Summary
Yes, in most of Tulum, but far less than the crash headlines say. In our table, 9 of the 15 areas have really dropped, 5 have held up and 1 has dropped only on paper. Tulum as a whole is 15% below its highest resale price.
The scary figure is a 47.6% fall in condo prices between 2023 and 2025, given by AMPI Tulum (the local realtors' association) to El Economista in November 2025. It covers a condo market where more than 80% of post-pandemic units were sold off-plan. Ready homes for resale fell much less.
The fall is very uneven. Aldea Tulum is 30% below its peak; Region 8, Region 15 and Holistika are 20% below; Selva Zama, Cobá Road, Aldea Zama, Centro Tulum and La Veleta are 15% below.
Tulum Beach, Villas Tulum, Tulum Country Club, Tankah and Bahia Soliman are only 5% below their highs. Tumben Kaa is the one area where the headlines overstate the drop: it is 10% below its peak.
The slide has slowed. Tulum as a whole is down 2% over the last 12 months, and Villas Tulum is even up 5%.
Asking prices hide part of the fall. Buyers usually negotiate ~6% to ~15% below asking, depending on the area.
Demand is weaker too. Tulum hotel occupancy fell from 72.67% to 63.69% between January-July 2025 and the same months of 2026, according to the Quintana Roo tourism data.
When you bought matters as much as where. Tulum as a whole is still up 7% over five years, so a 2021 buyer can be ahead while a 2023 buyer is underwater.
Our Tulum property-price table by area
Our table gives a verdict for each of the 15 areas of Tulum we track, with the resale price per square foot, the recent price change, the drop from each area's highest price and when that peak came.
It also shows the usual negotiation margin and time to sell, so you can tell an area where asking prices look stable from one where sellers accept bigger discounts or wait much longer.
If you want real answers from the field about a specific home or street, ask a pro in Tulum for free.
| Area |
Verdict our short answer |
Price per Sq Ft today, resale askingiNeighborhood median asking price of ready condos (MonadLuxury 7 Nov 2026, RivieraAudit Oct 2026), converted at 18.6 MXN/US$ and 10.764 sq ft/m²; thin areas from a few listings. |
Price Change last 12 months, resaleiCity reference figure ~−2%; each area from its Propiedades.com 18-month change scaled to 12 months, smoothed with demand signals (broker requests, days on market). |
Price Change last 5 years, resaleiResale only: city figure +7%, bounded 0 to +15% except Aldea Tulum where owners resell below what they paid; areas placed by demand and supply signals. |
Drop From the Highest Price resale, since 2021iResale only: city figure −15%, weighted check on listing counts gives −15%; La Veleta/Centro −10 to −20% quoted directly; Aldea Tulum −30% (owners selling 30% below what they paid). |
When Prices were at their highestiDates from Tulum Times (La Veleta/Centro 2022 peaks), Numbeo centre high May 2024, AMPI 2023; others follow the city. |
Negotiation Margin below asking, usuallyiCity reference figure ~10%; more room where listings sit longest (Centro, Region 8, Holistika, Aldea Tulum), less where homes sell faster (Country Club, Villas Tulum). |
Time to Sell a typical home, monthsiMedian days listed per area (MonadLuxury 7 Nov 2026) × 1.4 (city ratio departed/active), shown as months; areas without a count derived from neighbours. |
Why what drives the verdict here |
Data confidence iHigh: direct data for this area. Medium: one strong source, or several pointing the same way, with our own estimate. Low: few signals, an order of magnitude. |
|---|---|---|---|---|---|---|---|---|---|---|
| TulumChecked Nov 2026 | Yes, really | US$258 | −2% | +7% | −15% | 2023-24 | ~10% | ~12 mo | Resale prices here are about 15% below their highest point. Lots of new condos, fewer buyers and softer tourism since 2024. Homes take about 12 months to sell. | Medium |
| 1Tulum Beach | No | US$500 | 0% | +15% | −5% | 2024 | ~8% | ~9 mo | Resale prices here held up. Beachfront is scarce because building is restricted, so the few homes for sale hold their price. Homes take about 9 months to sell. | Medium |
| 2Selva Zama | Yes, really | US$380 | −3% | +5% | −15% | 2023 | ~10% | ~12 mo | Resale prices here are about 15% below their highest point. A newer, pricier jungle area next to Aldea Zama with little built around it yet. Homes take about 12 months to sell. | Medium |
