Our Guide on Renting or Buying a Home in Mexico

Jump right in:

• Renting a house or apartment
• Renting in Mexico as a foreigner
• Rental process and rules
• Short-term rentals
• Buying a property as a foreigner
• Utilities
• Internet, cell phones & TV

Renting a house or apartment

With your moving date on the horizon, you’re likely wondering how to rent a house or apartment in Mexico.

Here’s some general advice to everyone in this situation: a good idea is to go for a short-term rental agreement at first, in case your new neighborhood is not what you expected, or it simply does not adjust to your needs.

There are different types of rental contracts depending on the length of your stay. Bear in mind that the longer the contract, the better deal you will get.

• Short-term contracts: Preferred by expats who just arrived and want to house-hunt calmly.
• Six-month contracts: Normally chosen by snowbird expats.
• Long-term contracts: Picked by those looking to settle down, usually with a minimum period of at least one year or longer.

Average rent in Mexico

If you’re wondering about the cost of housing in Mexico, the outlook is positive. Many expats find it affordable and accessible, which is reflected in Mexico’s strong performance in the 2025 InterNations Expat Insider survey. The country ranked 8th globally for housing, with more than half of expats sharing positive feedback. While prices can vary, especially in big cities like Mexico City, only a small portion of expats reported negative experiences compared to the global average.

Rent prices in Mexico vary according to different factors such as the neighborhood, access to public transport, and green areas. Whether the property is in a city, the countryside, or a beach town will also affect the rent price.

Some of the most expensive states are Guerrero, Mexico City, Nuevo León, Baja California, the State of Mexico, and Quintana Roo. These are either tourist destinations or major economic hubs. On the other hand, some of the most affordable states include Campeche, Chiapas, Durango, Zacatecas, and Tlaxcala.

The cost of renting in Mexico will, however, not only depend on the city or town where your new home is located, but also on the neighborhood, the size of the property, and the number of rooms, among other characteristics.

The following tables summarize the average monthly prices in three main Mexican cities:

Rent ranges for furnished apartments in Mexico City (2025)

Note: Data sourced from listings on Inmuebles24. The price ranges correspond to the lowest and highest rents found for each apartment type.

Average monthly rent by zone (alcaldía) in Mexico City (2025)

Note: Mexico City is composed of 16 boroughs (alcaldías or zones).

Rent range by furnished apartment type in Guadalajara (2025)

Note: Data sourced from listings on Inmuebles24. The price ranges correspond to the lowest and highest rents found for each apartment type.

Average monthly rent by neighborhood in Guadalajara (2025)

Note: Guadalajara is a single municipality and does not have internal administrative divisions like boroughs. For this reason, the table is organized by neighborhoods (colonias) to reflect differences in rental prices within the official limits of the city.

Rent range by furnished apartment type in Cancún (2025)

Note: Data sourced from listings on Inmuebles24 and other public rental platforms. The price ranges correspond to the lowest and highest rents found for each apartment type, based on furnished housing.

Average monthly rent by region in Cancún (2025)

Note: Cancún does not have internal administrative divisions like boroughs. For this reason, the table is organized by key neighborhoods and residential regions (supermanzanas) to reflect differences in rental prices across the city.

Renting in Mexico as a foreigner

Even if you’re planning on buying a property in Mexico, it’s more advisable to rent first. This is because it might take you some time to find your favorite place to live.

The process of renting is quite straightforward. While some landlords or agencies only ask for a deposit, others require a credit check or references. In Mexico, it’s also common for landlords to ask for someone to co-sign your lease, known as a fiador. This can be a bit tricky since that person needs to live and own property in Mexico. Another solution is to pay a higher deposit or ask your employer if they can represent you.

There are different channels that will help you find your ideal house or apartment. For short-term stays, platforms such as Airbnb or Booking.com are an efficient way of finding good, reliable accommodation while you look for a permanent place. There are, however, other websites like Vivanuncios, InMuebles24, MetrosCubicos, and Homie with classified adverts for longer rentals, which can give you a better idea about prices and neighborhoods.

Another way of renting a property is through real estate agencies. You can find them in every city in Mexico and they’ll be happy to help you. Know that agent’s fees and commissions are generally paid by the landlords in full, so you do not need to worry about that extra expense.

Finally, if you are already on site, you can walk or drive around your preferred neighborhood. You will find many “For rent” (Se renta) signs with a phone number or other contact information for contacting agencies or even the landlords themselves.

Rental process and rules

To avoid any problems in the future regarding your rental home, it’s very important that you’re aware of Mexican regulations on the subject. You also need to be mindful of properly reading and understanding your rental contract. Moreover, if you’re renting through a real estate agency, you can check if they are registered at the Asociación Mexicana de Profesionales Inmobiliarios (Mexican Association of Real Estate Professionals).

