Joséphine
Gaelle
It wasn't easy to find something that met my requirements and what's available on the market. But I'm happy to have found a place that's quite big and green.
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Anne, or one of our other home finders in to Oaxaca, will take care of your search.
Oaxaca de Juárez, the capital of Oaxaca state in southwestern Mexico, is a UNESCO World Heritage city renowned for its colonial architecture, vibrant artisan culture, and status as Mexico's culinary capital — home to the seven mole sauces, tlayudas, and mezcal. The long-term rental market is concentrated in neighborhoods such as Jalatlaco, Centro Histórico, Xochimilco, and Reforma, where furnished apartments typically rent for 8,000–15,000 MXN/month (approx. 400–750 USD/month) according to MexFacts (2024). The rental process in Mexico requires a fiador (local guarantor), a written lease in Spanish, and a deposit of one to two months' rent. Rents in central areas have risen sharply in recent years due to growing demand from remote workers and international residents. The city's mild climate, rich cultural calendar — including the Guelaguetza festival and Day of the Dead celebrations — and affordable cost of living make it a compelling destination for long-term stays.
In short: Oaxaca is an affordable, culturally rich city in southern Mexico where long-term rentals in central neighborhoods (Jalatlaco, Centro Histórico, Xochimilco, Reforma) range from approximately 8,000 MXN/month to 15,000 MXN/month for a furnished 1–2 bedroom apartment (MexFacts, 2024). The main challenge for foreign renters is the fiador requirement — a Mexican citizen guarantor. Leases are typically 12 months, written in Spanish, and require a deposit of one to two months' rent. Budget-conscious renters can find options from around 4,000 MXN/month in peripheral areas like Xoxocotlán.
Oaxaca de Juárez, the capital of Oaxaca state, is widely regarded as one of Mexico's most culturally rich cities. Nestled in the foothills of the Sierra Madre del Sur at an altitude of approximately 1,550 metres, the city enjoys a mild, spring-like climate year-round, with warm days and cool evenings.
The city is internationally recognized as Mexico's culinary capital — the birthplace of the seven legendary mole sauces, tlayudas, chapulines, and the smoky spirit of mezcal. Its historic center, a UNESCO World Heritage Site, is home to colonial-era architecture, vibrant street art, and a thriving artisan community of weavers, potters, jewelers, and painters.
For long-term residents, Oaxaca offers a high quality of life at a relatively modest cost. The city has a well-established expat and digital nomad community, a growing number of coworking spaces, reliable internet infrastructure in central neighborhoods, and excellent access to local markets such as the Mercado Benito Juárez and the Mercado 20 de Noviembre. Cultural events, including the famous Guelaguetza festival, the Day of the Dead celebrations, and year-round gallery openings, make Oaxaca an exceptionally engaging place to live long-term.
Day-to-day life in Oaxaca as a long-term renter is generally comfortable and well-served by local infrastructure. The city center is highly walkable, and colectivos (shared minibuses) provide affordable transport to peripheral neighborhoods for just a few pesos per ride.
Grocery shopping is easy and affordable: the Mercado Benito Juárez and the Mercado 20 de Noviembre offer fresh produce, local cheeses, chapulines, and prepared foods at low prices. Larger supermarkets such as Chedraui and Soriana are available for imported goods and household supplies.
Internet connectivity is generally reliable in central neighborhoods, with home plans costing approximately 400–800 MXN/month. A growing number of coworking spaces cater to remote workers. Utilities (electricity, water, gas) typically add 1,500–3,000 MXN/month to your housing costs, depending on usage and season — air conditioning is rarely needed given the mild altitude climate, which helps keep electricity bills low.
Healthcare is accessible through both public (IMSS, ISSSTE) and private clinics. Many expats opt for private health insurance or pay out of pocket for consultations, which remain affordable by international standards. The city's cultural calendar — from the Guelaguetza festival in July to the elaborate Day of the Dead celebrations in late October and November — ensures that long-term residents are rarely short of things to experience.
Oaxaca City's long-term rental market has evolved considerably in recent years. Increased interest from remote workers, digital nomads, and international residents has driven demand — and rents — upward in the most central neighborhoods. According to a 2024 real estate analysis, rents in central areas more than doubled over the five years to 2024, with the strongest pressure felt in Jalatlaco and the Centro Histórico.
The market is largely informal: listings are spread across local Facebook groups, word-of-mouth networks, and platforms such as Inmuebles24 and Vivanuncios, as well as international platforms. There is no centralized MLS-style database. Furnished apartments targeting expats and digital nomads are increasingly common, while unfurnished units aimed at local renters remain available at lower price points in peripheral neighborhoods.
Lease terms are typically 12 months, though some landlords — particularly those renting furnished units — accept shorter stays of three to six months at a slight premium. The rental market is unregulated in Mexico, meaning contract terms, deposit amounts, and renewal conditions vary widely between landlords.
