The Ultimate Guide to Finding Housing in Mexico: Long-Term & Short-Term Rentals
2025 Update
If you're reading this, chances are you're considering a move to Mexico, or you’re already here and looking for a new place. Whether it’s just a few months or something more permanent. I’ve gone through the process of apartment hunting in Mexico firsthand twice now….it’s a completely different experience compared to the U.S. or Europe. If you expect to hop on Zillow, find a place, and move in within a week, think again. Things work differently here, and knowing how to navigate the system will save you time, money, and stress.
I’ll do my best walk you through everything I’ve learned about finding a place to live in Mexico both long-term and short-term. But feel free to leave comments or set up a call if you need more help.
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I’ll cover where to search, how to negotiate, what scams to watch out for, and even some unexpected tricks that will give you an edge. Doesn’t matter if youre looking for a one-year lease or just need a short-term rental for a few months.
Part 1: Long-Term Rentals
There’s really no single best way to find an apartment in Mexico. The process requires a mix of online searching, social networking, and even old-school footwork. Mexico unfortunately does not have a real MLS system like America. Tenant laws in the country are very pro Tenant, so there ends up being a lot of odd requirement and blocks that get put up that make things difficult.. but to start off ill say.. everything is negotiable
Online Platforms – If you want a structured way to browse listings, your best bets are:
Mercado Libre – Think Craigslist meets eBay, but for everything including apartments.
EasyBroker – Used mostly by real estate agents, but you’ll find high-quality listings here.
Inmuebles24 – One of the largest property listing platforms in Mexico. Great for filtering options.
From all of these sites, you can typically whatsapp the owner or listing agent and get details and schedule viewings
Facebook & WhatsApp Groups – This is where things get interesting. Many landlords don’t bother listing on formal websites and instead post directly in Facebook groups or WhatsApp rental groups. The best approach? Join city-specific groups, post exactly what you’re looking for (budget, location, amenities), and let you’ll probably get a dozen owners or agents pitching you places.
Real Estate Agents ("Asesores Inmobiliarios") – Agents can be hit or miss. Some are extremely helpful, others just want a quick commission. Unlike in the U.S., agents in Mexico usually get paid by the landlord, not the tenant. If you go this route, make sure the agent is actually showing you a good selection of properties, not just trying to push whatever they need to rent out quickly. I would also say be careful, because there really isn’t a stringent process to come an agent. A lot of these people have no sales experience. Some of them are really just a middleman friend of the owner. Sometimes the agent is friends with another agent and you’re really talking to a middlemans middleman..
Walking the Neighborhoods – One of the most effective yet overlooked methods. Many landlords don’t bother with online listings and simply put “SE RENTA” (For Rent) signs on their buildings. Walk around the neighborhoods you want to live in, look for these signs, and call the number or message them on whatsapp directly. This works especially well in cities like Mexico City, Guadalajara, and Mérida. ** Sometimes the number is really just leading you to an agent either way.
How to Negotiate a Lease
Unlike in the U.S., rental prices in Mexico aren’t always fixed. Negotiation is expected. Here’s how you can get the best deal:
Ask for a lower rent – Many landlords price their rentals expecting tenants to negotiate down. Personally. I would lowball them and offer 10-20% less than the asking price and see if they counter. They’ll probably cry first, but just play hard. Hopefully you have some leverage.
Offer to pay upfront – If you can pay 3-6 months in advance, landlords might lower the price.
Negotiate furniture and utilities – Some places come "semi-amueblado" (semi-furnished). If you like the place but it’s missing key furniture, ask if they can add it. * A note - Unfurnished in Mexico really means unfurnished. Sometimes the place won’t have a washer/dryer, refrigerator or even a microwave. You can usually rent these things until you buy them, but just be aware that some unfurnished places can really just be completely empty spaces.
Lease length matters – Some landlords prefer long-term stability. If you’re planning to stay for a year, use that as leverage to negotiate a lower monthly rate.
Common Requirements to Get a Lease
Official ID or Passport – If you’re a foreigner, a passport is typically required.
Proof of Income – Some landlords ask for bank statements or a letter from an employer to ensure you can pay rent.
Fiador (Guarantor) – Many landlords require a local guarantor who owns property in Mexico. If you don’t have one, you may need to pay a higher deposit or negotiate somewhere else. Personally. I would tell them you have one in the beginning if asked, just so they feel more comfortable and are willing to help you…Then negotiate a way from needing one. The point of a Fiador is that if you skip out on your payment or trash the place, they go after the fiador. Which also means that person is essentially putting up legal collateral. The process can be lengthy to get it done, and even if you have one, I frankly don’t think its worth it.