When both you and the landlord have agreed on an offer, you need to sign a contract or a rental agreement. This document doesn’t need to be notarized, but make sure it is reviewed by a lawyer in order to avoid violations of the laws. If you rent through an agency, this service is usually included.

Mexican laws protect tenants’ rights, but these vary from state to state. Therefore, it’s important that you understand those differences when you sign your contract. Here are some key points to help you understand the rights and obligations of both the landlords and tenants. So, before you sign, make sure all these points are clearly stipulated in your contract:

• The rent is paid on a monthly basis. To sign the contract, you are required to pay the current month and a deposit corresponding to one month’s rent. All extra fees or commissions for the real estate agency are usually paid by the landlord.
• After you end the contract, the landlord must return the deposit to you within 30 days. However, they are entitled to deduct part or all of it if there are damages when you leave the property. Also, make sure you get their authorization in case you do any remodeling, since that can also be considered as damage to the property.
• The landlord has the obligation to give you a property in livable conditions and take care of all the repairs and maintenance needed throughout the contract period. Make sure you inform the landlord as soon as a problem arises. It might be considered your responsibility if you leave it for too long.
• If by any chance the landlord loses the property in judicial declaration, the landlord must ensure the protection of the tenant and compensate when necessary.
• Neither the landlord nor the tenant have the obligation to renew the contract once the agreement is finished. However, if both of you have the intention to do so, it must be notified at least two months in advance.
• Regarding the periods of a contract, they are normally one-year long, although it depends on the specific agreement between the two parties. If there is no period stipulated, it can be terminated at any time with a 30-day notice.

Deposit

When you sign your contract, you’ll be asked to pay the first month’s rent as well as a deposit, which is usually equivalent to one month’s rent. Avoid paying cash. Use bank transfers instead. If you rent a newly furnished property, you should request a detailed inventory with descriptions and pictures attached to the contract.

In case there are pre-existing damages when you enter your new home, you’ll have 30 days to alert your landlord. Remember that if you fail to do so, or you damage anything in the property during the period of your rental agreement, the landlord will deduct a part of your deposit after you leave. Unless agreed differently, the landlord must return the deposit to you within 30 days after you leave. If you wish, you can also request a document that confirms the end of the obligations.

Requirements and documents for renting

The requirements and documents that the landlord will ask of you to rent a property will vary. However, the most common ones are the following:

• Proof of identity: You can use your passport or your ID card.
• Proof of residency: Documents issued by the Mexican authorities, if you are a foreigner (FMM form).
• Economic solvency: You need to prove that you can pay for the costs of living with a letter from the bank declaring your savings, or with your work contract and letter from your employer specifying your salary.
• Guarantor: Some estate agencies, or even private landlords, may check for your credit or ask for a fiador (guarantor). Some people ask their bosses to act as a guarantor.

Utilities bills payment

Utilities such as electricity, water, gas, phone services, and internet are usually paid by the tenant. You can pay them either online, at the bank, directly at the service provider’s office, or at some designated stores.

Short-term rentals

Average price

Short-term rentals are usually oriented for holiday getaways, so they tend to be a bit more expensive than long-term rentals. However, if you’re relocating, it’s a good idea to consider temporary rentals to give you enough time to look for the right place to live. The average price will depend on the part of the country where the property is located and the facilities it offers.

Short-term rentals: What documents do you need?

The documents required for renting apartments with a short-term lease are less thorough than if you were to rent for a longer period. Normally you will be required to have your ID or passport and a corresponding visa to remain in the country during your stay.

Short-term rentals: Things to know

Short-term rentals are much more frequent in beach destinations like Cancun or Los Cabos, as well as bigger cities and touristy towns such as Mexico City and San Miguel de Allende.

For short-term rentals, you can search websites like Airbnb, Realtor, Homefinder, or TripAdvisor, among many others. You can even inquire at real estate agencies.

Even though most short-term rentals seem aimed at holidaymakers, there are plenty of monthly furnished rentals for those moving to Mexico. This is especially ideal for expats who are leaving most of their belongings behind or prefer to bring them later.

Buying a property as a foreigner

Are you wondering how to buy a property in Mexico? Even though most expats initially rent, you may want to take a step further and buy a house or an apartment shortly after arriving. In the following section, we’ll provide you with a guide for buying a home in Mexico, which includes some important insights on the local housing market.

Many people rent properties for long periods of time, but there is always the risk of the owner deciding to take back the property. Sometimes this happens because the property owner wants to sell it or rent it to an acquaintance or family member. Also, you may want to invest in remodeling a home to meet your specific needs, but putting money into a property you don’t own is not the best solution. For these reasons, buying a home in Mexico is a good option to consider.

