Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
Riviera Maya is one of Mexico's most sought-after destinations for foreign house buyers, but figuring out what you'll actually pay in 2026 can feel overwhelming.
This guide breaks down real house prices across Playa del Carmen, Tulum, and Puerto Aventuras, so you know exactly what to budget before you start looking.
We constantly update this blog post with the latest data and market changes to keep you informed.
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 Riviera Maya.
How much do houses cost in Riviera Maya as of 2026?
What's the median and average house price in Riviera Maya as of 2026?
As of early 2026, the estimated median house price in Riviera Maya sits around MXN 3.5 million (about USD 200,000 or EUR 185,000), while the average house price is closer to MXN 6 million (roughly USD 350,000 or EUR 320,000).
If you're looking at the typical price range that covers around 80% of house sales in Riviera Maya, you're looking at MXN 2 million to MXN 10 million (USD 115,000 to USD 580,000, or EUR 105,000 to EUR 535,000).
The gap between the median and average house prices in Riviera Maya reveals a market with a significant luxury segment, where high-end properties in places like Playacar, Puerto Aventuras, and beachfront communities pull the average well above what most buyers actually pay.
At the median price in Riviera Maya, a buyer can realistically expect a 2 to 3-bedroom house in a gated community or residential neighborhood in areas like outer Playa del Carmen or Tulum town, typically offering around 120 to 180 square meters of living space with basic amenities.
What's the cheapest livable house budget in Riviera Maya as of 2026?
As of early 2026, the minimum budget for a livable house in Riviera Maya is around MXN 1.2 million to MXN 1.8 million (approximately USD 70,000 to USD 105,000, or EUR 65,000 to EUR 95,000).
At this entry-level price point in Riviera Maya, "livable" typically means a modest but functional house with basic finishes, often in older construction, with essentials like running water, electricity, and a small outdoor space, but without luxury amenities like a pool or modern kitchen.
These cheapest livable houses in Riviera Maya are usually found in outer residential neighborhoods of Playa del Carmen such as Misión del Carmen, Villas del Sol, and parts of the Ejidal area, as well as more local zones in Tulum like Región 11 or Tumben Kaa.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Riviera Maya here.
How much do 2 and 3-bedroom houses cost in Riviera Maya as of 2026?
As of early 2026, the typical price for a 2-bedroom house in Riviera Maya ranges from MXN 1.5 million to MXN 2.5 million (USD 85,000 to USD 145,000, or EUR 80,000 to EUR 135,000), while 3-bedroom houses typically cost MXN 2.5 million to MXN 4 million (USD 145,000 to USD 230,000, or EUR 135,000 to EUR 215,000).
For a 2-bedroom house in Riviera Maya, the realistic price range spans from MXN 1.5 million in Playa del Carmen's more affordable neighborhoods to MXN 3.5 million in Tulum's better-located areas (USD 85,000 to USD 200,000, or EUR 80,000 to EUR 185,000).
For a 3-bedroom house in Riviera Maya, expect to pay between MXN 2.4 million in outer Playa del Carmen and MXN 5 million in prime Tulum locations (USD 140,000 to USD 290,000, or EUR 130,000 to EUR 265,000).
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Riviera Maya is around 40% to 60%, reflecting the added living space and often better lot sizes that come with larger homes.
How much do 4-bedroom houses cost in Riviera Maya as of 2026?
As of early 2026, the typical price for a 4-bedroom house in Riviera Maya ranges from MXN 5 million to MXN 10 million (approximately USD 290,000 to USD 580,000, or EUR 265,000 to EUR 535,000), with premium gated communities and beachfront-adjacent locations pushing well above this range.
For a 5-bedroom house in Riviera Maya, the realistic price range is MXN 10 million to MXN 18 million (USD 580,000 to USD 1 million, or EUR 535,000 to EUR 925,000), as these larger homes are typically found in luxury developments or on substantial lots.
For a 6-bedroom house in Riviera Maya, expect to pay MXN 15 million to MXN 25 million or more (USD 870,000 to USD 1.45 million, or EUR 800,000 to EUR 1.35 million), with marina-front or trophy properties in Puerto Aventuras and Playacar sometimes exceeding these figures.
Please note that we give much more detailed data in our pack about the property market in Riviera Maya.
How much do new-build houses cost in Riviera Maya as of 2026?
As of early 2026, the typical price for a new-build house in Riviera Maya ranges from MXN 4 million to MXN 9 million (approximately USD 230,000 to USD 520,000, or EUR 215,000 to EUR 480,000), depending on location and amenities within the development.