Oaxaca City is organized around a compact historic center, with distinct neighborhoods each offering a different atmosphere for long-term renters:
Oaxaca City remains one of the most affordable mid-sized cities in Mexico for long-term renters. According to MexFacts (2024), a furnished one- or two-bedroom apartment in a central neighborhood such as Jalatlaco or Centro Histórico costs between 8,000 MXN/month and 15,000 MXN/month (roughly 400 USD/month to 750 USD/month). Renters on a tighter budget can look to neighborhoods just outside the historic core — areas like Xoxocotlán offer two-bedroom apartments for around 4,000 MXN/month. It is important to factor in utilities and internet on top of the base rent, as these are almost always billed separately by landlords in Oaxaca.
Monthly rental costs in Oaxaca City vary significantly depending on the neighborhood, apartment size, and whether the unit is furnished. In the most sought-after central areas — Centro Histórico, Jalatlaco, Xochimilco, and Reforma — a furnished one- or two-bedroom apartment typically rents for between 8,000 MXN/month and 15,000 MXN/month (approximately 400 USD/month to 750 USD/month), according to MexFacts (2024). Unfurnished units and apartments located further from the historic center, such as in Xoxocotlán, can be found for as little as 4,000 MXN/month (approximately 200 USD/month). Utilities — electricity, water, and gas — are generally not included in the rent and may add 1,500 MXN/month to 3,000 MXN/month depending on usage. Home internet plans typically cost between 400 MXN/month and 800 MXN/month. Landlords commonly require a security deposit equivalent to one or two months' rent, paid upfront at lease signing.
Finding and securing a long-term rental in Oaxaca involves several steps that differ from processes in Europe or North America:
When searching for a long-term rental in Oaxaca, several common mistakes can complicate your experience:
Finding a long-term rental in Oaxaca as a foreigner can be challenging — especially when it comes to navigating the fiador requirement, understanding local lease norms, and identifying trustworthy listings in a largely informal market. Remoters offers a rental search support service to help you find and secure accommodation in Oaxaca: from shortlisting neighborhoods and properties that match your criteria, to guiding you through the lease process and helping you prepare your rental file. Whether you are relocating for several months or planning an extended stay, having local expertise on your side can save significant time and help you avoid common pitfalls.
Searching for a property in Oaxaca from abroad comes with significant challenges: time zone differences, language barriers, limited local market knowledge, and the inability to visit properties in person. A local property hunter in Oaxaca acts as your trusted eyes and ears on the ground.
They have deep knowledge of the local real estate market, established relationships with sellers and agencies, and can visit properties on your behalf. They filter out unsuitable listings, negotiate prices, and guide you through the legal and administrative steps specific to Mexico — saving you time, money, and stress.
With Remoters, you are connected directly with vetted property hunters in Oaxaca who specialize in assisting international buyers, ensuring your search is efficient, secure, and tailored to your needs.
Absolutely. Buying property in Mexico as a foreigner involves specific legal requirements, including the use of a fideicomiso (bank trust) if the property is in a restricted zone, or setting up a Mexican corporation for commercial purposes. A property hunter in Oaxaca is well-versed in these regulations and works alongside trusted notaries and lawyers.
They will help you understand every step of the transaction, from the initial offer to the signing of the deed (escritura), ensuring full compliance with Mexican law. This is especially critical when you cannot be physically present during the process.
Remoters connects you with property hunters who have proven experience assisting international clients, so you can buy with confidence from wherever you are in the world.
When searching for property remotely, time is one of your most valuable resources. A property hunter in Oaxaca takes over the most time-consuming tasks: scouring listings across multiple platforms, contacting sellers, scheduling and attending viewings, and reporting back to you with detailed feedback and photos or videos.
Instead of spending hours browsing outdated listings or dealing with unresponsive agents across different time zones, you receive a curated selection of properties that truly match your criteria. Your property hunter acts as a project manager for your search, keeping everything organized and moving forward efficiently.
Through Remoters, you can find a dedicated property hunter in Oaxaca who will provide regular updates and transparent communication, making your remote search feel as smooth as if you were there in person.
International buyers are unfortunately frequent targets for real estate fraud, especially when they cannot visit properties in person. In Oaxaca, as in many popular destinations, fake listings, title fraud, and misrepresented properties are real risks for those searching from abroad.
A professional property hunter in Oaxaca knows the local market intimately and can quickly identify red flags that an overseas buyer might miss. They verify property titles, check for liens or legal disputes, confirm the legitimacy of sellers, and ensure that all documentation is in order before you commit to anything.
By using Remoters to connect with a trusted, vetted property hunter in Oaxaca, you add a critical layer of protection to your investment. Their local expertise and professional network are your best defense against fraud when buying from a distance.
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