The Ultimate Guide to Finding Housing in Mexico

Finding housing in Mexico requires using platforms like Inmuebles24.com, Vivanuncios.com.mx, city-specific Facebook groups, and walking neighborhoods for "Se Renta" signs, avoiding expensive Airbnb tourist traps. Rental prices are negotiable (expect to haggle 10-20%), deposits typically run 1-2 months rent, and timing matters with best prices May-November outside peak tourist season.

Where to Look for Housing

Airbnb, short-term rentals, and tourist websites are expensive and temporary. Real expats use these platforms:

Inmuebles24.com - Mexico's largest rental portal. Most comprehensive listings, though requires patience filtering tourist traps and scams.

Vivanuncios.com.mx - Classified ads site with extensive housing inventory.

Facebook Groups - City-specific expat groups are goldmines. Search "[City Name] Housing" or "[City Name] Apartments for Expats." Landlords increasingly advertise on Facebook.

Local Real Estate Agencies - Worth contacting in your target neighborhood. They know available units before they hit online platforms.

Walk the Neighborhood - Many rentals never appear online. Walking around and looking for "Se Renta" signs often yields better deals than internet searching.

Timing and Seasonality

Housing prices spike during tourist season (December-April). Expats looking for long-term rentals find better prices May-November. The least competitive time is September-October when many tourists leave and inventory is still available.

Rental Prices by City

Mexico City - Luxury apartments in Roma/Condesa: $1,200-$2,000/month. Mid-range: $600-$1,000. Budget neighborhoods: $400-$600.

Playa del Carmen - High demand, tourist premium. Studio apartments: $800-$1,500. One-bedroom: $1,000-$2,000.

Merida - Colonial homes: $500-$1,000/month. Modern apartments: $600-$1,200. One of Mexico's most affordable cities.

Puerto Vallarta - Beach town prices. One-bedroom: $700-$1,500 depending on proximity to beach and tourist areas.

The Negotiation Process

In Mexico, rental prices are negotiable. Most landlords expect haggling. If a listing shows $1,000/month, offer $800 and settle around $900. Long-term rentals (6+ months) are more negotiable than short-term.

Negotiate these elements: monthly rent, deposit amount, utilities included, lease length, pet policies, and maintenance responsibilities.

Deposits and Guarantees

Standard deposit in Mexico is 1-2 months' rent, held by the landlord. Some landlords request additional guarantees or require a local co-signer. As a foreigner, you may face requests for larger deposits or letters of credit.

Negotiate deposit to 1 month if possible. Get written agreement on how and when deposits are returned. Many landlords withhold deposits for "damages" if not detailed beforehand.

Understanding the Lease

Mexican rental contracts (contratos de arrendamiento) are legally binding. Key points:

Lease Duration: Typically 1-2 years. Some allow 6-month terms, usually at premium prices.

Renewal Terms: Contracts often include automatic renewal clauses. Specify termination procedures clearly.

Rent Increases: Mexican law allows landlords to increase rent annually. Most increases are 3-5%. Get this specified in writing.

Utilities: Clarify which utilities are included. Separate meters mean you pay directly to providers. Combined meters mean you pay landlord who bills you.

Utilities and Additional Costs

Electricity (CFE): Highly variable by season and usage. Budget $50-$150/month for moderate use in Mexico City.

Water: Often included in rent or costs $20-$50/month when separate.

Internet: Infinitum (Telmex), Izzi, or Totalplay. Prices: $40-$80/month for decent speeds.

Building Expenses: Condos charge "mantenimiento" (maintenance fees). Common: $100-$300/month.

Propina (Tip): Many landlords expect annual propina (holiday tip) of 5-10% of monthly rent. Negotiate this explicitly.

Best Neighborhoods for Expats

Mexico City: Roma Norte (trendy, expensive), Condesa (similar to Roma), Juárez (affordable, walkable), Coyoacán (artsy, bohemian), San Ángel (upscale).

Playa del Carmen: Zona Hotelera (expensive, tourist), Playacar (secure, upscale), Downtown Playa (more local feel).

Merida: Centro Histórico (colonial, walkable), Paseo de Montejo (upscale), San Sebastián (local neighborhood).

Red Flags in Rentals

No Written Contract: Never rent without a signed agreement, even if the landlord seems trustworthy.

Landlord Demands Upfront Cash Only: Use bank transfers. Cash leaves no paper trail if disputes arise.

Prices Too Good to Be True: Luxury apartments at bargain prices often indicate scams. Verify by contacting neighbors.

Utilities Not Specified: Get exact utility terms in writing. Ambiguous agreements lead to disputes.

Landlord Unavailable for Inspections: If you can't verify the apartment before signing, walk away.

Inspection Checklist

Before signing, document everything:

Water pressure and hot water function. Electrical outlets work. All appliances function (stove, refrigerator, AC). Plumbing fixtures don't leak. Walls have no major damage. Windows and doors secure. Lock condition.

Take photos and videos of everything. Document any existing damage in the lease ("préexisting conditions").

Immigration Considerations

Landlords may ask for your visa status or immigration documents. This is normal. Some neighborhoods have building rules about foreigners—inquire about this during viewing. Generally not an issue, but it varies.

Furnished vs. Unfurnished

Furnished apartments rent for 20-30% more than unfurnished. For long-term stays (6+ months), unfurnished is more economical. Furnished apartments often have lease minimums of 3-6 months.

Moving In

Upon moving in, photograph and document apartment condition. Request written confirmation that utilities are activated and working. Keep copies of all utility account numbers for future reference.

Pay first month's rent and deposit via bank transfer (bank receipt is your proof). Keep all receipts and correspondence with landlords.

The Final Verdict

Finding housing in Mexico requires patience and local knowledge. Start searching 4-6 weeks before your desired move-in date. Use multiple platforms simultaneously. Negotiate firmly but respectfully. Get everything in writing. Inspect properties thoroughly before committing. With these practices, you'll find housing that meets your needs and budget.

Related Mexico Housing Resources

• Explore Mexico City - Neighborhood guides
• Housing & Relocation - Find apartments and services
• Playa del Carmen Guide - Beach city housing
• Add Your Business