House prices in Mexico

One of the things that makes the idea of moving to Mexico attractive is its house prices. Even though recent years have seen an increase, the difference compared to the US and Europe is still significantly lower.

Prices vary in accordance to a wide range of factors. The most relevant ones are the location of the property, the infrastructure around it (e.g. subways, parks), the proximity to desirable elements (e.g. city center, schools) and, of course, the characteristics of the house itself.

Average housing price per state in Mexico (2025)

Price per square meter

|National Average|30,500 MXN|1,500 USD|

Apart from the house itself, you will need to pay the following fees and taxes.

• Agency fees: You negotiate the amount with them.
• Notary and lawyer’s fees: These are variable, but usually they are taxed at 16% VAT.
• Acquisition fees: Between 0.2% and 4.5%
• Registration fee: Between 0.02% and 1.8%
• Title insurance: Around 0.5%

Types of property

The types of properties in Mexico will vary considerably depending on whether you are in a large city, near the beach, or deep in the countryside. For instance, in bigger cities, it may be difficult to find large pieces of land and detached houses, so going for apartments or townhouses is a more convenient option.

Conversely, in the countryside, spacious places are much more common. And, if you want to live near the beach, there is a bigger offer of houses and apartments, many of them in residential hotels and holiday resorts.

Process & steps for buying a house in Mexico

Mexican law is quite flexible when it comes to selling properties to foreigners, but there are some geographical limitations. So, before buying any property, be aware of these restrictions.

Ejido

The first one has to do with a law passed in 1917, which declared all the communal land as ejido, which means that it could only be used for agriculture and worked by locals. When you buy a house, make sure it is not classified as ejido land.

Borders and coastlines

The second restriction is related to another law passed in 1973, which allows foreigners to buy properties anywhere in the country (with the exception of ejido lands), unless they are within 62 miles (100 km) from a border or within 31 miles (50 km) from the coastline.

Nonetheless, since 1993, foreigners are allowed to buy properties within those territories, just like any other Mexican citizen, as long as they have a trust agreement with a Mexican bank. This agreement is called fideicomiso, which has to be renewed every 50 years. It can be inherited.

Once you have decided where you want to buy, you can verify the restrictions and select a house. Below are the steps that you’ll need to follow.

1. Get a mortgage and/or a fideicomiso (if you’re planning to buy in a restricted area).
2. Consider getting a real estate agency or property advisor, this way you will be sure you follow the process correctly.
3. Make an offer.
4. If your offer is accepted, get a promissory agreement (promesa de contrato) together with the payment of a deposit. This way, both you and the seller will have time to arrange the paperwork for the contract.
5. Through a notary, write and sign a purchase/sales agreement or contract.
6. Close the deal and arrange the title transfer.
7. Pay the corresponding taxes.
8. Receive your new property.

Requirements to buy a property

When you buy a property in Mexico, make sure you hire a lawyer and do the process through a real estate agency, so that when you draw up the contract, you will find no unexpected surprises. That said, the requirements are not too complicated. Some of the most important things to consider are:

• getting a fideicomiso, if the property is in a restricted area
• getting a contract in English (the estate agency may help you with the translators)
• asking for the Régimen de Condominio (these are the community rules for an apartment or gated community — this will explain your rights, regulations, and obligations as an owner)

Buying a house in Mexico and citizenship

As a foreigner, you do not need any particular visa to buy property. Even a tourist visa will work. The good news is that if you buy a property, you’re automatically entitled to apply for a temporary resident visa.

While owning property may support your application, you must first be a temporary resident for four years before qualifying for a permanent resident visa. If you’re looking to get Mexican citizenship, you can apply for it after five years of permanent residency.

Utilities

Utility companies in Mexico are either state-owned or private providers. The next sections will give you an idea on how the system works and what options will work best for you.

Electricity

Two-thirds of the electricity in Mexico is provided by the state-owned Comisión Federal de Electricidad (CFE). However, if you wish to hire the service, your property must be no farther than 35 meters from a power pole.

There are different ways you can get a contract: by calling 071, visiting a CFE office, or doing it online. Bills are issued either monthly or every two months, depending on your location. The total cost will vary based on your usage and the city or neighborhood where you live.

Electricity rates in Mexico follow a tiered pricing system established by CFE:

• Basic consumption: 0.809 MXN (0.04 USD) per kilowatt-hour for the first 75 kWh
• Intermediate consumption: 0.976 MXN (0.05 USD) per kilowatt-hour for the next 100 kWh
• Excess consumption: 2.859 MXN (0.14 USD) per kilowatt-hour for any usage beyond that

This means the more electricity you use, the more expensive it becomes per kilowatt-hour.

Billing is based on your electricity consumption and may be recorded either manually or through a digital meter, depending on the system available in your area. You can pay your bill in several ways: at CFE offices, at authorized stores like OXXO, 7-Eleven, Walmart, or through banks and their apps. You can also pay online using the CFEContigo mobile app or through the official CFE website. You have 10 days to complete the payment before your service is suspended.