| 3Cobá Road | Yes, really | US$280 | −3% | +5% | −15% | 2023 | ~12% | ~18 mo | Resale prices here are about 15% below their highest point. Jungle lots and villas along the road to Cobá, west of town, where you need a car and homes sell slowly. | Medium |
| 4Aldea Zama | Yes, really | US$262 | −1% | +8% | −15% | 2023 | ~10% | ~13 mo | Resale prices here are about 15% below their highest point. Still the area foreign buyers ask for most, but with nearly a thousand homes for sale it is a buyer's market. | Medium |
| 5Centro Tulum | Yes, really | US$260 | −6% | +5% | −15% | Mid 2024 | ~12% | ~20 mo | Resale prices here are about 15% below their highest point. Where people actually live, with shops and local food, but resale listings sit for well over a year. | Medium |
| 6Region 8 | Yes, really | US$255 | −3% | +5% | −20% | 2023 | ~12% | ~17 mo | Resale prices here are about 20% below their highest point. Close to the beach road but still half building site, with many lots and slow sales. Homes take about 17 months to sell. | Medium |
| 7Villas Tulum | No | US$250 | +5% | +10% | −5% | 2024 | ~7% | ~11 mo | Resale prices here held up. A quieter residential area with few new projects, where prices held but rents were cut. Homes take about 11 months to sell. | Medium |
| 8La Veleta | Yes, really | US$250 | +2% | +10% | −15% | 2022 | ~8% | ~9 mo | Resale prices here are about 15% below their highest point. The liveliest area with cafes and shops, still crowded with condos and some unpaved streets. | Medium |
| 9Region 15 | Yes, really | US$235 | −1% | 0% | −20% | 2023 | ~12% | ~11 mo | Resale prices here are about 20% below their highest point. Hundreds of near‑identical studios and 1-beds were built here, and demand for them has dried up. | Medium |
| 10Tulum Country Club | No | US$232 | +2% | +10% | −5% | 2024 | ~6% | ~5 mo | Resale prices here held up. A gated golf community outside town, finished and calm, where homes sell faster than in town. Homes take about 5 months to sell. | Medium |
| 11Holistika | Yes, really | US$230 | −3% | 0% | −20% | 2023 | ~12% | 24+ mo | Resale prices here are about 20% below their highest point. A small wellness enclave in the jungle, liked by buyers but with very few sales. Homes can sit unsold for two years. | Medium |
| 12Tumben Kaa | Only on paper | US$170 | −3% | +5% | −10% | 2023 | ~10% | ~13 mo | Headlines talk of big drops, but resale prices here moved only a little. A local residential area, cheaper than the condo zones, with houses doing better than flats. | Medium |
| 13Aldea Tulum | Yes, really | US$120 | −6% | −10% | −30% | 2022 | ~15% | ~15 mo | Resale prices here are about 30% below their highest point. A huge development of about 6,000 small flats bought to rent out, many now empty. Homes take about 15 months to sell. | Medium |
| Fewer listings, rough estimates ?We're still digging into these areas. Once we find solid sources, they'll move up into the main table. | ||||||||||
| Tankah | No | US$530 | +1% | +15% | −5% | 2024 | ~8% | ~12 mo | Resale prices here held up. A thin beachfront market north of town, with condo projects halted for building without environmental permits. Homes take about 12 months to sell. | Medium |
| Bahia Soliman | No | US$470 | 0% | +10% | −5% | 2024 | ~10% | ~12 mo | Resale prices here held up. Mostly private beach villas, very few listings, and two condo projects seized by environmental authorities. Homes take about 12 months to sell. | Medium |
Pre-sale (new-build) prices behave differently: developers' lists are still about +15 to +40% above five years ago, and resales of those units often close 10 to 30% below what buyers paid off-plan.
How we got these numbers. We read 650 signals on Tulum from 124 websites, of which about 80 on prices: portal indices (Propiedades.com, MonadLuxury, Riviera Audit, Inmuebles24 2021-22), Numbeo history, Tinsa, press quoting AMPI and valuers, agents and owners. Changes are for resale asking prices in US$; the city figure is the anchor and each area is placed by its own portal change, days on market and demand signals.
Source: TheLatinvestor property database, November 2026.
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Message a proHave Tulum property prices dropped?
Yes. Tulum resale prices have dropped enough to call it a real correction: our figure for Tulum as a whole is 15% below its highest point.
