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
What will happen in Riviera Maya’s real estate market? Will prices go up or down? Is Tulum still a hotspot for foreign investors? How is Mexico’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in Riviera Maya, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
1) Property prices in Puerto Morelos will rise moderately as it becomes a popular alternative to crowded areas
Puerto Morelos is quickly becoming a hot spot for those looking to escape the hustle and bustle of the Riviera Maya.
In 2023, the area saw a 30% jump in property transactions, showing its rising popularity. This is part of a larger trend in the Riviera Maya, where real estate values have been climbing steadily, with a 12% annual increase over the past five years.
One big draw is the affordability of real estate here. The average price per square meter in Puerto Morelos is about $2,000 USD, which is a bargain compared to Playa del Carmen, where prices can soar to $3,000 USD per square meter. Beachfront condos here are also cheaper than those in Tulum and Playa del Carmen, making it a smart choice for buyers.
Infrastructure is another factor boosting Puerto Morelos's appeal. By January 2025, six new beach access points will be completed, enhancing the area's infrastructure and likely driving up property values. The region is also seeing a rise in eco-residential projects, attracting those interested in sustainable living.
These developments are making Puerto Morelos a desirable alternative to more crowded areas, with moderate price increases expected as more people discover its charm.
Sources: Susimacdonald.com, Mycasa.mx, Rivieramaya-homes.com
2) New construction in Playa del Carmen will slow down because of stricter environmental rules
In 2023 and 2024, Playa del Carmen cracked down on environmental protection laws.
The Secretary of Sustainable Planning took bold steps, shutting down or fining 20 irregular construction projects in just 90 days. These projects were caught without proper municipal permits or failed to meet safety standards, showing the government's commitment to enforcing the rules.
Quintana Roo's government introduced new regulations, now requiring all real estate developments to submit an environmental impact statement. This shift is nudging developers towards more sustainable practices, which, while beneficial, can be both time-consuming and costly.
There are real-world examples of how these changes are affecting construction. Some projects have been halted or delayed due to environmental concerns. For instance, a residential project was suspended over allegations of paid-for permits, highlighting how stricter enforcement is causing delays.
These developments suggest that Playa del Carmen might see a slowdown in new construction as developers adjust to these new requirements. The focus on sustainability is reshaping the landscape, making it crucial for potential buyers to stay informed.
Understanding these dynamics can give you an edge if you're considering buying property in the area. Being aware of these regulations can help you make informed decisions and navigate the market more effectively.
Sources: Riviera Maya News, Zoom Playa
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.
3) Rental yields in Playa del Carmen will drop because of oversupply in some areas
Playa del Carmen is experiencing a boom in rental properties, offering renters plenty of options.
With over 37,000 properties listed on Realtor.com, this abundance means rental prices might drop as landlords compete for tenants.
New property developments are popping up everywhere, with a 20% increase in projects compared to last year, according to Zoom Playa.
This surge in new builds is creating fierce competition among property owners, which could drive rental yields down even more.
Century 21 and other real estate agencies have noticed this trend, predicting that the market saturation will continue to impact rental prices.
Market analysis shows a slowdown in rental price growth, making it tough for landlords to keep yields high with so many options available.
Sources: Zoom Playa, Data to Dollars: Capitalizing on Riviera Maya's Real Estate Trends
4) Property prices in Riviera Maya will keep rising due to limited land and high demand
The Riviera Maya is seeing a steady rise in property prices, especially in hotspots like Tulum.
In 2023, Tulum's property values jumped by 15% annually, and this trend spilled over into 2024 with Playa del Carmen's beachfront condos experiencing a 12% price hike. This consistent growth, averaging a 12% annual increase over five years, underscores the region's strong real estate demand.
International buyers, particularly from the U.S., Canada, and Europe, are flocking to the Riviera Maya for second homes or investment properties. The Mexican government sweetens the deal with policies that encourage foreign ownership in certain areas, making it even more attractive for overseas investors.
However, there's a catch: undeveloped land is scarce due to environmental regulations and protected zones, limiting new projects. Despite these constraints, the area is buzzing with new sustainable and luxury developments, pushing property values up by around 15% in 2024.
