Understanding Utilities and Maintenance Fees in Mexico
What to expect when managing your property’s running costs
Owning a property in Mexico comes with expenses that may differ from what many foreign owners are used to back home. From electricity and water bills to HOA maintenance fees and municipal taxes, understanding how these services work —and how much they cost— will help you manage your home efficiently and avoid surprises.
Electricity: CFE and seasonal billing
Electricity in Mexico is provided by the Comisión Federal de Electricidad (CFE), the national power company. Billing is bi-monthly and based on consumption. The rates vary by tariff, depending on location and usage — coastal regions like Playa del Carmen, Akumal, and Tulum usually fall under the 1C to 1D zones, which offer subsidies for moderate consumption.
However, air conditioning can quickly increase your usage. Once you exceed a certain threshold, you move into the DAC (high consumption) rate, where prices rise sharply.
Tips to manage costs:
Install energy-efficient appliances and LED lighting.
Run air conditioning only when needed.
Consider solar panels — they are common in the Riviera Maya and significantly reduce long-term costs.
Water supply and waste management
Water service is typically provided by AGUAKAN in Quintana Roo municipalities. Bills are monthly or bi-monthly and remain relatively low, averaging USD $10–$30 per month, depending on usage.
If your property relies on a well system (common in some residential areas), maintenance of the pump and filtration system will be your responsibility. Wastewater in most developments is managed through a local treatment system or septic tank, which should be serviced periodically.
Municipal garbage collection is included in property taxes but may also be managed by private contractors in gated communities.
HOA fees and what they cover
In condominiums and residential developments, you’ll pay maintenance fees (cuotas de mantenimiento) to the Homeowners’ Association (HOA). These cover:
Security and gate control
Common area cleaning and gardening
Pool and amenity maintenance
Administrative expenses
Reserve fund for major repairs
HOA fees vary widely depending on the development — from around USD $100 per month in smaller communities to USD $600 or more in luxury complexes with amenities.
Always review the HOA’s bylaws and budget, as they specify what’s included and how funds are managed.
Property taxes and annual obligations
The predial (property tax) is one of the lowest in the Americas. In the Riviera Maya, annual payments typically range from USD $100–$300, depending on property value. Discounts are offered for early payment each January–February.
If you rent out your property, you’ll also need to manage income tax (ISR) and possibly IVA (VAT) depending on your rental activity — something your closing agent or accountant can help you structure properly.
Managing your property from abroad
Many foreign owners hire property management services to handle bill payments, maintenance, and guest services. These companies can receive CFE, water, and HOA invoices on your behalf and ensure everything stays current — especially useful if you’re abroad for long periods.
You can also automate payments directly with Mexican banks, most of which now offer English-language online portals.
Living made easy
Once you understand how utilities and maintenance work, managing a home in Mexico becomes simple and affordable. With proper budgeting and timely payments, your property in the Riviera Maya can run smoothly year-round — allowing you to focus on what really matters: enjoying your life in paradise.
Aarón is a born and raised "chilango". After finishing his university studies, what started as a social service trip became his new home and where he started a family in Playa del Carmen. He enjoys the delicious food and culture of the Yucatan peninsula with his wife, daughter, and son. As a professional, he has made a career as a specialist in social networks and electronic media, helping the companies he has worked for to efficiently achieve all their objectives in the medium.