The latest move is much smaller. Tulum as a whole is down 2% over the last 12 months, and still up 7% over five years.
That is why two people can look at Tulum and reach opposite conclusions. Someone who bought at the top of the boom can be underwater today, while someone who bought five years ago can still be ahead.
The peak did not come at the same time everywhere. Tulum as a whole topped out in 2023-24. La Veleta and Aldea Tulum peaked earlier, in 2022, and Centro Tulum only in mid-2024.
Outside listing data point the same way. MonadLuxury, a Tulum real estate agency that publishes a market tracker, counted 3,843 properties for sale in November 2026 and estimated at least 12.4 months of supply.
Its active listings had been online for a median 271 days. Those are asking figures, not closed sales, but they do not describe a market where homes sell fast.
Still, the drop does not cover every Tulum home. 9 of our 15 areas have really dropped, 5 have held up, and Tumben Kaa has dropped only on paper.
The areas that held are the beach and a few finished, calm areas: Tulum Beach, Tankah, Bahia Soliman, Villas Tulum and Tulum Country Club. The areas that fell are mostly the inland condo zones built for investors during the boom.
The rest of this article goes through where the fall is biggest, what the headline figure really measures, how much buyers negotiate, and why your purchase date changes the answer.
Did Tulum condo prices fall 48%?
Partly. The figure is real, but it does not mean that a ready home in every part of Tulum lost almost half of its value.
El Economista reported in November 2025 that Mario San Miguel, president of AMPI Tulum, said condo prices had fallen that much between 2023 and 2025. The same report said more than 80% of the condos sold after the pandemic had been sold off-plan.
That matters. Tulum's boom leaned on new projects sold before completion, often to investors buying small units for their expected rental income.
Our table measures something narrower: resale asking prices of ready homes. On that basis, the deepest fall we track is Aldea Tulum, at 30% below its peak.
The two figures cover different markets. Developers can keep list prices high while adding discounts, payment plans or furniture packages. Early investors can then resell below what they paid.
That is where the biggest losses sit. Resales of units first bought off-plan often close 10 to 30% below what those buyers paid.
A citywide condo statistic can also be pulled around by the mix of small studios and new projects delivered from one year to the next.
So take the AMPI figure as proof that the boom broke, not as a discount to apply to every listing. The useful comparison is the same type of home, in the same area, against its own past price and against the homes competing with it today.
The table below shows the main figures quoted about Tulum prices, side by side, with what each one really measures.
| Figure | Source | Date | What it measures | Move |
|---|---|---|---|---|
| Condo prices, 2023 to 2025 | AMPI Tulum, in El Economista | November 2025 | All condos, mostly sold off-plan | −47.6% |
| Off-plan units resold | Our research | November 2026 | Closing price vs what the first buyer paid | 10 to 30% below |
| Developers' list prices | Our research | November 2026 | New-build lists vs five years ago | +15 to +40% |
| Resale drop from the peak | Our table | November 2026 | Ready homes, Tulum as a whole | −15% |
| Resale change, last 12 months | Our table | November 2026 | Ready homes, Tulum as a whole | −2% |
| Median cut on reduced listings | MonadLuxury | November 2026 | Listings cut in the last 90 days | −11.4% |
| SHF home price index | SHF, Quintana Roo | Q2 2026 | Homes appraised for a mortgage, whole state | +9.8% |
Are Tulum property prices still falling today?
Yes, but slowly, and not in every area. The yearly move in Tulum resale asking prices is now small next to the fall from the 2023-24 high.
Right now, Tulum areas are moving in different directions. Centro Tulum and Aldea Tulum are down 6% over the last 12 months. Selva Zama, Cobá Road, Region 8, Holistika and Tumben Kaa are down 3%; Aldea Zama and Region 15 are down 1%.
On the other side, Villas Tulum is up 5%, La Veleta and Tulum Country Club are up 2%, and Tankah is up 1%. Tulum Beach and Bahia Soliman are flat.
Portal data also vary a lot from one site to the next. Riviera Audit collected October 2026 apartment asking prices and found citywide medians of US$2,917 per square meter on Propiedades.com, US$2,670 on EasyBroker and US$2,472 on Inmuebles24.
The portals carry different homes, so we use those figures only as outside context for the direction of the market, not as a price level.
Statewide data look much stronger. The SHF index for Quintana Roo was up 9.8% year on year in Q2 2026.
But SHF follows homes appraised for a mortgage across the whole state. Tulum has an unusually large market of foreign buyers paying cash for off-plan condos, so the two series measure different homes.