This limited land availability, paired with high demand, is a major driver of the rising property prices. The allure of the Riviera Maya is undeniable, with its pristine beaches and vibrant culture drawing in buyers from all over the globe.
Sources: Top Mexico Real Estate, Caribe Luxury Homes, Zoom Playa, Moskito
5) Tulum's new zoning laws will restrict high-rise buildings to protect the natural landscape
Tulum is taking big steps to protect its natural beauty by limiting high-rise buildings through new zoning laws.
These changes come after environmental impact assessments by Semarnat showed that some real estate projects could harm the local ecosystem. The assessments stressed the importance of preserving places like the Xcacel-Xcacelito Turtle Sanctuary, which is crucial for maintaining the area's natural charm.
The local government has also labeled Tulum as a Potential Sustainable Tourism Development Zone, which means any new buildings must follow strict environmental rules. This ensures that while the town grows economically, its natural environment remains intact. Tulum has a history of low-density construction, which helps keep building heights and ground cover in check.
Tourism trends are on Tulum's side, as more travelers are looking for eco-friendly destinations. By keeping its natural beauty, Tulum attracts tourists who care about the environment and also draws in high-end investors and visitors who want unique, eco-friendly experiences. This not only boosts the local economy but also highlights the importance of preserving the town's landscape.
New zoning laws in Tulum will limit high-rise developments, preserving the town's natural landscape. This approach aligns with the town's commitment to sustainability and its historical trend of implementing low-density construction guidelines.
Overall, Tulum's focus on sustainability is not just about protecting the environment; it's also about ensuring long-term economic benefits by attracting the right kind of tourism and investment.
Sources: Tulum Times, Inmobilia, Zisla
Don't buy the wrong property, in the wrong area of Riviera Maya
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
6) Short-term rental profits will drop due to stricter vacation rental regulations
Stricter regulations on vacation rentals in places like Riviera Maya are shaking up the short-term rental market.
In 2023 and 2024, property owners in Quintana Roo faced new rules, including mandatory property registration with the state Returq. This change might make some owners think twice about continuing their rental leases. The process isn't just a formality; it's a significant shift that could deter potential investors.
For those who don't comply, the consequences are tough. Property owners now need a state operating license from the Tax Administration Service (SAT) to run vacation rentals legally. Without it, they risk business shutdowns, fines, and surcharges. This adds a financial risk that wasn't as prominent before, making the rental business a bit more daunting.
Running a short-term rental isn't just about handing over the keys. The new regulations mean increased operational costs. Frequent guest check-ins, cleanings, and maintenance are part of the deal, leading to higher property management fees. These fees can eat up 20% to 30% of the rental income, which is a big chunk for any property owner.
On top of that, the buzz around these regulations might scare off some guests, leading to potentially reduced occupancy rates. This combination of higher costs and fewer guests can really squeeze the profitability of short-term rentals.
For anyone considering investing in a vacation rental in this region, it's crucial to weigh these factors. The landscape is changing, and understanding the new rules and costs is key to making a smart investment decision.
Sources: Riviera Maya News, Mextax, Loam Desarrollos
7) Tulum will draw a wider range of people as it evolves into a cultural and wellness center
Tulum is quickly becoming a hotspot for a diverse range of people from around the globe.
One big reason for this is the new Felipe Carrillo Puerto International Airport, which opened in December 2023. Since then, international flights have surged, making it one of Mexico's top terminals for global travelers. This influx is expected to reach 1.4 million passengers by the end of 2024, drawing visitors from all corners of the world.
Another draw is the investment in wellness and cultural facilities. Developments like the Mayaliah Tulum Hotel & Residences are setting new standards with their sustainable architecture and wellness programs. These projects are part of a larger effort to make Tulum a cultural and wellness hub, attracting those interested in a holistic lifestyle.
Tulum is also home to numerous wellness retreats and cultural festivals that offer transformative experiences. With 44 top-rated wellness retreats, the area provides a variety of options for rejuvenating the mind, body, and soul. These retreats often blend yoga, adventure, and cultural immersion, appealing to a wide audience seeking personal growth and cultural experiences.
These developments are not just about luxury; they are about creating a community that values sustainability and well-being. The focus on wellness and culture is drawing a more diverse demographic, as people from different backgrounds come to experience what Tulum has to offer.
