An Expat’s Guide to Finding Long-Term Rentals in Mexico

Finding a long-term rental in Mexico is easy to do as long as you know where to look.

But finding a place is only half the battle. You also have to know what to look for in a neighborhood and lease.

Having said that, this guide to finding long-term rentals in the country will show you everything you need to know to secure a comfortable yet affordable place to live if you’re thinking about moving to Mexico.

Furnished Vs. Unfurnished Rentals

Before talking about the long-term rental options in Mexico, it’s important to know the difference between furnished and unfurnished accommodations.

The one you pick depends on your needs.

Furnished

Furnished rentals are a good option if you don’t want to buy furniture.

These accommodations could include the following features, among others:

• single beds
• dining room table and chairs
• microwave, refrigerator, coffee maker, blender, washing machine, stove, TV
• dishes, glasses, and silverware
• air conditioning and ceiling fans
• full bathroom
• wardrobe
• gas and water services 

Pros: You don’t have to worry about furnishing the apartment, and you can move right in. They come with natural gas service and sometimes include a parking space.

Cons: Furnished accommodations are more expensive, generally costing twice as much as unfurnished rentals. Check the available furniture and keep in mind that the more furniture there is, the more valuable it will be, and the more responsibility you’ll have to take care of it.

Unfurnished

Unfurnished rentals, on the other hand, come with no furniture or appliances.

If you bought your own furniture, or if you’re planning to ship your belongings to Mexico, then unfurnished rentals are a good choice.

Pros: They are cheaper than furnished rentals. Unfurnished accommodations let you decorate the place according to your own preferences using the furniture you already own or are planning to buy.

Cons: These normally don’t have natural gas, so you must buy a tank. You have to furnish the whole apartment.

One of the best sites to find furnished or unfurnished houses is Vivanuncios.com.

Finding Long-Term Rentals

Let’s take a look at your options for long-term rentals in Mexico.

Apartments

Apartments are one of the most popular options for long-term rentals. In Mexico, there are two types of apartments:

• two- or four-apartment duplexes
• apartments in a shared building

Let’s look at each one more closely.

Two- or four-apartment duplexes consist of one or two apartments on the first floor and one or two on the second floor. You access the apartments through a common hallway or staircase. Sometimes, these rentals come with parking spaces.

Apartments in a shared building number from six to 30. Usually, the occupants of these apartments enjoy common areas such as a swimming pool, a gym, an events room, and more.

Generally, these two kinds of apartments in suburban areas are unfurnished, but there are some exceptions. You can find apartments to rent in Mexico City on inmuebles24.com.

Also, if you’re interested in an apartment with all the amenities, you can find information on GranCiudadNuevoSur.com.

Read more: The Complete Guide to Renting an Apartment in Mexico City

Houses

Renting a long-term house may be an affordable option. They usually have all the common areas, two or more bedrooms, and a patio, making it a good option for those who want to retire in Mexico.

They are furnished or unfurnished, located in cities or on the outskirts, and the prices are set accordingly. But for sure, you can find a good price and a suitable place if you’re patient with your search.

Renting a house lets you enjoy the peace and quiet. You also get a private garden or patio area and your own parking space.

Read more: Retiring in Mexico: The Complete Guide

Home-Sharing

Home sharing can be an option if you want to lower your cost of living in Mexico. Many expats living in the country (whether they are students, travelers, digital nomads, or employees) share their houses or apartments with fellow expats.

By going this route, you’ll save money on rent and utilities by sharing the costs. However, you and your roommates are responsible for everything in the apartment. So, if something breaks, you all may have to chip in to pay for it.

Two websites where you can find shared apartments are Roomgo.com and Airbnb.com.

If you want to share a house with other people, determine how many people will live in the house, how long they will stay, and make sure everyone knows their responsibilities.

This option usually works when people have something in common: friendship, religion, or work.

Housing Complexes

Vecindades o casas habitacionales (housing complexes) may interest you if you don’t want to spend a lot of money on rent. These buildings, or complejos, come with private rooms but have shared common areas such as patios and bathrooms.

These complejos may be located near large universities. They are usually furnished. But there are some others that are unfurnished. If they don’t come with furniture, they’ll most likely be in poor neighborhoods.

