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Cancun Luxury Real Estate for Sale
Branded and beachfront residences in Puerto Cancun, the hotel zone and Costa Mujeres, fifteen to twenty five minutes from the busiest international airport in Mexico. We sell the top of this market and nothing else in the city.
Cancun
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Cancun luxury real estate is a different market from Tulum, and buyers who look at both usually want opposite things. Cancun is a full size city with the busiest international airport in Mexico attached to it. What we sell there is narrow and worth stating plainly: residences at the luxury end, most of them already built, from $500,000 USD upward. We do not list Cancun's ordinary residential market.
Where the stock is
Three districts. Puerto Cancun, the gated marina and golf district on the lagoon side: the SLS residences, Al Mare, Distrito Zen, and canal front homes with private docks. The Zona Hotelera, the barrier island along Boulevard Kukulcan, where the beachfront towers are: Lahia, Emerald, Las Olas, Kaana, the new Mondrian residences, and a few beachfront houses. And Costa Mujeres, north of the city, where the St. Regis and SHA residences sit on the beach.
Puerto Cancun
Puerto Cancun is where the marina and golf stock sits, and it is worth understanding why. It is a gated master planned district on the lagoon side between the hotel zone and downtown, built around a working marina, an eighteen hole golf course and a canal system that a good number of the residences look onto.
Inside the gate there is a shopping center, restaurants along the marina, a beach club, jogging and cycling paths through mangrove, and security at the entrances. Outside it, you are five minutes from Avenida Bonampak and the downtown restaurants, and around fifteen from Cancun International Airport.
That airport is the practical argument for Cancun over anywhere else on this coast. It runs direct flights to most major North American cities and a long list of European and South American ones, year round, several times a day. For an owner who wants to arrive on a Friday evening and be at the property by seven, nothing else here competes.
The rest of the city
The Zona Hotelera is the barrier island, fourteen miles of hotels, condominiums and beach clubs along Boulevard Kukulcan, with the Caribbean on one side and the Nichupte lagoon on the other. Residential stock there is older and denser than Puerto Cancun and it trades on the beach rather than on the amenities.
Cumbres and the northern residential colonias are where the city actually lives: gated subdivisions, schools, supermarkets, and family houses at a fraction of the coastal price.
What is for sale
Branded towers and beachfront apartments above all, then golf, canal and lake front houses, and most of it is finished. The off plan stock is Mondrian's residences in the Hotel Zone, and Al Mare, Distrito Zen and SLS Ocean Beach in Puerto Cancun. Three bedrooms is the most common layout. The entry is a two bedroom in the hotel zone at $529,000 USD or a house with a private pool in Cumbres at $500,000 USD; the top is a six bedroom beachfront villa with a private dock at $15,000,000 USD. The dated figures are under Rental and market data below.
Most of the book is branded: SLS across the beach, marina and harbour buildings in Puerto Cancun, St. Regis and SHA in Costa Mujeres, Mondrian in the hotel zone, with Lahia, Emerald and Las Olas on the hotel zone beach beside them.
Who it suits
Owners who fly in often and want the journey to be short. Buyers who want branded residence services, a concierge and a managed building rather than a villa they have to run. And rental owners who want the year round occupancy that comes with an airport doing this volume.
It suits families too, more than Tulum does. International schools, hospitals and everything else a household needs are established here and have been for decades.
What to watch
Cancun is a city, with city traffic and city density. If you came to the Riviera Maya for jungle and quiet, Puerto Cancun will feel like a nice apartment in a nice district rather than an escape.
Some of what is for sale here is still being built. Confirm the delivery date in writing and ask what stands on the site today before you value an off plan residence against a finished one two towers along.
Buying inside a branded or serviced building means maintenance fees, and they are not small at this level. Ask for the current monthly figure in writing, ask what it covers and ask how it has moved over the last three years.
Coastal ownership within fifty kilometres of the shoreline means the fideicomiso, a bank trust that gives foreign buyers full ownership rights. It is routine, it is well understood here, and your notario, the government appointed lawyer who acts as the legal authority on the transaction, will handle it.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Quick facts
Beach
On the sand in the Hotel Zone and Costa Mujeres; Puerto Cancun has its own beachfront towers and beach club
Town centre
Downtown Cancun about 10 minutes from Puerto Cancun by car
Condo prices
$525,750 to $8,823,529 USD asking, median $1,525,000
Lot prices
Residences are the focus here; ask us about land and we will tell you what is available
Land tenure
Private titled land, condominium regime in the towers; foreign buyers hold through a fideicomiso
HOA fees
Set building by building, and substantial in the serviced towers; ask us for the current figure in writing
Short-term rentals
Set by each building; several Puerto Cancun condominiums bar stays under 30 nights; state registration and lodging tax apply
Infrastructure
Municipal grid: paved roads, piped water, drainage, electricity, fiber; private roads and 24 hour security inside Puerto Cancun
Who this area suits
This page is written for buyers at the top of the Cancun market, spending from about $500,000 USD, and it suits three kinds of owner best.