New-build houses in Riviera Maya typically carry a premium of 10% to 25% compared to older resale houses of similar size and location, with the higher end of this range applying to gated communities with pools, security, and modern finishes.
How much do houses with land cost in Riviera Maya as of 2026?
As of early 2026, the typical price for a house with meaningful land in Riviera Maya ranges from MXN 5 million to MXN 15 million (approximately USD 290,000 to USD 870,000, or EUR 265,000 to EUR 800,000), with prices climbing significantly for larger or better-positioned lots.
In Riviera Maya, a "house with land" typically means a property with a lot of 500 square meters or more, which is noticeably larger than the compact lots found in most gated developments or residential fraccionamientos.
Houses with substantial land in Riviera Maya command a premium of roughly 20% to 40% over comparable homes on smaller lots, and this premium increases in areas like Puerto Aventuras where large lots near the marina or golf course are scarce.
We cover everything there is to know about land prices in Riviera Maya here.
Thinking of buying real estate in Riviera Maya?
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Where are houses cheapest and most expensive in Riviera Maya as of 2026?
Which neighborhoods have the lowest house prices in Riviera Maya as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Riviera Maya include Misión del Carmen, Villas del Sol, and parts of the Ejidal area in Playa del Carmen, along with Tumben Kaa and sections of Región 11 and Región 15 in Tulum.
The typical house price range in these cheapest neighborhoods of Riviera Maya is MXN 1 million to MXN 2.5 million (approximately USD 60,000 to USD 145,000, or EUR 55,000 to EUR 135,000).
These neighborhoods have the lowest house prices in Riviera Maya primarily because they are located farther from the beach and tourist corridors, they cater mainly to local Mexican residents rather than foreign buyers, and some areas still have developing infrastructure like unpaved roads or inconsistent services.
Which neighborhoods have the highest house prices in Riviera Maya as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Riviera Maya are Playacar in Playa del Carmen, Puerto Aventuras (the marina and golf community between Playa and Tulum), and Aldea Zama in Tulum.
The typical house price range in these most expensive Riviera Maya neighborhoods is MXN 10 million to MXN 30 million or more (approximately USD 580,000 to USD 1.7 million, or EUR 535,000 to EUR 1.6 million).
These neighborhoods command the highest house prices in Riviera Maya because they offer a combination of beach proximity or waterfront access, established gated security, resort-style amenities, and severe scarcity of buildable land, which creates intense competition among buyers.
The typical buyers in these premium Riviera Maya neighborhoods are affluent foreign investors from the United States and Canada seeking vacation homes or rental income properties, high-net-worth Mexican families from cities like Mexico City and Guadalajara, and retirees looking for secure, amenity-rich communities.
How much do houses cost near the city center in Riviera Maya as of 2026?
As of early 2026, the typical price for a house near the city center in Riviera Maya, specifically in Playa del Carmen Centro or Gonzalo Guerrero and Tulum Centro, ranges from MXN 3.5 million to MXN 8 million (approximately USD 200,000 to USD 465,000, or EUR 185,000 to EUR 430,000).
Houses near major transit access points in Riviera Maya, particularly those close to Highway 307 which runs the length of the coast, typically cost MXN 3 million to MXN 7 million (USD 175,000 to USD 405,000, or EUR 160,000 to EUR 375,000), with emerging Tren Maya station areas still developing their price premiums.
Houses near top-rated private schools in Riviera Maya, which are mainly located in or around Playa del Carmen and serve expat families, typically range from MXN 4 million to MXN 10 million (USD 230,000 to USD 580,000, or EUR 215,000 to EUR 535,000), as families prioritize convenient school commutes.
Houses in expat-popular areas of Riviera Maya, including Playacar, central Playa del Carmen, Puerto Aventuras, and Aldea Zama in Tulum, typically cost MXN 5 million to MXN 15 million (USD 290,000 to USD 870,000, or EUR 265,000 to EUR 800,000), reflecting the premium for lifestyle amenities, English-speaking services, and established foreign communities.
We actually have an updated expat guide for Riviera Maya here.
How much do houses cost in the suburbs in Riviera Maya as of 2026?
As of early 2026, the typical price for a house in the suburban or outer residential areas of Riviera Maya ranges from MXN 1.5 million to MXN 4 million (approximately USD 85,000 to USD 230,000, or EUR 80,000 to EUR 215,000).
The typical price difference between suburban houses and city-center houses in Riviera Maya is around 30% to 50% lower in the suburbs, meaning buyers can save MXN 1.5 million to MXN 4 million (USD 85,000 to USD 230,000, or EUR 80,000 to EUR 215,000) by choosing an outer neighborhood over a central location.
