How much tax do you pay for a condo in Riviera Maya?

Last updated on August 20, 2025

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

Property taxes on condos in Riviera Maya are remarkably affordable, with an annual rate of just 0.1% of assessed value.

As of September 2025, a $200,000 condo owner pays approximately $200 yearly in property tax, though early payment discounts can reduce this to as low as $150. The real costs come from HOA fees, which typically range from $1,800 to $2,400 annually for standard condos.

If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.

Quick Summary:

Property tax in Riviera Maya is 0.1% of assessed value annually, making it one of the lowest rates globally.

Total annual holding costs for a $200,000 condo range from $2,120 to $2,780, with HOA fees representing the largest expense component.

Expense Category	Annual Cost (USD)	Notes
Property Tax (Predial)	$150-$200	0.1% of assessed value, discounts available
HOA Fees	$1,800-$2,400	$150-$200/month for standard condos
Municipal Fees	$120-$180	Garbage, environmental, often included in HOA
Closing Costs (One-time)	5-8% of price	Notary, registration, legal fees
Total Annual Holding Costs	$2,120-$2,780	For a $200,000 condo

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Riviera Maya. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Mexican real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Playa del Carmen, Tulum, and Cancun. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the purchase price range for condos in Riviera Maya?

Condo prices in Riviera Maya vary significantly based on location, size, and amenities.

Entry-level condos in areas like Puerto Morelos start around $150,000 USD, while mid-range properties in Playa del Carmen typically cost $200,000 to $350,000 USD. Luxury oceanfront condos in Tulum or premium developments can reach $500,000 to $1 million USD or more.

The most popular price range for foreign investors falls between $200,000 and $400,000 USD, offering good rental potential and appreciation prospects. New construction projects often command premium pricing compared to resale units.

It's something we develop in our Mexico property pack.

What's the official property tax rate in Riviera Maya?

The annual property tax rate (predial) in Riviera Maya is 0.1% of the assessed value.

This rate applies uniformly across municipalities in the Riviera Maya region, including Playa del Carmen, Tulum, and Puerto Morelos. The tax is calculated based on the assessed value, which typically aligns closely with the declared purchase price on the property deed.

Mexico's property tax rates are among the lowest globally, making real estate ownership very affordable from a tax perspective. This 0.1% rate has remained stable for several years and is unlikely to change dramatically in the near future.

How is the assessed value calculated and how does it differ from purchase price?

The assessed value is typically the declared value recorded on the property deed during purchase.

For most legitimate transactions, the assessed value matches or comes very close to the actual purchase price. Mexican tax authorities have become more sophisticated in recent years, making significant undervaluation risky and potentially problematic.

New or recently constructed properties usually have assessed values within 5-10% of the purchase price. Older properties might show larger discrepancies, but this gap has narrowed significantly since 2020 as authorities improved valuation methods.

Foreign buyers should expect the assessed value to reflect their actual investment, especially for properties purchased through established developers or real estate agencies.

How much property tax would you pay on a $150,000 condo yearly?

On a $150,000 USD condo, you would pay $150 USD annually in property tax.

This calculation uses the standard 0.1% rate applied to the assessed value. However, early payment discounts can reduce this amount significantly - paying in January could lower your tax to as little as $112.50 USD (25% discount).

Compared to property taxes in the United States or Canada, where annual taxes often range from 1-3% of property value, this Mexican rate represents substantial savings for international property owners.

How much property tax would you pay on a $250,000 condo yearly?

On a $250,000 USD condo, your annual property tax would be $250 USD.

With early payment discounts, this could be reduced to $187.50 USD if paid in January (25% discount) or $200 USD if paid by the end of January (20% discount). Even paying in February would save you $37.50 USD with a 15% discount.

This tax amount is roughly equivalent to what many property owners pay monthly in higher-tax jurisdictions, making Riviera Maya extremely attractive for property investment from a tax efficiency standpoint.

Don't lose money on your property in Riviera Maya

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

investing in real estate in Riviera Maya

How much property tax would you pay on a $500,000 condo yearly?

On a $500,000 USD condo, you would pay $500 USD annually in property tax.