The cities where this type of housing can be found are Monterrey, CDMX, Puebla, Guadalajara, Cancun, and Merida, among others.

You can find these house complexes in Facebook groups. Just search for vecindades.

Airbnb

Airbnb is popular for short-term rentals, but it’s also a good choice when you don’t want the responsibilities that come with renting.

The platform offers long-term rentals, and the prices are reasonable when you rent for more than 25 days per month.

When you do this, you get high-quality housing with laundry and cleaning services. However, it’s a little more expensive than an apartment or house. Also, you need to reserve and pay for the long-term rental in advance.

Prices for Long-Term Rentals in Mexico

A one-bedroom apartment in a Mexican city centre rents for about MXN11,700 (US$680) a month in Mérida and MXN19,200 (US$1,120) in Mexico City. (Verified September 2026.)

Moving out of the centre usually cuts the rent by about a third. Prices also shift a lot from one neighborhood to the next, so treat the averages below as a starting point. The US dollar figures use a rate of about MXN17.15 to US$1.

City	1-bedroom, city centre	1-bedroom, outside centre	3-bedroom, city centre	3-bedroom, outside centre
Mexico City	MXN19,200 (US$1,120)/month	MXN12,200 (US$710)/month	MXN42,900 (US$2,500)/month	MXN22,200 (US$1,300)/month
Monterrey	MXN17,700 (US$1,030)/month	MXN12,300 (US$720)/month	MXN33,800 (US$1,970)/month	MXN23,400 (US$1,370)/month
Guadalajara	MXN15,400 (US$900)/month	MXN8,900 (US$520)/month	MXN29,900 (US$1,740)/month	MXN18,000 (US$1,050)/month
Mérida	MXN11,700 (US$680)/month	MXN8,300 (US$480)/month	MXN22,900 (US$1,330)/month	MXN17,800 (US$1,030)/month
Querétaro	MXN15,600 (US$910)/month	MXN10,200 (US$600)/month	MXN27,100 (US$1,580)/month	MXN15,300 (US$890)/month

These averages come from Numbeo, which collects prices reported by people living in each city. They cover apartments only, so check local listings for houses, rooms in shared homes, and vecindades.

If you’re weighing up cities, our guides to living in Guadalajara and retiring in Mérida go into each one in more detail.

Long-Term Rental Leases

Even though the rental market in Mexico is not fully regulated, the government’s advice is to rent legally.

The best way to sign a lease is by using a lawyer, who will review it and check if all the clauses are updated and included.

Another option is to use a real estate agency, which uses a standard lease for every client. These real estate agencies may be part of the Mexican real estate association Asociación Mexicana de Profesionales Inmobiliarios. Moreover, they use their own lawyers.

Before Signing a Lease

Before signing a lease, you must remember that this is a legal document used for any issues between the renter and the owner. So, it must be in line with the current Mexican rental laws.

You can use a template lease from online, as long as it’s in writing and covers the points below. Also, sometimes landlords want to do a verbal agreement. To protect yourself, don’t do it.

Something that must be written in the lease is who will be responsible for paying the expenses if anything breaks down or if the place needs a fresh coat of paint when you move out.

The owner might ask you what your job is, if you have any pets, or how many people will be living in the house with you.

Some owners may even run your credit or ask that a member of your family or company act as a guarantor.

Lease Terms

All leases in Mexico should have the following:

• name of the owner and renter
• location of property
• detailed description of the condition of the property and the facilities
• rent amount
• deposit amount
• how the rental can be used
• term of the lease (usually one year)

Deposits

The deposit is usually one month’s worth of rent. In Mexico City, the Civil Code caps it at one month. This deposit covers any damage to the property. If you damage anything, the owner will deduct the cost from your deposit.

Also, the deposit covers the last month of rent if someone decides to skip out.

Getting the deposit back is one of the most common complaints in expat forums, with renters describing landlords who keep it over disputed damage. Dated photos of the place on move-in day, plus a lease that describes its condition, give you something to point to when you leave.

You can pay your deposit by bank transfer if you open a bank account in Mexico.

Responsibilities

The lease should also include the owner’s and renter’s responsibilities.