The most popular suburbs for house buyers in Riviera Maya include the outer fraccionamientos of Playa del Carmen like Villas del Sol and areas inland from the beach corridor, as well as the town-side residential zones of Tulum that offer more space and affordability while remaining within reasonable driving distance of beaches and amenities.
What areas in Riviera Maya are improving and still affordable as of 2026?
As of early 2026, the top areas in Riviera Maya that are improving and still affordable for house buyers include parts of the Ejidal neighborhood in Playa del Carmen and the town-side residential zones of Tulum that sit outside the polished resort-style enclaves.
The current typical house price in these improving yet affordable areas of Riviera Maya ranges from MXN 2 million to MXN 5 million (approximately USD 115,000 to USD 290,000, or EUR 105,000 to EUR 265,000).
The main sign of improvement driving buyer interest in these Riviera Maya areas is the ongoing infrastructure development, including newly paved roads, improved drainage systems, expanding commercial services, and increased connectivity to the Tren Maya rail line, all of which are gradually elevating these neighborhoods without the premium pricing of established tourist zones.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
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 extra costs should I budget for a house in Riviera Maya right now?
What are typical buyer closing costs for houses in Riviera Maya right now?
The estimated typical total closing cost for house buyers in Riviera Maya is between 5% and 9% of the purchase price, depending on the municipality, notary fees, and transaction structure.
The main closing cost categories in Riviera Maya include the acquisition tax (ISABI/ISAI) which runs around 2% to 4%, notary and public registry fees of approximately 1.5% to 3%, and appraisal fees of around MXN 5,000 to MXN 15,000 (USD 290 to USD 870, or EUR 265 to EUR 800).
The single largest closing cost category for house buyers in Riviera Maya is typically the acquisition tax (ISABI/ISAI), which is governed by Quintana Roo state law and can represent roughly half of your total closing expenses.
We cover all these costs and what are the strategies to minimize them in our property pack about Riviera Maya.
How much are property taxes on houses in Riviera Maya right now?
The estimated typical annual property tax (predial) for a house in Riviera Maya is quite modest compared to the United States or Canada, generally ranging from MXN 2,000 to MXN 15,000 per year (approximately USD 115 to USD 870, or EUR 105 to EUR 800), though luxury properties can pay more.
Property tax in Riviera Maya is calculated based on the cadastral value assigned by the municipality, not the market price you paid, which means the official assessed value is often significantly lower than the actual purchase price, resulting in relatively low annual tax bills.
If you want to go into more details, we also have a page with all the property taxes and fees in Riviera Maya.
How much is home insurance for a house in Riviera Maya right now?
The estimated typical annual home insurance cost for a house in Riviera Maya ranges from MXN 4,000 to MXN 12,000 (approximately USD 230 to USD 700, or EUR 215 to EUR 645) for basic coverage on a mid-market property, with higher-value homes or those in hurricane-exposed coastal positions paying MXN 12,000 to MXN 35,000 or more (USD 700 to USD 2,000, or EUR 645 to EUR 1,850).
The main factors that affect home insurance premiums for houses in Riviera Maya include the property's proximity to the coast and hurricane exposure, the home's construction materials and age, the coverage level for contents and liability, and whether the property is used as a primary residence or a vacation rental.
What are typical utility costs for a house in Riviera Maya right now?
The estimated typical total monthly utility cost for a house in Riviera Maya ranges from MXN 1,500 to MXN 4,500 (approximately USD 85 to USD 260, or EUR 80 to EUR 240) for moderate usage, though heavy air conditioning use can push electricity bills significantly higher.
The breakdown of main utility categories for houses in Riviera Maya includes electricity (CFE) at MXN 800 to MXN 2,500 per month for moderate use or MXN 2,500 to MXN 6,000 or more with heavy air conditioning, water and sewer at MXN 250 to MXN 900 per month through providers like Aguakan, internet at MXN 400 to MXN 800 per month, and gas (if used) at MXN 300 to MXN 700 per month.
What are common hidden costs when buying a house in Riviera Maya right now?
The estimated total of common hidden costs that house buyers in Riviera Maya often overlook can add MXN 50,000 to MXN 200,000 (approximately USD 2,900 to USD 11,600, or EUR 2,700 to EUR 10,700) to your purchase, depending on the property's condition and legal situation.
Typical inspection fees buyers should expect when purchasing a house in Riviera Maya include MXN 6,000 to MXN 15,000 (USD 350 to USD 870, or EUR 320 to EUR 800) for a general home inspection, plus MXN 3,000 to MXN 10,000 (USD 175 to USD 580, or EUR 160 to EUR 535) each for specialist checks on roofs, pools, electrical systems, or structural issues.
