Mexico property markets, area by area
Mexico is not one property market. A condo in Playa del Carmen and a villa in San José del Cabo answer different questions, carry different carrying costs, and are governed by different municipal rental rules, even though both are bought through the same bank trust.
These area pages work at the level where the decision is actually made: which colonia, which side of the highway, which building age. Entry prices, realistic net yields after HOA and management, the local short-term rental position, and what tends to go wrong.
Grouped by the market a buyer shops in rather than by state, because the Vallarta corridor spans two states and nobody shops it as two places.
33 pages across 5 sections. Last updated October 5, 2026.
Riviera Maya and Quintana Roo
One corridor, very different micro-markets. Playa trades on rental depth, Tulum on brand, and the colonias behind both trade on nothing at all if the permits are wrong.
-
Akumal Akumal property investment, Riviera Maya turtle bay, family condos $300K-800K, net yields 3.5-5%, quiet snorkeling, and established expat community. -
Bacalar Bacalar lagoon real estate investment, Lake of Seven Colors, $150K-500K eco-properties, emerging market, patient capital required, honest 2026 analysis. -
Cancún Homes and condos for sale in Cancun by zone, indicative price bands for Puerto Cancun, Huayacan and the Hotel Zone, and how foreigners take title. -
Cozumel Homes and condos for sale on Cozumel, indicative price bands by zone, and what island logistics do to building costs and to the rental calendar. -
Playa del Carmen Condos and homes for sale in Playa del Carmen by zone, indicative price bands from Centro to Playacar, and the short-term rental rules that decide yield. -
Puerto Aventuras Puerto Aventuras marina condo and villa investment, $280K-700K, gated security, dolphin sanctuary, 3.8-4.6% net yields, family buyer profile, 2026. -
Puerto Morelos Puerto Morelos property guide, between Cancún and Playa, 1BR prices from $200K, net yields, STR limits, reef town character, and investor fit. -
Tulum Condos and homes for sale in Tulum by zone, indicative price bands for Aldea Zama, La Veleta and Region 15, and what the supply wave did to resale.
Los Cabos and Baja California Sur
Dollarised, thin at the bottom and deep at the top. Hurricane exposure and HOA reserves matter more here than anywhere else on this list.
Puerto Vallarta and Riviera Nayarit
Walkable old town at one end, master-planned resort at the other, and a state line in the middle that changes the rental rules.
-
Bucerias Bucerias property investment, Nayarit golden zone, condos $200K-800K, net STR yields 3.5-4.5%, better value than Punta de Mita, 20 min from PVR. -
Nuevo Vallarta Nuevo Vallarta area guide, Nayarit resort zone, marina, golf, 1BR $350K-550K, net yields, and 2026 investor snapshot north of Banderas Bay. -
Puerto Vallarta Puerto Vallarta real estate market: 1BR condos $280K-450K, 4-5% net yield in Zona Romantica, price bands by neighbourhood, fideicomiso title for foreigners. -
Punta de Mita Punta de Mita luxury property, gated resort condos $1.6M-4.5M, branded residences from $5M, net yields 3-5%, Four Seasons, ultra-exclusive. -
Sayulita Sayulita property investment, bohemian surf town, casa prices $400K-800K, rental yields 3-5%, ejido risks, and Nayarit coast investment snapshot.
Yucatán and the Gulf
Colonial inventory and lagoon towns. Outside the restricted zone in places, which changes the ownership structure entirely.
Other areas
Markets outside the main foreign-buyer corridors.
-
Chelem and Progreso Beach homes for sale on the Yucatan Gulf coast at Chelem and Progreso, indicative price bands, and what salt air and the nortes do to a house. -
Cuernavaca Homes for sale in Cuernavaca by colonia, indicative price bands, direct title inland, and what a weekend-house market means for a foreign buyer. -
Ensenada Homes for sale in Ensenada and along Todos Santos Bay, indicative price bands, the wine country hinterland, and the title checks this coast demands. -
Guanajuato Homes for sale in Guanajuato city, indicative price bands by callejon and colonia, direct title outside the restricted zone, and the parking problem. -
Huatulco Homes and condos for sale in Huatulco, Oaxaca, indicative price bands by bay, and what a planned low-rise resort town means for supply and resale. -
Lake Chapala and Ajijic Homes for sale around Lake Chapala and Ajijic, indicative price bands by village, direct title with no bank trust, and the water questions buyers must ask. -
Los Cabos Homes and condos for sale across Cabo San Lucas, San Jose del Cabo and the Corridor, with indicative price bands, water supply and hurricane cost. -
Manzanillo Homes and condos for sale in Manzanillo, Colima, indicative price bands by bay, and what living beside Mexico's busiest container port actually means. -
Mexico City Homes and apartments for sale across Roma, Condesa, Polanco, Napoles and Del Valle, with indicative price bands and the seismic question buyers must ask. -
Monterrey Homes for sale in Monterrey and San Pedro, indicative price bands by municipality, direct title inland, and the corporate tenant base behind rents. -
Puebla Homes for sale in Puebla by district, indicative price bands, direct title inland, and what the automotive economy and the 2017 quake mean for buyers. -
Puerto Penasco Condos and homes for sale in Puerto Penasco, known as Rocky Point, with indicative price bands, the Arizona drive, and the tide that shapes the beach. -
Rosarito Homes and condos for sale in Rosarito, Baja California, indicative price bands by stretch of coast, the ejido title question, and the border commute. -
San Carlos, Sonora Homes and condos for sale in San Carlos, Sonora, indicative price bands, the marina and diving economy, and what the drive from Arizona actually involves. -
San Felipe Homes for sale in San Felipe, Baja California, indicative price bands, the Mexicali drive, the extreme tide, and the title checks this coast requires. -
San Pancho Homes for sale in San Pancho, Riviera Nayarit, indicative price bands by zone, the Sayulita comparison, and what the river and jungle mean for a plot. -
Tijuana Homes and condos for sale in Tijuana by district, indicative price bands, the cross-border commute, and why this is a rental market rather than a resort. -
Zihuatanejo Homes for sale in Zihuatanejo and Ixtapa, indicative price bands by bay and neighbourhood, and how the fishing town differs from the planned resort strip.
Get a vetted Mexico shortlist
Tell us the budget and the market. We reply within one business day with three to five options and the net yield maths behind each one.
Frequently Asked Questions
Playa del Carmen and the Riviera Maya corridor generally produce the strongest net short-term rental yields for foreign owners, because rental demand is deep and year-round rather than peak-only. Net figures after HOA, 25 to 35 per cent management, lodging tax and vacancy typically land in the 3 to 5 per cent range, well below the gross numbers on developer decks.
Substantially. Quintana Roo requires state tourism registration and a municipal operating licence, and charges a lodging tax on top of federal income tax. Baja California Sur and the Jalisco–Nayarit corridor each run their own regime. A permit position that is fine in Playa del Carmen means nothing in Cabo.
Anywhere more than 50 km from a coastline and 100 km from a land border, which on this site means the inland markets. There a foreigner takes direct title in their own name with no fideicomiso, no bank trust fee, and no SRE permit.