As Tulum continues to grow, it is becoming a place where people can connect with nature, culture, and themselves. This unique blend of offerings is what makes Tulum a magnet for a global audience looking for more than just a vacation.
Sources: Mexico News Daily, Travel Pulse, Book Retreats
8) Demand for affordable housing in Playa del Carmen will rise as the local population grows
Playa del Carmen is booming, with its population expected to hit between 323,098 and 368,698 by 2024.
This growth is fueled by an impressive annual expansion rate of 7.7%, making it the fastest-growing area in Mexico. People are flocking to the Riviera Maya region, where Playa del Carmen is located, drawn by its economic opportunities and great quality of life.
Despite Mexico's overall negative net migration, Playa del Carmen is thriving, thanks to 553,911 new jobs created in the past year. Quintana Roo, the state where Playa del Carmen is situated, is leading in job creation, attracting more people to the area.
Many new residents are coming from nearby states, which highlights the need for affordable housing options. The rapid job growth in sectors like transportation, construction, and commerce is bringing in a young workforce eager to settle down.
With such a dynamic job market, the demand for affordable housing is only going to increase. This trend is particularly evident in Playa del Carmen, where the local population is expected to keep growing.
As more people move in, the city is becoming a hotspot for those looking to invest in property, especially with the ongoing demand for affordable living spaces.
Sources: Susimacdonald.com, Macrotrends.net, Riviera Maya News, Colibriproperty.com
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.
9) Demand for homes with office spaces will grow as remote work stays common
Remote work is here to stay, with 22% of the American workforce expected to work from home by 2025.
People love the flexibility of remote work, with 98% wanting to work from home at least part-time. Many are even willing to take a pay cut for this perk, showing how much they value the benefits like a better work-life balance and no more long commutes.
With more folks setting up shop at home, the home office furniture market is booming, valued at around USD 15 billion in 2023. This growth is all about creating comfy and efficient workspaces at home.
Real estate is catching on, too. There's a rising demand for homes with dedicated office spaces, especially in remote work hotspots like Riviera Maya. People want homes that fit their new work-from-home lifestyle.
Architects and designers are getting creative, focusing on functional and stylish home office designs. This trend is reshaping how homes are built and decorated, making them more appealing to remote workers.
As remote work becomes the norm, properties with home office spaces are becoming hot commodities. This shift is changing the real estate landscape, with more buyers looking for homes that support their work-from-home needs.
Sources: Join Genius, Global Market Insights, Remote People, Kumospace
10) Demand for eco-friendly properties in Tulum will rise as more foreign buyers prioritize environmental awareness
Tulum is seeing a surge in eco-friendly property sales, a trend that started in 2023 and is still going strong.
In the Riviera Maya, there's a growing demand for sustainable building materials. Developers are opting for eco-friendly options like certified woods and local materials such as Chukum, alongside renewable energy systems.
People are increasingly interested in living in environmentally friendly homes. This shift in consumer preferences is fueling the demand for eco-friendly real estate in Tulum.
Local developers are responding to this trend by incorporating green technologies into new builds. This includes solar panels and rainwater harvesting systems, making homes more sustainable.
As environmental awareness grows, foreign buyers are likely to target eco-friendly properties in Tulum. This is not just a trend but a shift towards more sustainable living.
With Tulum's natural beauty and commitment to sustainability, it's no wonder that eco-friendly homes are becoming a hot commodity in the area.
Sources: Moskito, Zoom Playa
11) More Canadian buyers will invest in Riviera Maya for its warm climate and investment potential
The Riviera Maya is becoming a hotspot for Canadian property buyers.
With property prices soaring in Canada, many Canadians are eyeing the Riviera Maya as a more affordable option. The region offers not just beautiful beaches but also a promising real estate market that appeals to those looking for investment opportunities.
One of the main attractions is the favorable exchange rate between the Canadian dollar and the Mexican peso. This makes it financially easier for Canadians to invest in Mexican properties, a trend that has been growing over the years.
Direct flights from Canada to Cancun have increased, making it more convenient for Canadians to travel to the Riviera Maya. This ease of access is a significant factor in the growing interest in the area.