Other common hidden costs beyond inspections when buying a house in Riviera Maya include HOA or maintenance fees in gated communities (which can be substantial), fideicomiso bank trust setup and annual fees for foreign buyers purchasing within the restricted zone, title or registry cleanup costs if paperwork is incomplete, and ongoing maintenance for humidity, salt air corrosion, and hurricane preparedness.
The hidden cost that tends to surprise first-time house buyers the most in Riviera Maya is the fideicomiso (bank trust) requirement for foreigners buying near the coast, which involves both an initial setup fee of MXN 15,000 to MXN 30,000 and ongoing annual fees of MXN 8,000 to MXN 15,000 that many buyers don't factor into their budgets.
You will find here the list of classic mistakes people make when buying a property in Riviera Maya.
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What do locals and expats say about the market in Riviera Maya as of 2026?
Do people think houses are overpriced in Riviera Maya as of 2026?
As of early 2026, many locals and expats in Riviera Maya feel that house prices have risen too quickly over the past few years, though opinions vary depending on whether buyers are comparing to Mexican averages or international beach destinations.
Houses in Riviera Maya that are correctly priced typically stay on the market for 1 to 4 months, while overpriced or luxury properties can sit for 4 to 9 months or longer before finding a buyer or receiving a price reduction.
The main reason locals and expats give for feeling house prices are high in Riviera Maya is the disconnect between local wages and property values, combined with the aggressive price increases driven by foreign investor demand and short-term rental speculation, which has pushed many properties beyond what the market will actually pay.
Compared to one or two years ago, sentiment on house prices in Riviera Maya has shifted from "prices are climbing fast, buy now" to "the market is more selective," meaning well-priced homes still sell quickly but overpriced listings are sitting much longer than they did during the post-pandemic surge.
You'll find our latest property market analysis about Riviera Maya here.
Are prices still rising or cooling in Riviera Maya as of 2026?
As of early 2026, house prices in Riviera Maya are still rising overall, though the pace has moderated and the market has become more selective, with well-priced properties selling while overpriced listings take longer to move.
The estimated year-over-year house price change in Riviera Maya is approximately 8% to 14%, based on official SHF data showing Quintana Roo leading national price growth through late 2025, though individual neighborhoods vary significantly.
Experts and locals expect house prices in Riviera Maya over the next 6 to 12 months to continue rising modestly but at a slower pace than the post-pandemic boom, with the strongest appreciation in well-located properties and stagnation or corrections for overpriced inventory in less desirable areas.
Finally, please note that we have covered property price trends and forecasts for Riviera Maya here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 Riviera Maya, 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 |
|---|---|---|
| SHF House Price Index (Q3 2025) | Mexico's federal housing finance institution and official price benchmark. | We used it to anchor the official pace of national and segment-level price growth. We then compared this trend data against what listing portals show in Riviera Maya. |
| Vivanuncios Playa del Carmen | Major Mexican classifieds marketplace with large listing volume. | We extracted average asking prices for houses by bedroom count. We used their neighborhood-level price guide to identify cheaper and pricier areas. |
| Vivanuncios Tulum | Same large marketplace with structured house-only price data. | We pulled Tulum's house averages and bedroom benchmarks. We compared these with Playa del Carmen to establish regional price bands. |
| Inmuebles24 Playa del Carmen | One of Mexico's best-known property portals with deep inventory. | We observed real-time asking price ranges and typical inventory. We used it to validate that our price ranges match current early 2026 listings. |
| Inmuebles24 Puerto Aventuras | Concentrated listings for this premium marina and golf community. | We anchored luxury and larger-bedroom pricing with real listings. We used it to confirm our "most expensive areas" examples are backed by inventory. |
| DOF (Diario Oficial de la Federación) | Mexico's official gazette publishing government daily indicators. | We captured the official USD/MXN exchange rate for late January 2026. We used it to express budgets in both MXN and USD for foreign buyers. |
| Quintana Roo ISABI Tax Law | Primary legal source for the state's acquisition tax framework. | We grounded our closing costs section in actual law. We translated the legal rates into plain budgeting ranges for buyers. |
| Playa del Carmen Municipal Gazette | Official municipal publication for tax bases and local valuations. | We explained why cadastral values differ from market prices. We used it to guide how buyers should think about property taxes. |
| Aguakan Water Tariffs | Regulated water concessionaire for Quintana Roo municipalities. | We estimated realistic monthly water and sewer bills. We kept it as a range because bills vary by consumption tier. |
| AMIS (Mexican Insurance Association) | Industry body providing authoritative home insurance guidance. | We referenced their framework to understand insurance structures. We converted this into practical budgeting ranges for buyers. |
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