980s towers to new projects, close to restaurants and marinas.
Hotel Zone guide →
Puerto Cancún
Marina · golf · towers
A master-planned district between downtown and the Hotel Zone, with a marina, golf course, beachfront towers and a mall. One of the most requested areas for full-time living.
Puerto Cancún guide →
Costa Mujeres
New beachfront · resort area
North of the city, a newer coastline of beachfront condos and resorts with calm water and lower density, about 30 minutes from the airport.
Costa Mujeres guide →
Marina District
Marina residences · boating
Residences around Cancún's marinas for buyers who boat and want water access close to the city.
Marina District guide →
Isla Blanca
Untouched coast · lots · villas
A narrow strip of land north of Costa Mujeres, between the sea and a lagoon. Low density, limited services and a very different pace from the city.
Isla Blanca guide →What you can buy
Property types in Cancún
Beachfront condos. Mostly in the Hotel Zone, Puerto Cancún and Costa Mujeres. Building age, HOA fees and the reserve fund vary widely between towers. Compare beachfront prices from Cancún to Tulum →
Houses in gated communities. Family homes downtown and in residential developments, close to schools, hospitals and shopping.
Land and lots. Residential lots in gated communities and larger parcels to the north. Confirm zoning, services and title before you commit.
Pre-sale projects. Cancún has many new towers. Pre-sales can offer good entry prices, and they need an independent lawyer and a close look at the developer's delivery record.
Before you buy
What we check on every Cancún property
Cancún is a large, active market with very different products in each zone, which makes careful comparison the part of the purchase that protects you most.
- Title and permits. A clean title chain registered in the Public Registry, and construction permits for newer buildings.
- Beachfront and lagoon rules. For properties on the sand or the lagoon, the federal maritime zone concession and environmental restrictions.
- Building and HOA health. Maintenance fees, reserve fund, pending special assessments and the real condition of the structure, especially in older towers.
- Price against the market. An independent valuation against real comparables in the same zone and building type.
- Total cost to close. Plan for closing costs of 7 to 10% of the purchase price on top of the price itself.
Buyer representation
Buying in Cancún with someone on your side
We don’t represent developers, so when you buy in Cancún with Playa Realtors the only interest at the table is yours. We work from our offices in Playa del Carmen and Tulum and cover Cancún in person.
Call or text from the US and Canada: +1 954-799-4141 · WhatsApp +52 984 186 5453 · [email protected]
Questions buyers ask
Cancún real estate FAQ
Which is the best area of Cancún to buy in?
It depends on how you will use the property. The Hotel Zone suits beach lovers, Puerto Cancún suits full-time living with services nearby, and Costa Mujeres suits buyers looking for newer beachfront with lower density.
Is Cancún good for living full time?
Yes. Cancún has hospitals, international schools, large supermarkets and the region's main airport, which makes it the most complete city in the Riviera Maya for daily life.
How much are closing costs when buying in Cancún?
Plan for 7 to 10% of the purchase price, covering acquisition tax, notary fees and registration. The exact figure depends on the property and the price, and we give you a written estimate before you sign an offer.
Can I buy beachfront property in Cancún as a foreigner?
Yes. Foreign buyers purchase beachfront condos in Cancún regularly. We walk you through the process and the documents step by step in a consultation.
Costa Mujeres
Isla Blanca