The first wants Puerto Cancun: a gated marina and golf district at the northern end of the Hotel Zone, with an 18 hole Tom Weiskopf course, a working marina, canal front homes with their own docks and boat lifts, a beach club and the Marina Town Center inside the gate. Boat owners, golfers and families who want a secure, planned neighborhood ten minutes from downtown belong here.
The second wants the beach itself. The Hotel Zone towers and the Costa Mujeres residences sit on the sand, and the branded buildings among them run concierge, housekeeping and security for owners who come for a few weeks at a time.
The third wants a short journey. Most of what is on this page is ten to twenty minutes from Cancun International, which matters to an owner who flies in eight times a year.
It is the wrong page for a first apartment downtown, or for a family house under $500,000 USD in the city's residential neighborhoods: that is a different market from the one we work in here. A buyer who wants the beach for less should look at Puerto Morelos, twenty minutes south of the airport, where finished beachfront apartments start around $250,000 USD. And anyone who wants jungle, low rise streets and quiet will find Cancun the opposite.
Deciding between Cancun and Tulum? Our Tulum vs Cancun guide sets the two side by side, including what the price per square foot does and does not tell you.
Rental and market data
Data as of October 2026. Asking figures are from our own live listings on 5 October 2026, across 81 properties in Puerto Cancun, the Hotel Zone, Costa Mujeres and the gated communities inland. Fifty six of them are finished.
Median asking price $1,804,772 USD across all types, from $500,000 USD to $15,000,000 USD. Condos $1,525,000 (64 listings), houses $2,300,000 (13 with a published price), beachfront $2,970,000 (33).
Asking price per square foot, built about $658 USD, or about $7,100 per m², across the 31 finished residences here that carry a built size. Part of Puerto Cancun's stock sits back from the sand, on the marina, the golf course or the canals, so compare like with like before reading much into that spread.
Short term rental. We do not print a rental figure for this page. The trackers publish city wide averages across very different stock, and at this level the numbers that matter belong to the building: its bylaws, and its rental program or rental pool where it runs one. Ask us for both on any residence here.
These are asking prices. They are not closed transactions and they are not comparables.
Where it is
Nearby areas
Puerto Morelos, twenty minutes south of the airport: a low rise fishing town with a reef a few hundred meters offshore, and finished beachfront apartments from about $250,000 USD.
Isla Mujeres, twenty minutes by ferry: a seven kilometer island with a sheltered west coast facing Cancun, small buildings by design, and almost everything on the water.
Playa del Carmen, about 45 minutes south of the airport: a working city on the beach with the widest spread of property types we carry, at a lower price per foot than the Cancun coast.
Cancun
The draw
- Fifteen minutes from the busiest international airport in Mexico
- Branded beachfront towers, a gated marina district with golf, Costa Mujeres
- Branded residences with concierge and management
What you get
- Branded, beachfront and marina residences, most already finished
- From $500,000 USD to $15,000,000 USD asking
- Puerto Cancun, the hotel zone beach and Costa Mujeres
On the doorstep
- A working marina and eighteen hole golf course
- Marina restaurants, shopping and a beach club
- Mangrove jogging and cycling paths
Getting around
- Cancun International about 15 minutes
- Playa del Carmen about 50 minutes
- Direct flights across North America and Europe
SLS Harbour Beach | 3 Bedroom 14th Floor Residence in Puerto Cancún
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What is the difference between Puerto Cancun, the Hotel Zone and Costa Mujeres?
Puerto Cancun is a gated, master planned district at the northern end of the Hotel Zone, between downtown and the sea, built around a marina, an 18 hole golf course and a system of canals. Its beachfront towers stand on the Caribbean edge and its golf and canal front houses sit inside. The Hotel Zone is the barrier island along Boulevard Kukulcan, with the Caribbean on one side and the Nichupte lagoon on the other: residential towers on the beach and a few gated enclaves of houses, trading on the sand rather than on amenities. Costa Mujeres lies north of the city, across the water from Isla Mujeres, where resort branded residences such as the St. Regis and SHA sit on the beach. Put simply: Puerto Cancun for a neighborhood with a marina and a golf course, the Hotel Zone for a tower on the beach, Costa Mujeres for a resort residence away from the city.
Is Puerto Cancun a gated community?
Yes. Access is controlled at the gates with security around the clock, and several of the residential clusters inside have their own gate and patrols as well. Inside are the Tom Weiskopf golf course, 18 holes and par 72, the marina, a beach club, the Marina Town Center with more than a hundred shops, a cinema and restaurants along the water, and paths through the protected mangrove. Each building or cluster is its own condominium regime with its own rules and its own fee, so ask which one a property sits in: the Puerto Cancun address alone does not tell you.
How far is Puerto Cancun from Cancun airport?
About twenty minutes by car. The Hotel Zone towers run from about ten minutes at the southern end, beside Punta Nizuc, to about twenty at the northern end; Costa Mujeres is about twenty; and Lagos del Sol, the gated lake community in the south of the city, is about five. Cancun International runs direct flights to most major North American cities year round, and for an owner who visits often that is the practical case for Cancun over anywhere further down the coast.
Can a foreigner own beachfront property in Cancun?