The owner may be responsible for:

• waterproofing the roof before the rainy season comes
• maintaining electrical connections, plumbing, and door plates, among others
• keeping common areas clean
• providing parking, if applicable
• paying attention to the renter’s suggestions about the required maintenance 

The renter may be responsible for:

• paying rent on time
• notifying the landlord of any kind of maintenance required on the property
• asking the owner if it’s okay to paint or drill holes
• communicating in advance with the owner when you plan to leave the property
• using the property only for the purposes listed in the lease

As for utilities, unless stated otherwise in the lease, the renter will have to pay for everything. You can pay for these services at the bank, online, at the service provider’s office, or at stores like 7-Eleven and Oxxo.

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Mexico City Rent Rules: Cap, Deposit and Lease Length

Mexico City has the clearest tenant rules in the country, and they’re a handy yardstick anywhere else. They come from the city’s Civil Code. Mexican states write their own codes, so check the local rules before you sign outside the capital. (Verified October 2026.)

Rule	What the Civil Code says	Example on MXN15,000 rent
Deposit	The landlord can’t ask for more than one month’s rent as a deposit	No more than MXN15,000
Yearly rent increase	Can’t be higher than the inflation Banco de México reported for the previous year	At 4% inflation, the most you’d pay is MXN15,600
Minimum term	One year, binding on both sides	12 months of MXN15,000

The 4% is only an example. Check the real figure on Banco de México’s site when your renewal comes up.

• Rent in pesos: the code says rent has to be set in Mexican pesos and can only go up once a year. A lease priced in US dollars goes against that rule.
• Staying a second year: you can extend for up to one more year if you’re up to date on rent, unless the lease says otherwise.
• Registered leases: Mexico City set up a digital registry of rental contracts. The landlord has to register the lease within 30 days of signing it.

Ask for the registration. The landlord, not you, has to register the lease. Ask for proof it’s done, and keep a copy with your move-in photos.

Tenant Rights in Mexico City: Receipts, Written Leases and a Sale

You don’t need a lawyer to know your basic rights. Here’s what the Civil Code for Mexico City gives you. (Verified October 2026.)

• A written lease: a home lease has to be in writing, and if it isn’t, the missing paperwork counts against the landlord, not you.
• A receipt every month: the landlord must give you one for each rent payment. If you get none for more than three months, the law treats the rent as paid unless the landlord asked for it properly.
• A described property: the lease has to describe the home, its fittings and their condition. This is your protection when it’s time to get the deposit back.
• The deposit or guarantor named: the lease must state the deposit amount or give the details of the guarantor (fiador).
• First refusal if the owner sells: if you’re up to date on rent, the owner has to tell you in writing the price and terms. You then have 30 days to say you want to buy on those terms.

Pay by bank transfer and keep the transfer record. That, plus the receipts, is your proof if the landlord ever disagrees about what you paid.

Frequently Asked Questions

Does a rental lease have to be in writing in Mexico?

In Mexico City, yes. The Civil Code says a home lease must be in writing, and the landlord carries the blame if it isn’t. Other states have their own codes, but a written lease is the safe choice everywhere.

How much deposit can a landlord ask for in Mexico City?

One month’s rent at most. On a MXN15,000 flat, that’s MXN15,000. If a landlord in the capital asks for two months, you can point to the Civil Code. Other states have their own codes, so ask before you assume the same limit applies.

Is there a limit on rent increases in Mexico?

In Mexico City, yes. Since the 2024 reform, a yearly increase can’t be higher than the inflation Banco de México reported for the previous year. Rent can go up only once a year. Check the local code before you assume the same cap applies in another state.

How long is a standard home lease in Mexico?

One year. In Mexico City that’s the legal minimum for a home, and it binds both landlord and tenant. You can extend for up to one more year if you’re up to date on rent, unless the lease says otherwise.

Can the landlord sell the place while I’m renting?

Yes, and the sale doesn’t cancel your lease. In Mexico City, the new owner takes over the lease on its terms. Before selling, the owner has to offer you the place first, in writing, with the price and terms. You then have 30 days to accept.

Now, on to You

Now that you know how to find a long-term rental in Mexico, it’s time to get out there and start looking.

But before signing any lease, be sure you know what you’re getting into. Take a careful look at the property and the neighborhood at different times of the day to get a feel for the place.

Also, make sure the lease protects not only the owner, but also you, from unscrupulous practices.