Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Playa del Carmen's property market is included in our pack
This guide covers the current housing prices in Playa del Carmen, with data we regularly update to keep it accurate.
You will find median prices, price per square meter, neighborhood comparisons, and what you can actually buy at different budget levels.
We also break down taxes, fees, and how listing prices compare to actual sale prices in this Mexican beach town.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Playa del Carmen.
Insights
- Condos and apartments make up about 70% of the Playa del Carmen housing market, making it one of the most condo-dominated coastal markets in Mexico.
- New construction in Playa del Carmen commands a 15% premium over existing homes, driven by modern amenities and clearer paperwork for foreign buyers.
- The price gap between beachfront and inland neighborhoods in Playa del Carmen can reach 4x per square meter, with Playacar at MXN 80,000-120,000/m² versus Ejidal at MXN 25,000-45,000/m².
- Listing prices in Playa del Carmen typically close about 6% below asking, though stale or overpriced listings can see discounts of 10% or more.
- Over the past 10 years, Playa del Carmen property prices have risen roughly 160% in nominal terms, but only about 60% when adjusted for Mexican inflation.
- The realistic entry point for Playa del Carmen real estate starts around MXN 1.8 million (about $100,000), but that typically gets you an inland studio far from the beach.
- Buyers in Playa del Carmen should budget an extra 6% to 10% on top of the purchase price for taxes, notary fees, and registration costs.
- Playacar remains the most expensive neighborhood in Playa del Carmen, with average prices ranging from MXN 12 million to MXN 40 million for gated family homes and luxury villas.
What is the average housing price in Playa del Carmen in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a handful of luxury penthouses and beachfront villas.
We are writing this as of the first half of 2026, using the latest data we collected from official Mexican sources and major property portals, which we manually cross-checked for accuracy.
The median housing price in Playa del Carmen in 2026 is around MXN 5.1 million, which converts to approximately $283,000 or €242,000. The average housing price is higher at MXN 6.4 million (about $356,000 or €303,000) because luxury properties in areas like Playacar pull the mean upward.
About 80% of residential properties in Playa del Carmen in 2026 fall within a price range of MXN 2.8 million to MXN 10.5 million, or roughly $156,000 to $583,000.
A realistic entry-level purchase in Playa del Carmen starts around MXN 1.8 million to MXN 2.6 million ($100,000 to $145,000 or €85,000 to €123,000), which typically gets you a resale studio or small one-bedroom condo in inland neighborhoods like Ejidal or parts of Colosio.
Luxury properties in Playa del Carmen in 2026 typically range from MXN 18 million to MXN 45 million ($1.0 million to $2.5 million or €850,000 to €2.1 million), and at this level you can expect a 4-5 bedroom villa with a private pool in Playacar or a large penthouse with ocean views along the prime beachfront strip.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Playa del Carmen.
Are Playa del Carmen property listing prices close to the actual sale price in 2026?
In Playa del Carmen in 2026, closed sale prices are typically about 6% below the original listing price.
This gap exists because many sellers price with a negotiation buffer already built in, and buyers (especially those using mortgages) often face appraisal limits that cap what banks will finance. The discount varies by segment: new developer inventory might only come down 2-4%, standard resales see 5-9% off, and stale or overpriced listings can negotiate 10% or more.
Get fresh and reliable information about the market in Playa del Carmen
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Playa del Carmen in 2026?
As of early 2026, the median price per square meter in Playa del Carmen is around MXN 60,000 ($3,334 or €2,843), which works out to about MXN 5,574 per square foot ($310 or €264). The average is higher at MXN 70,000 per square meter ($3,889 or €3,317), or MXN 6,503 per square foot ($361 or €308), because premium beachfront units push up the mean.
Small beachfront condos (especially studios and one-bedrooms in new developments) have the highest price per square meter in Playa del Carmen, while large inland homes and properties with complex title situations have the lowest, since distance from the beach and perceived legal friction reduce buyer demand.
The highest price per square meter in Playa del Carmen in 2026 is found in Playacar and Coco Beach, where you can expect MXN 75,000 to MXN 120,000 per square meter. The lowest ranges are in Ejidal and parts of Colosio, where prices run from MXN 25,000 to MXN 45,000 per square meter.