Yes, through a fideicomiso, a bank trust that gives foreign buyers full ownership rights. Mexican law does not let a foreigner hold direct title within 50 kilometers of the coast, so a Mexican bank holds the title in trust and you are the beneficiary: you can live in the property, rent it, renovate it, sell it and leave it to your heirs. The trust runs for 50 years and is renewable. All of Cancun is inside that coastal zone, so this applies to everything on this page. The purchase is completed before a notario, a government appointed notary who acts as the legal authority on the transaction, not a US style notary. This is general information rather than legal or tax advice; confirm the details with the notario on your purchase and with your own tax advisor.
What are maintenance fees like in Cancun's branded residences?
Higher than most buyers expect, and they vary more than anything else on this page. Every building is its own condominium regime and sets its own fee, and a branded or serviced tower adds hotel style services on top. At Mondrian Residences, for example, valet, 24 hour reception and concierge, security and building management are included in the service fee, while housekeeping, laundry and a private chef are paid for as they are used. A house in one of Puerto Cancun's gated clusters pays that cluster's maintenance quota. We do not print a range, because a range would hide the spread. Ask us for the current monthly figure in writing, what it covers, and how it has moved over the last three years.
Can I rent out a residence in Puerto Cancun or the Hotel Zone?
It depends on the building rather than the district. Every condominium sets its own rules in its reglamento: several of Puerto Cancun's condominium buildings do not allow stays shorter than 30 nights, while some branded residences run a rental program or a rental pool for owners who want the residence let while they are away, as SHA Residences does in Costa Mujeres. Read the reglamento before you make an offer, and ask us for it on any building on this page. Running a short term rental in Quintana Roo also means registering with the state tourism registry, charging the state lodging tax and paying 16% IVA on furnished short stays, which a property manager normally handles. This is general information rather than tax advice.
Frequently Asked Questions
Find answers to the most common questions about our properties, services, and buying process. If you need more help, feel free to reach out to us
Yes. Foreigners can own property in Mexico via a “fideicomiso”: a trust with a Mexican bank facilitated by a notary. The bank acts as a trustee and follows instructions from the property owner. Via this arrangement, foreigners can have all rights to use, occupy, lease, build, improve, and sell their property. On average, it takes 60 to 90 days to complete a property purchase. Tulum Land & Property works closely with a trusted team of lawyers and notaries who ensure that all legal processes proceed smoothly. Another way of owning property in Mexico is by creating a Mexican corporation. This is recommended when investors plan to own several properties.
Most pre-construction properties require a refundable deposit of $5,000 USD to secure the unit. Our properties are in high demand so this deposit secures the unit while contracts are drafted. Typically buyers make a down payment of 30% but larger down payments lead to larger discounts. The rest of the payments are made according to negotiable payment plans spreading the cost over the construction time, allowing investors to enjoy better liquidity before delivery.
It depends on the property, the street, how it is furnished and how it is run, so we do not quote a single return figure for any market. Where we hold published short term rental data for an area, such as AirDNA's occupancy and nightly rate figures, it appears in the market data on that area's page, attributed to its source. Where a seller or developer supplies figures for a specific home, we tell you whose figures they are and suggest you verify them independently.
For foreigners investing in Mexico, the best way to obtain finance is to do so at home. In the US, you may take a Home Equity Loan or Home Equity Line of Credit (click here). Many pre-construction developments also offer payment plans that spread the cost over the construction period. Financing in Mexico is typically 8% to 9% plus fees and involves a lengthy process.
Closing costs are typically 7% of the property value. This includes the acquisition tax, recordation fee, certificate of no liens, municipal appraisal, legal and closing fees, and public notary fees. The yearly property tax in Mexico is typically 0.1% of the property value. HOA fees typically start from $2.5 USD per square meter per month depending on the amenities included. The cost of furniture and appliances must also be considered in your budget. Our team of experts can help you understand these costs, schedule a call with us to get started (click here).
To ensure a property has a clear title, conduct a title search through a reputable notary or legal professional. This process verifies that the seller has legal ownership and that there are no liens or encumbrances on the property. Working with experienced local professionals can help navigate this process.
Our markets are generally safe places to visit and to live. On Numbeo, whose crime index is built from residents' and visitors' own reports, Tulum currently scores lower than many large US cities, Miami among them. Like any busy tourist destination the region has occasional serious incidents, and these rarely involve visitors or residents going about their day. The usual travel precautions apply, as they would anywhere popular with visitors, and forums for first time travellers to Mexico carry plenty of practical advice on avoiding scams and petty theft.
Many of the condos and villas we sell come with amenities, depending on the location. Usual amenities include: pool, spa, rooftop, fitness and yoga centre, co-working space, etc.
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Puerto Morelos, twenty minutes south of the airport: a low rise fishing town with a reef a few hundred meters offshore, and finished beachfront apartments from about $250,000 USD.
Isla Mujeres, twenty minutes by ferry: a seven kilometer island with a sheltered west coast facing Cancun, small buildings by design, and almost everything on the water.
Playa del Carmen, about 45 minutes south of the airport: a working city on the beach with the widest spread of property types we carry, at a lower price per foot than the Cancun coast.