Security Deposit – Usually equal to one month’s rent, but some landlords ask for two months. Personally, I would always negotiate one month. In larger cities especially, landlords are notorious for ( Forgetting or making excuses) to not give you your deposit back. So why would you pay 2 months deposit for that risk?
Rental References – Not always required, but having references from previous landlords can help if you’re negotiating. I always mention that I don’t want to go through the lengthy Fiador process, but I can easily get them in touch with my previous landlord and or have a letter written to vouch for me as a solid tenat.
Upfront Payment – Some landlords prefer tenants who can pay several months in advance, especially if they’re renting to a foreigner. I don’t know why. It’s well known that foreigners have money and more likely that a foreigner isn’t interested in getting in trouble outside of their country, but you can often use this are a negotiating tip that you pay an extra month upfront.
Investigation & Policia Juristica - Unlike America, where you can often use Zillow, pay 25 bucks, and make multiple applications. Mexico has a backward ass system where they might try to charge you like $50-75 for an investigation. Its absolutely worthless, most Mexicans aren’t in the system because they don’t have bank accounts or credit. You likely won’t be in the system either outside of your residency. Most of the time, this is just a way to line the agents pockets. Fight hard to waive this and instead offer to show them whatever info they want directly.
Common Scams & Red Flags
Fake listings – If it looks too good to be true, it probably is. Reverse image search the photos to see if they’re stolen from another listing. * If you find them, it doesn't always mean its fake, there are plenty of times that I’ve had multiple agents want to show me the same house and none of them work together.
Deposit scams – Never send money before seeing the place and signing a contract. Some scammers take deposits and disappear. This is a common scam, but also a common real practice where the owner wants some sort of deposit otherwise they’ll keep showing the house to people. Its bullshit honesty, but Mexico has very little trust and everyone wants cash. If you’re putting down a deposit of any sort. Make sure you have met the owner or the agent and have their full information. Its not that you’re going to report them, cause the policy might do anything, but if they are shifty… you might literally have to pull up and beat their asses.
Inflated prices for foreigners – Some landlords will hike the price if they think you don’t know the local market. Always compare similar listings to make sure you’re not being overcharged. Always negotiate hard, don’t let them know you are a tourist. I would personally tell them that you’ve lived in the city for multiple years. If you have residency…even better
Part 2: Short-Term Rentals
If you're only staying for a few months, you have more options. The obvious choice is Airbnb, but there are alternatives that can save you money and provide better accommodations.
The Best Short-Term Rental Platforms
Airbnb – Easy, convenient, but expensive due to fees. Good for short stays but not ideal for 3+ month rentals.
Virtual Homes – A lesser-known but great option for digital nomads.
StayKukun – Fully furnished apartments designed for short-term stays.
Urbanista – Can be used for both short and long-term leases.
Facebook & WhatsApp Groups – Many people sublet their apartments in expat groups. You can find amazing deals this way.
How to Get the Best Deal
Contact the Airbnb host directly and ask for an off-platform discount * My old strategy for this was to rent the place for a week and if I liked it I would message the host considering by that time, you actually have their phone number
Negotiate lower rates for stays over 30 days in cash. If you’re renting the place on air bnb, you can also offer cash to have them block the dates and stay longer
Check multiple platforms before committing.
Part 3: What to Look For
Internet speed – If you work online, ask for the provider name and speed test results before signing.
Water pressure – Mexico’s water pressure varies widely. Check the shower before committing.
Security – Gated communities are safer, but not always necessary.
Noise levels – Mexico can be loud. Make sure you visit the place at different times of the day.
Hidden costs – Ask if utilities are included. Some places charge extra for maintenance and security.
Part 4: Negotiate for the Best Deal
Start low and work your way up.
Offer something in return, like a longer lease or upfront payment.
Get multiple offers and leverage them against each other.
Negotiating so hard comes very unnaturally to most westerners, but my opinion is that you literally need to negotiate so hard that the other party thinks you’re an asshole.
1. That just how you get business done
Personally… I want owners and agents to understand that foreigners are not to be pushed over and overcharged. Unfortunatly like 2/3 foreigners I meet is getting overcharged somewhere in the process.. Mexicans are getting overcharged also, but the know the game a little better.
A lot of hosts will give extremely unreasonable requirements. They might want 2 month’s deposit and a month’s rent. They might want you to pay for insurance or have a cosigner. If you negotiate hard enough and with honest responses, you can often get them to drop things down to 1 month;s deposit, or waive a cosigner for 2 months upfront or insurance.
Understanding Utilities & Living Costs
Electricity (CFE) – Bills can be cheap unless you use a lot of A/C.