How have property prices evolved in Playa del Carmen?
Compared to one year ago (January 2025), Playa del Carmen property prices have risen about 12% in nominal terms, or roughly 8% after adjusting for Mexican inflation. This growth is driven by continued demand from second-home buyers and investors attracted by short-term rental income, combined with limited supply in the most desirable beachfront and walkable zones.
Over the past 10 years (since January 2016), Playa del Carmen housing prices have increased approximately 160% in nominal terms, which translates to about 60% in real, inflation-adjusted growth. This long-term rise reflects the area's transformation into a mature international destination, with condo-led development becoming the dominant product for both lifestyle buyers and rental investors.
By the way, we've written a blog article detailing the latest updates on property price variations in Playa del Carmen.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Playa del Carmen.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties dominate the Playa del Carmen market in 2026?
Condos and apartments (including studios) make up about 70% of the Playa del Carmen housing market in 2026, with townhouses at 10%, detached houses at 15%, and luxury villas or penthouses at 5%, because the area developed primarily as a condo-focused destination for vacation buyers and rental investors.
Average prices by property type in Playa del Carmen as of the first half of 2026 are: studios around MXN 2.6 million ($144,000 or €123,000), one-bedroom condos at MXN 3.6 million ($200,000 or €171,000), two-bedroom condos at MXN 5.4 million ($300,000 or €256,000), three-bedroom family condos at MXN 7.8 million ($433,000 or €370,000), townhouses at MXN 6.2 million ($345,000 or €294,000), detached houses at MXN 7 million ($389,000 or €332,000), and luxury villas or penthouses averaging MXN 25 million ($1.39 million or €1.18 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Playa del Carmen?
- How much should you pay for a house in Playa del Carmen?
- How much should you pay for an apartment in Playa del Carmen?
- How much should you pay for a villa in Playa del Carmen?
- How much should you pay for a condo in Playa del Carmen?
How do property prices compare between existing and new homes in Playa del Carmen in 2026?
New construction in Playa del Carmen typically costs about 15% more than comparable existing homes in 2026.
This premium exists because newer buildings come with modern amenities like pools, elevators, secure parking, and contemporary finishes that appeal to both renters and second-home buyers, plus they usually have cleaner paperwork, which makes them feel lower-risk for international purchasers.
Buying real estate in Playa del Carmen can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Playa del Carmen in 2026?
Playacar is the most expensive neighborhood in Playa del Carmen, with gated villas and luxury condos ranging from MXN 12 million to MXN 40 million ($667,000 to $2.2 million). Prices are high here because Playacar offers 24-hour security, golf course access, and proximity to the beach in a quiet, family-oriented environment that attracts buyers willing to pay a premium for safety and exclusivity.
Centro and Gonzalo Guerrero are mid-range neighborhoods popular with expats, where two-bedroom condos typically sell for MXN 3.5 million to MXN 13 million ($194,000 to $722,000). These areas command solid prices because they are walkable to restaurants, shops, and the beach, making them attractive for both lifestyle buyers and short-term rental investors.
Ejidal is one of the most affordable neighborhoods in Playa del Carmen, with properties ranging from MXN 2 million to MXN 5.5 million ($111,000 to $306,000). Prices stay low here because the area is inland, lacks the amenities and beach proximity of pricier zones, and tends to attract budget-conscious local buyers and entry-level investors.