Canadian media often highlights the benefits of owning property in Mexico, such as tax advantages and rental income potential. These factors make the Riviera Maya an attractive option for those looking to invest abroad.
Surveys show that the Riviera Maya is a top choice for Canadians interested in international real estate, reflecting a growing trend of outbound real estate investments from Canada.
Source: Zoom Playa
Make a profitable investment in Riviera Maya
Better information leads to better decisions. Save time and money. Download our guide.
12) Property prices in northern Playa del Carmen will drop as new developments focus on the south
Developers are now focusing on the southern parts of Playa del Carmen for new real estate projects.
In the south, there's a buzz around sustainable and luxury properties like the Kantal development, which is drawing in both attention and investment. This shift is making the southern areas more attractive to potential buyers.
Places like Tulum in the south have seen major infrastructure upgrades, enhancing the quality of life and boosting property demand. These improvements make the area more appealing to those looking to buy.
The media often highlights the allure of southern developments, focusing on their luxurious amenities and eco-friendly features. This kind of coverage is pulling more buyers towards the south.
Real estate agents are noticing that buyers are increasingly interested in the south, thanks to the better amenities and value found there. The local government is also playing a part by improving infrastructure and services, making the south a more desirable place to live.
Sources: Zoom Playa, Real Estate Australia
13) Tulum’s property prices will level off as the market matures and infrastructure improves
Tulum's real estate market has been booming, with a market size of USD 1.20 billion in 2023 and an 8.5% growth rate year-over-year.
Since 2015, property prices have seen a 15% average annual increase, showing strong demand. But as we look towards 2025, things are expected to level out.
Key to this stabilization is the investment in infrastructure, like the Maya Train and the new Tulum airport, which will boost accessibility and connectivity, making the area even more attractive.
Looking at places like Playa del Carmen, we see that once a market matures, prices tend to stabilize. As Tulum's infrastructure improves, the availability of essential services will also rise, helping to balance property prices.
These changes mean Tulum is becoming more than just a tourist hotspot; it's evolving into a well-rounded community. This shift is crucial for the market's maturity.
As infrastructure catches up with growth, expect a more stable real estate environment, making it a potentially wise investment for the future.
Sources: Frank Ruiz Realty Group, Zoom Playa, Riviera Maya Cozy
14) Rental yields in Tulum will rise as it stays popular with digital nomads
Tulum is a hotspot for digital nomads, and this trend is driving up rental yields.
With more remote workers flocking to Tulum, the demand for short-term rentals is booming. This influx has created a lively rental market, where both short-term and long-term rentals are highly sought after. In 2023, Tulum's average occupancy rate hit 84%, and it's expected to rise by 5% to 8% in 2024. This steady increase shows that digital nomads are choosing Tulum as their go-to spot, pushing rental demand even higher.
Luxury villas are particularly in demand, as they offer the comfort and reliable internet that digital nomads crave. These high-end properties attract a clientele willing to pay top dollar, further boosting rental prices. The expansion of co-working spaces and digital infrastructure is also making Tulum more appealing. New cafes with stable internet are popping up, catering to the growing digital nomad community.
This development highlights the need for reliable digital infrastructure to support the increasing number of remote workers. As Tulum continues to enhance its digital amenities, it becomes an even more attractive destination for those working remotely. The town's charm, combined with its modern conveniences, makes it a prime location for digital nomads looking for a balance of work and leisure.
With its beautiful beaches and vibrant culture, Tulum offers an ideal setting for digital nomads seeking a unique lifestyle. The town's ability to adapt to the needs of remote workers ensures that it remains a top choice for this community. As more digital nomads settle in Tulum, the demand for rental properties will likely continue to rise, making it a promising investment opportunity.
Sources: Digital Nomads World, Tulum Times, The Nomad Almanac
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.
15) Rental yields in Akumal will rise steadily as more long-term renters seek tranquility and nature
Akumal is becoming a hotspot for long-term renters thanks to its stunning natural beauty and peaceful vibe.
In 2023, Akumal even outdid Cancun in hotel occupancy rates, showing off its charm as a serene getaway with beautiful beaches. People are increasingly looking for eco-friendly places to stay, driven by a global push for responsible living and eco-tourism. This makes Akumal a perfect spot for those wanting a mix of luxury and nature.