Even for this higher-value property, the tax burden remains remarkably low. Early payment could reduce this to $375 USD (25% discount in January) or $400 USD (20% discount by end of January).

To put this in perspective, a similar-value property in many U.S. markets would generate $5,000 to $15,000 in annual property taxes, making the Mexican system exceptionally favorable for luxury property owners.

When is property tax paid and what are the deadlines?

Property tax in Riviera Maya is paid annually, with the payment window typically opening in January.

The standard deadline is March 31st, though specific municipalities may have slight variations. Most property owners receive their tax bills in December or early January for the following year.

Payment can be made online, at municipal offices, or through authorized banks. Many property management companies handle tax payments for non-resident owners as part of their services.

Missing the deadline can result in penalties and interest charges, though these are generally modest compared to other countries.

What early payment discounts are available and how much can you save?

Riviera Maya municipalities offer substantial early payment discounts that can significantly reduce your property tax burden.

Payment Period	Discount Rate	Example: $200 Tax
January 1-15	25%	Pay only $150
January 16-31	20%	Pay only $160
February 1-28	15%	Pay only $170
March 1-31	0%	Pay full $200
After March 31	Penalties apply	More than $200

These discounts can effectively reduce your tax rate from 0.1% to as low as 0.075% if you pay early in January. Smart property owners schedule their payments to maximize these savings.

What additional municipal fees should you expect monthly?

Municipal fees in Riviera Maya are generally modest and often included in HOA charges for condo owners.

The main additional fee is an environmental sanitation charge, typically 20 pesos per room per day (about $1-1.20 daily) for short-term rental properties. Permanent residents usually pay a simplified municipal garbage fee of $10-15 USD monthly.

Most established condo developments include garbage collection, security, and basic municipal services in their HOA fees, so owners rarely face separate municipal charges. Some luxury developments may have additional environmental or infrastructure fees of $20-50 monthly.

It's something we develop in our Mexico property pack.

infographics rental yields citiesRiviera 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 are the notary and registration fees for purchasing a condo?

Notary fees in Riviera Maya typically range from 0.75% to 1.5% of the purchase price.

Total closing costs, including notary fees, registration, taxes, permits, and legal fees, generally amount to 5-8% of the property value. These are one-time costs paid at closing, not annual expenses.

For a $200,000 condo, expect closing costs of $10,000 to $16,000 USD. While these don't affect your yearly tax burden, they're important for calculating your total investment and first-year expenses.

Many buyers finance these closing costs into their overall purchase planning, as they represent a significant upfront investment beyond the property price.

What are typical HOA fees for condos in Riviera Maya?

HOA fees for condos in Riviera Maya typically range from $100 to $200 monthly for standard properties.

1. **Small/Basic Condos**: $100-150 monthly2. **Mid-range Properties**: $150-250 monthly 3. **Luxury/Oceanfront**: $250-500 monthly4. **Ultra-luxury Developments**: $500+ monthly5. **Beachfront Premium**: Can exceed $600 monthly

These fees cover maintenance, security, landscaping, pools, gyms, common area utilities, and often garbage collection. Higher fees typically correlate with more amenities like concierge services, beach clubs, spa facilities, and extensive security systems.

HOA fees represent the largest ongoing expense for condo owners, often exceeding property taxes by 10-15 times annually.

What would you realistically pay annually for all costs on a $200,000 condo?

For a $200,000 condo in Riviera Maya, realistic annual holding costs range from $2,120 to $2,780 USD.

Cost Category	Annual Amount (USD)	Monthly Equivalent
Property Tax (with early payment)	$150-200	$12-17
HOA Fees	$1,800-2,400	$150-200
Municipal/Environmental Fees	$120-180	$10-15
Property Management (optional)	$0-600	$0-50
Total Annual Costs	$2,070-3,380	$172-282

These costs represent approximately 1.0-1.4% of the property value annually, making Riviera Maya condos very affordable to maintain compared to similar properties in North American markets.

It's something we develop in our Mexico property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Riviera Maya offers one of the world's most favorable property tax environments for condo owners, with annual taxes representing just 0.1% of property value.

Smart buyers who pay early can reduce their effective tax rate to 0.075%, while HOA fees remain the primary ongoing expense for condo ownership in the region.