You will find a much more detailed analysis by areas in our property pack about Playa del Carmen. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Price per m² | Price per sqft |
|---|---|---|---|---|
| Playacar | Luxury / gated / family | MXN 12M-40M ($667k-$2.2M) | MXN 80k-120k ($4,445-$6,667) | MXN 7,432-11,149 ($413-$619) |
| Zazil-Ha | Beach-adjacent / modern | MXN 6M-18M ($333k-$1M) | MXN 70k-110k ($3,889-$6,112) | MXN 6,503-10,220 ($361-$568) |
| Coco Beach | Beach / lifestyle | MXN 7M-20M ($389k-$1.1M) | MXN 75k-115k ($4,167-$6,389) | MXN 6,967-10,685 ($387-$594) |
| Centro | Walkable / mixed | MXN 3.5M-12M ($194k-$667k) | MXN 45k-80k ($2,500-$4,445) | MXN 4,181-7,432 ($232-$413) |
| Gonzalo Guerrero | Walkable / popular | MXN 3.8M-13M ($211k-$722k) | MXN 50k-85k ($2,778-$4,723) | MXN 4,645-7,897 ($258-$439) |
| Colosio | Value / up-and-coming | MXN 2.6M-6.5M ($145k-$361k) | MXN 30k-55k ($1,667-$3,056) | MXN 2,787-5,110 ($155-$284) |
| Ejidal | Entry-level / inland | MXN 2M-5.5M ($111k-$306k) | MXN 25k-45k ($1,389-$2,500) | MXN 2,323-4,181 ($129-$232) |
| Xcalacoco | Quiet / newer projects | MXN 4.5M-14M ($250k-$778k) | MXN 55k-90k ($3,056-$5,001) | MXN 5,110-8,361 ($284-$465) |
| Avenida 38 corridor | Lifestyle / cafes | MXN 4M-11M ($222k-$611k) | MXN 50k-80k ($2,778-$4,445) | MXN 4,645-7,432 ($258-$413) |
| Mayakoba / north | Resort-adjacent | MXN 8M-25M ($444k-$1.4M) | MXN 65k-105k ($3,612-$5,834) | MXN 6,038-9,756 ($336-$542) |
| Real Ibiza / west | Commuter / budget | MXN 1.8M-3.8M ($100k-$211k) | MXN 20k-35k ($1,111-$1,945) | MXN 1,858-3,252 ($103-$181) |
| Punta Estrella | Budget / family starter | MXN 1.9M-4.2M ($106k-$233k) | MXN 22k-38k ($1,222-$2,111) | MXN 2,044-3,531 ($114-$196) |
How much more do you pay for properties in Playa del Carmen when you include renovation work, taxes, and fees?
Buyers in Playa del Carmen in 2026 should budget an additional 6% to 10% on top of the purchase price to cover acquisition taxes, notary fees, registration, and due diligence costs.
For a property around $200,000 (approximately MXN 3.6 million), expect to pay about MXN 290,000 to MXN 360,000 ($16,000 to $20,000) in additional costs, bringing your total to roughly MXN 3.9 million to MXN 4 million ($217,000 to $222,000).
For a property around $500,000 (approximately MXN 9 million), the extra costs would run about MXN 540,000 to MXN 900,000 ($30,000 to $50,000), meaning you should plan for a total outlay of around MXN 9.5 million to MXN 9.9 million ($530,000 to $550,000).
For a property around $1,000,000 (approximately MXN 18 million), additional fees and taxes typically add MXN 1.1 million to MXN 1.6 million ($61,000 to $89,000), so your all-in cost would be approximately MXN 19.1 million to MXN 19.6 million ($1.06 million to $1.09 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Playa del Carmen.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Playa del Carmen
| Expense | Type | Estimated Cost Range |
|---|---|---|
| ISAI/ISABI acquisition tax | Tax | About 2% of the property's taxable value. For a MXN 5.1 million property, this would be roughly MXN 102,000 (around $5,700). This is the main state-level tax charged when you buy real estate in Quintana Roo. |
| Notary and public deed | Professional fee | Typically 1.5% to 4% of the purchase price, depending on the property value and complexity of the transaction. For a MXN 5 million purchase, expect to pay MXN 75,000 to MXN 200,000 ($4,200 to $11,100). Notaries in Mexico handle the legal formalization of property transfers. |
| Property registry and certificates | Government fee | Usually 0.3% to 1% of the property value. This covers registering the deed with the Public Registry of Property and obtaining required certificates like the certificate of no liens. |
| Legal due diligence | Professional fee | MXN 25,000 to MXN 80,000 ($1,400 to $4,400). This is optional but strongly recommended, especially for foreign buyers. An independent attorney reviews title history, verifies the seller's ownership, and checks for any legal issues with the property. |
| Cosmetic renovation | Renovation | MXN 3,000 to MXN 8,000 per square meter ($167 to $445 per m²). This covers paint, minor repairs, and updating fixtures. For a 75 m² condo, budget MXN 225,000 to MXN 600,000 ($12,500 to $33,300). |
| Full remodel | Renovation | MXN 10,000 to MXN 18,000 per square meter ($556 to $1,000 per m²). This includes kitchen and bathroom updates, new flooring, and significant improvements. Costs vary widely based on finishes and scope of work. |
| Furnishing | Setup cost | MXN 80,000 to MXN 400,000 ($4,400 to $22,200). Many buyers furnish for short-term rental use. Basic functional furnishing sits at the low end, while designer furniture and full turnkey setups cost more. |
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Playa del Carmen in 2026 with different budgets?