Internet – Telmex, Izzi, and Totalplay are the main providers.
Water & Gas – Usually cheap, but check if they’re included.
Don’t be afraid to try to negotiate these things into your rent.
Part 5: Tenant Rights
Basic Legal Protections for Renters
Simply things to remember… If you ever do get into trouble. The tenant is innocent until proven guilty
Once you sign a lease, the landlord cannot evict you without just cause. Don’t let them make some shit up and get you out because they think they found a tenant that will pay more or they just don’t like you. You literally have to commit a Mexican felony to get kicked out.
Rent increases ARE subject to negotiation and should be outlined in your lease. At the end of the year, don’t let them just tell you the new price. Negotiate
A landlord cannot demand additional payments beyond what’s stated in the contract (e.g., unexpected maintenance fees). A lot of foreigners don’t know this and some landlords expect you to be ignorant, but its their job to fix things promptly, or you pay the cost and have it deducted from your rent.
Deposits must be refunded at the end of the lease unless there is documented damage. Make sure this clause in in your contract and it should be either 14-30 days for the refund. ** Expect them to try to play you. Expect scenarios where you don’t get your money back.
IF you do need legal service. Outbound Mexico is a personal friend of mine. Their Law services are top noch
Evictiont You Unfairly
If you are paying rent on time and following the contract, eviction isn’t easy for landlords. They pretty much can’t kick you out. Even if you miss payment accidentally or on purpose. Months can go by before an court action actually forces you to leave.
They also must give proper notice (usually 30-60 days, depending on the lease terms). Personally I would ask for 2 months notice. 45 days at the least. because 30 days is simply not enough to properly house hunt and move all your stuff again in Mexico. Frankly, you are using the tenant laws to your advantage. if they don’t increase the notices, you technically can stay past the date, pay an extra month and keep searching. I wouldn't recommend this as a first resort, but it can be done.
If they try to force you out without notice, do not leave immediately and instead seek legal guidance first. The best thing they can actually do is threaten you, because while it takes months to kick someone out, threats can easily get escalated
Document all payments and communication in case of a dispute. I personally kept every bill I ever paid in a lock box and when I left my current apartment. I gave them 3 years worth of paperwork and receipts ( I did lose some) I also let them know that they could always go on the public websites and see that every bill has been pad
Part 6: Moving In & Setting Up Utilities
Once you’ve secured a lease, the next step is setting up your utilities. Some may already be included, but if not, here’s how to get started. It will be very rare that utilities aren’t already set up somewhere, you just need to be specific in asking how they will be pay
Electricity
The landlord should already have an account in their name. There’s no need to have the name changed, you can either log in online and pay it with the account number. If you download the DIDI app, you can actually pay a lot of utilities through that, or you can do to 7/11 or oxxo when you get the bill and pay it there.
If you’re trying to pay directly through the websites, you will need a Mexican bank card or at least a Dolarapp card.
There’s literally no reason to switch the utilities over in your name, because even if you need to get a drivers license or do something at the immigrations office, you can bring in a bill with anyone name on it as long as it the address you want on file and they’ll accept it
Water & Gas
Water, Gas, one or the other, is usually managed by the building or city and is often included in rent. But if its not, the process is exactly the same as electricity
Internet Providers
Telmex (best for stability, but speeds can be slower in some areas).
Izzi (affordable, but can be unreliable).
Totalplay (fastest speeds, best for remote work, but not available everywhere).
In my opinion, it doesn’t really matter what you get or whats in your apartment, each one has their own problems and benefits. Ive been In places with all of them and never had much problem.
Average Costs of Basic Utilities
Electricity: Depends on usage A/C can significantly increase costs.
Water: Typically inexpensive, around $10-$25 USD per month.
Gas: Varies based on usage but usually $5-$20 USD per month.
Internet: Typically $20-$40 USD per month depending on speed and provider.
Water and Electricity usually come every 2 month, So the only thing you have to worry about is checking your mail to get the bill and remembering to pay it. Plenty of times I’ve forgotten to pay and after the due dates, they won’t turn your services off, but you will have to pay online or at an actually office because oxxo wont let you pay.
Bottom line
Finding housin isn’t as straightforward as in the U.S., but once you understand how things work, it becomes easier. The key is to cast a wide net, use online platforms, social media, WhatsApp groups, and even traditional footwork to find the best options.
If you negotiate well, avoid scams, and know where to look, you’ll find a great place without overpaying. Whether you’re looking for a short-term rental or a long-term home,
Now, go find your apartment! And if you have any questions, drop them in the comments or reach out I’m happy to help.
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