Gas

Gas is provided by private companies in Mexico. The most common systems are by cylinders or stationary gas tanks. To replace or refill your cylinder or tank, look for the trucks that drive around the city and announce their presence with a particular bell or via loudspeaker. This happens daily. The price of the gas, which is set by the government, is displayed on the side of the trucks. Take into account that a small cylinder lasts around two to three weeks. Some properties in bigger cities also have direct gas supplies.

For reference, the Regulatory Energy Commission (CRE) reported that, in 2025, the price of LP gas in Mexico City was 19.71 MXN (0.99 USD) per kilogram.

Water

In Mexico, water is administrated by each municipio (municipality). How water is supplied to your property depends on the area. In urban areas, the most common one is via mains-fed water. In more rural areas, it’s common to have a communal water feed from local springs or water wells connected to your house. When you rent a property, ask for the providers in your area.

Water is usually billed every two months and charged based on consumption in cubic meters (m³). One cubic meter equals 1,000 liters. The price per m³ depends on your consumption level and the local water authority.

For example, in Mexico City, the estimated residential rates for 2025 are:

• 0–15 m³: around 6.00 MXN (0.30 USD) per m³
• 16–30 m³: around 10.00 MXN (0.50 USD) per m³
• over 30 m³: around 16.00 MXN (0.80 USD) per m³

Required documents

If you rent a property, the services may be hired by the landlord, especially if it’s not a long-term deal. Otherwise, take into consideration that you may be asked for the following documents:

• ID card or passport
• rental contract to prove that you are the tenant (if you own the house, you’ll have to show the deed of ownership)
• for gas services, you might be required to register in order to get cylinders

Internet, cell phones & TV

One of the first things to get sorted as soon as you arrive in Mexico is your cell phone and internet. As an expat, this allows you to keep in touch with work, friends, and family. Luckily, Mexico has one of the best telecommunication networks in Latin America, reaching even most of its rural areas.

How to get a SIM card

Mexico’s main mobile networks are Telcel, AT&T, and Movistar, plus a few smaller ones that add extra competition. Since prices and coverage can differ by region, take a moment to compare plans and pick the one that works best for you once you’re here.

Other companies to explore are:

• Unefon
• Virgin Mobile
• Simplii
• Freedompop
• Flash Mobile

Most of the companies include in their plans unlimited calls and messages to Mexico, the US, and Canada.

Once you have selected your phone company, make sure your current smartphone is unblocked to the specific network. If you prefer to renew it, phone companies also offer new smartphones with or without a plan.

There are normally 2 modalities: pay-as-you-go (prepago) and plans (planes).

If you choose the pay-as-you-go modality, you can visit any cell phone store and buy your chosen provider’s SIM card there. If you just buy the chip, it costs around 60 MXN (3 USD), However, most providers offer prepaid packages with calls, messages, and mobile data starting at 200 MXN (10 USD) for 30 days.

If you prefer to get a plan instead, you can do it directly at the provider’s website. Prices for plans vary significantly depending on their characteristics. The plan you choose can include a smartphone. You can buy different gigabyte amounts for data, and minutes for calls and messages. Some plans also include data especially for social networks. You can get a monthly bill at the end of each month or pay in advance. The documents they will require are:

• form of identification: passport or ID card
• proof of address: lease, utility bills, or bank statement issued within the past 3 months
• email address
• deposit (this depends on the company)

How to watch your home country’s TV in Mexico

If you want to stay connected to your home country, television can be a good option. It can also smooth the cultural shock and help you transition to your new Mexican life by keeping you updated with sports, politics, and breaking news. In Mexico, there are several options to watch international television: cable, satellite, and internet-streaming TV.

Local cable companies also offer internet services and land-line telephone. Some of the most important ones are:

• Izzi Telecom
• Megacable
• Totalplay

Plans can cost between 600 MXN (30 USD) and 1600 MXN (80 USD).

Satellite TV normally offers a wider range of international channels.

Two of the biggest companies in Mexico are:

• SKY México
• Dish México

Plans cost from 200 MXN (10 USD) up to 1000 MXN (50 USD).

Finally, some of the streaming platforms operating in Mexico are:

• Apple TV
• Amazon Fire TV
• ROKU

Another option, if you prefer to watch your favorite channels directly from their websites, is to pay for a VPN.

Television in Mexico

In addition to cable and satellite television, Mexico offers free-to-air broadcast TV. The two main national networks are Televisa and TV Azteca, which dominate the open-air market. Their programming includes news, entertainment shows, telenovelas, sports, and reality TV. There are also public channels, such as Canal 11 and Canal 22, which focus on educational and cultural content.