With $100,000 (about MXN 1.8 million), you can buy an existing studio of 30-35 square meters in Real Ibiza on the west side of town, or a small existing studio of 35-40 square meters in Ejidal with basic finishes, or a small existing one-bedroom of around 40 square meters in the outer parts of Colosio that may need cosmetic updates.
With $200,000 (about MXN 3.6 million), you can purchase an existing one-bedroom condo of 55 square meters in Colosio that is walkable but not beachfront, or a small existing two-bedroom condo of 65-75 square meters in Ejidal suitable for a family starter, or an existing one-bedroom condo of 55-65 square meters on the edge of Centro in an older building.
With $300,000 (about MXN 5.4 million), you can get an existing two-bedroom condo of 80-90 square meters in Centro or Gonzalo Guerrero with solid rental appeal, or an existing two-bedroom condo of 85 square meters along the Avenida 38 corridor in a lifestyle location, or an existing townhouse of 120-150 square meters in the western suburbs if you prefer more space over location.
With $500,000 (about MXN 9 million), you can buy a newer three-bedroom condo of 120-140 square meters in Zazil-Ha with amenities and parking, or an existing detached house of 180-220 square meters in the Ciudad Mayakoba area suited for families, or a newer two-to-three bedroom condo of 110-130 square meters in Coco Beach on a non-beachfront line.
With $1,000,000 (about MXN 18 million), you can purchase a luxury villa of 280-350 square meters in the gated community of Playacar with high-end finishes, or a luxury penthouse of 220-300 square meters in Zazil-Ha or Coco Beach with a large terrace and views, or a high-end three-to-four bedroom condo of 200-260 square meters in the resort-adjacent north corridor.
With $2,000,000 (about MXN 36 million), there is a real market at this level in Playa del Carmen: you can buy a prime villa of 400-550 square meters in Playacar with a pool and large lot, or a trophy beach-adjacent penthouse of 350-500 square meters in Coco Beach with panoramic terraces, or an ultra-luxury new build villa or branded residence of 350-450 square meters with a top-tier amenity stack.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Playa del Carmen.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Playa del Carmen, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| INEGI | Mexico's official national statistics agency that publishes the country's consumer price index used by government and markets. | We used INEGI's inflation data to calculate real (inflation-adjusted) price changes when comparing current prices to one year ago and ten years ago. We also used it to explain the difference between nominal and real price growth. |
| SHF | Mexico's public housing finance institution that produces the country's official mortgage-appraisal-based house price index. | We used SHF as our anchor for official price growth trends in Mexico and Quintana Roo. We cross-checked growth rates through reputable press articles that explicitly attribute figures to SHF data. |
| Inmuebles24 | One of Mexico's largest property portals with a transparent listing-based index methodology that tracks price per square meter over time. | We used Inmuebles24 as a market thermometer for the Quintana Roo region. We also used their year-over-year and quarterly movements to help anchor our January 2026 price snapshot. |
| Properstar | An established international property aggregator that publishes comparable city-level price-per-square-meter statistics across markets using a consistent methodology. | We used Properstar to anchor our city-level price-per-square-meter estimates for Playa del Carmen specifically. We then triangulated those levels against Mexican portal neighborhood data to build realistic ranges. |
| Propiedades.com | A major Mexican property portal that clearly labels neighborhood statistics as derived from its listing database. | We used their neighborhood price-per-square-meter readouts as a second independent check on intra-city price dispersion. We did not treat single listings as truth but used them to triangulate realistic ranges. |
| FRED (Federal Reserve) | A widely used and auditable macroeconomic dataset from the U.S. Federal Reserve that sources exchange rates from official H.10 foreign exchange data. | We used the latest available USD/MXN observation as our practical proxy for early January 2026 currency conversions. This keeps all dollar figures consistent and reproducible throughout the article. |
| European Central Bank | An official central bank reference rate published with daily history and available for download. | We used the ECB's EUR/MXN rate to convert Mexican peso values into euros consistently for our January 2026 view. Combined with USD/MXN, this also implies a consistent EUR/USD cross-rate. |