With the new Mayan Train and the expansion of Cancun International Airport, getting to Akumal is easier than ever, which is boosting real estate demand. The rise of remote work is also playing a part, as more people are looking for tranquil places like Akumal to live and work.
Akumal's appeal is not just about its natural beauty; it's also about the lifestyle it offers. The area is attracting remote workers who want to enjoy a peaceful environment while staying connected to their jobs. This trend is expected to continue, making Akumal a prime location for those seeking a balance between work and relaxation.
As more people discover Akumal, the demand for properties is likely to increase, leading to a steady rise in rental yields. The area's focus on eco-friendly living and its natural attractions make it a desirable place for long-term renters.
With its unique blend of nature and modern amenities, Akumal is set to become a top choice for those looking to invest in real estate. The area's growing popularity and improved accessibility are key factors driving this trend.
Sources: Zoom Playa, Nearshore Americas, Ocean Breeze Akumal, Tao Mexico
16) Rental yields in Puerto Aventuras will stay stable as it attracts wealthy families and retirees
Puerto Aventuras is a hotspot for vacation rentals, with high occupancy rates showing tourists love its secure and luxurious vibe.
Families and retirees are drawn to the area, creating a steady demand for long-term rentals that keeps property owners happy with reliable tenants.
Property values here have jumped, with a 10% increase over the past year, highlighting its growing appeal and making it a smart choice for investors.
Investors are particularly interested because the area promises stable rental yields, thanks to its mix of short-term tourists and long-term residents.
Puerto Aventuras stands out for its ability to attract affluent families and retirees, ensuring a consistent rental market.
With its rising property values and strong rental demand, Puerto Aventuras is a prime spot for those looking to invest in real estate.
Sources: Zoom Playa, Top Mexico Real Estate, Properties Bay MX
17) Connectivity between Playa del Carmen and Tulum will improve with new public transportation initiatives
In the Riviera Maya, government investment in transportation infrastructure has surged.
One of the standout projects is the Tren Maya, a major development aimed at boosting connectivity across several states, including Quintana Roo, where Playa del Carmen and Tulum are located. This train is set to make travel between these popular spots much more efficient, which is great news for both locals and tourists.
Local authorities are also working on a bypass road in Tulum as part of the 2024 Annual Operational Program. This project is designed to ease the traffic jams that have become a common headache, especially with the rise in tourist numbers and new attractions like the Tulum Airport and Jaguar Park.
Speaking of airports, the Felipe Carrillo Puerto International Airport in Tulum opened in late 2023. This new airport is a game-changer, as it aims to take some pressure off Cancun Airport and offer more direct access to Tulum, making it a breeze for travelers moving between Playa del Carmen and Tulum.
These initiatives are not just about convenience; they reflect a broader commitment to enhancing the region's infrastructure. With these developments, the Riviera Maya is positioning itself as a more accessible and attractive destination for property buyers and tourists alike.
So, if you're considering buying property in the area, these transportation upgrades could be a significant factor in your decision, offering improved connectivity and potentially boosting property values.
Sources: Riviera Maya News, Maya Ocean, Riviera Maya News, Travel Weekly
Get fresh and reliable information about the market in Riviera Maya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
18) Eco-friendly housing in Tulum will grow as buyers prioritize sustainability
Tulum is buzzing with eco-friendly residential developments as more people look for sustainable homes.
In 2023 and 2024, surveys showed that buyers in Tulum are keen on properties with solar panels and energy-efficient appliances. This shift in preference is driving the market towards greener options.
Developments like Kan Tulum treehouses and Solemn Developments are leading the way by integrating green technologies and sustainable practices. By 2024, developers were quick to catch on to this eco-conscious trend.
Government policies have been a game-changer. Since Tulum became Mexico’s first official sustainable tourism development zone in 2018, local policies have pushed for the use of local materials and energy-efficient designs in new projects.
The media has played its part too. With a spotlight on environmental issues, public awareness about eco-friendly living in Tulum has grown. Social media buzz has further influenced buyers' choices.
As sustainability becomes a top priority, Tulum is set to see a surge in eco-friendly residential developments, making it a prime spot for those seeking a greener lifestyle.
Sources: MyCasa, The Agency Riviera Maya, The Latin Investor
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.