| Congress of Quintana Roo | The primary legal source for the state and municipal acquisition tax framework in Quintana Roo. | We used the official ISAI/ISABI law to anchor the acquisition tax line item in our fees and taxes section. This allowed us to estimate realistic all-in purchase costs in Playa del Carmen. |
| El Economista | A respected Mexican business newspaper that reports on housing market trends and often cites official SHF data. | We used El Economista reporting to cross-reference housing price growth signals for Quintana Roo. Their coverage helped us verify that the region has been outpacing national price growth in recent years. |
| Local real estate agents | Professionals actively working in the Playa del Carmen market who see actual transaction prices and negotiation patterns. | We consulted with local agents to estimate the typical gap between listing prices and closed sale prices. Their input helped us arrive at the 6% median discount figure. |
| Mexican notary fee schedules | Notaries in Mexico are regulated professionals whose fee structures follow established guidelines based on property value. | We used typical notary fee ranges for the Riviera Maya region to estimate closing costs. These fees vary by property value and transaction complexity. |
| Local contractors | Construction and renovation professionals working in Playa del Carmen who quote projects regularly. | We gathered current pricing from contractors for both cosmetic updates and full remodels. This helped us provide realistic renovation cost ranges per square meter. |
| Quintana Roo Public Registry | The official government registry where property transfers are recorded and title certificates are issued. | We used standard registry fee ranges to estimate the registration and certificate costs buyers should expect when closing on a property. |
| Mexican real estate attorneys | Legal professionals who specialize in property transactions and due diligence for both local and foreign buyers. | We consulted attorneys to determine typical legal due diligence costs for property purchases. Their fees vary based on transaction complexity and property history. |
| Furniture retailers in Playa del Carmen | Local and regional furniture stores that supply condos and vacation rentals. | We gathered furnishing cost estimates from retailers to provide realistic budgets for buyers planning to outfit properties for rental use. |
| Playacar HOA documentation | Official homeowner association materials from the gated community that outline fees, rules, and amenities. | We reviewed Playacar community information to accurately characterize the neighborhood as gated, family-oriented, and security-focused in our neighborhood descriptions. |
| Google Maps and satellite imagery | Current mapping tools that show neighborhood boundaries, distances to the beach, and urban development patterns. | We used mapping tools to verify neighborhood locations and confirm distance-based characterizations like "inland" versus "beach-adjacent" in our price analyses. |
| Airbnb and VRBO listings | Short-term rental platforms that reflect investor demand and rental income potential in different neighborhoods. | We reviewed rental listings to understand which neighborhoods have strong short-term rental appeal, which influences buyer demand and price premiums. |
| Mexican mortgage lender websites | Financial institutions that publish current mortgage rates and lending criteria for property purchases. | We referenced mortgage information to explain how financing constraints and appraisals affect the gap between listing prices and actual closing prices. |
| Developer sales materials | Marketing materials from new construction projects in Playa del Carmen that show pricing and amenity packages. | We reviewed developer pricing to compare new construction costs versus resale properties and to verify the approximately 15% premium for new builds. |
| Expat forums and communities | Online communities where foreign buyers share their experiences purchasing property in Playa del Carmen. | We reviewed buyer experiences to understand common concerns, typical costs, and negotiation patterns that informed our practical guidance. |
| Historical listing archives | Cached and archived property listings that show asking prices over time. | We compared historical listing data to current prices to help estimate year-over-year and decade-over-decade price changes in the Playa del Carmen market. |
| Currency conversion calculators | Online tools that use current exchange rates for quick reference calculations. | We verified our FRED and ECB-based conversions against current calculators to ensure our dollar and euro figures accurately reflect late December 2025 rates. |
Get the full checklist for your due diligence in Playa del Carmen
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.