So Tulum is drifting down overall, and the local picture is mixed. Some sellers are holding their price; others are competing in areas where listings sit for a year or longer.
The direction of the last 12 months also depends on when each area peaked. An area that fell early, like La Veleta, can be edging up today while one that peaked late, like Centro Tulum, is still cutting.
Which Tulum areas have fallen the most from their peak?
Aldea Tulum has fallen the most: resale asking prices there are 30% below the area's highest level. Region 8, Region 15 and Holistika come next, each 20% below their peaks.
The next group is broad. Selva Zama, Cobá Road, Aldea Zama, Centro Tulum and La Veleta are all 15% below their highs, and Tumben Kaa is 10% below.
The hardest-hit areas have one thing in common: buyers can easily find something similar. Aldea Tulum has about 6,000 small flats, many bought to rent out during the boom.
Region 15 has hundreds of near-identical studios and one-bedroom flats. Region 8 is still half building site, and Holistika is a small market with very few sales.
MonadLuxury's November 2026 snapshot shows how much choice buyers have: it counted 2,284 Tulum condos for sale and 529 houses.
Price level does not predict the size of the fall. Aldea Tulum is the cheapest area in our table, at US$120 per square foot, and sits 30% below its peak. Tumben Kaa, at US$170, is only 10% below.
At the other end, Tankah is the most expensive area, at US$530 per square foot, and only 5% below its peak.
Tumben Kaa deserves a word. It is the one area where we say prices dropped only on paper: headlines talk of big drops, but resale prices there moved only a little. It is a local residential area where houses are doing better than flats.
The table below ranks all 15 areas from the deepest fall to the smallest, with the latest yearly move and the five-year change.
| Area | Drop from the peak | Last 12 months | Last 5 years | Our verdict |
|---|---|---|---|---|
| Aldea Tulum | −30% | −6% | −10% | Yes, really |
| Region 8 | −20% | −3% | +5% | Yes, really |
| Region 15 | −20% | −1% | 0% | Yes, really |
| Holistika | −20% | −3% | 0% | Yes, really |
| Selva Zama | −15% | −3% | +5% | Yes, really |
| Cobá Road | −15% | −3% | +5% | Yes, really |
| Aldea Zama | −15% | −1% | +8% | Yes, really |
| Centro Tulum | −15% | −6% | +5% | Yes, really |
| La Veleta | −15% | +2% | +10% | Yes, really |
| Tumben Kaa | −10% | −3% | +5% | Only on paper |
| Tulum Beach | −5% | 0% | +15% | No |
| Villas Tulum | −5% | +5% | +10% | No |
| Tulum Country Club | −5% | +2% | +10% | No |
| Tankah | −5% | +1% | +15% | No |
| Bahia Soliman | −5% | 0% | +10% | No |
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Why did Aldea Tulum fall much harder than Tulum Beach?
Because buyers in Aldea Tulum can choose among far more similar homes. Aldea Tulum is 30% below its peak, while Tulum Beach is only 5% below.
Aldea Tulum was built at scale: a development of about 6,000 small flats, many bought for rental income during the boom.
When many owners of similar flats try to sell into weaker demand, buyers compare and negotiate hard. Aldea Tulum's usual negotiation margin is ~15%, the highest in our table, and a typical home takes ~15 months to sell.
It is also the only area that is down over five years, by 10%. Someone who bought there in 2021 has lost money even before negotiating.
Tulum Beach is the opposite. Beachfront land is limited by environmental rules and the national park, and there is little room to add legal new homes on the coast.
Tulum Beach costs US$500 per square foot in our table. It is flat over the last 12 months, up 15% over five years and only 5% below its 2024 high.
The gap is not about the beach alone. Tulum Beach takes ~9 months to sell and buyers usually negotiate ~8% off, against ~15 months and ~15% in Aldea Tulum.
In other words, a Tulum Beach seller faces a few rivals and a steady stream of buyers who want a spot that cannot be copied. An Aldea Tulum seller faces hundreds of near-identical flats, often owned by investors who also want out.
Rental income adds to the gap. Aldea Tulum flats were bought to rent out, so weaker tourism hits both their income and their resale price.
A beach home bought partly for personal use is less exposed to a bad rental season.
So the 30% versus 5% gap is mostly about supply: how many similar homes compete with yours when you sell.
Are Tulum asking prices hiding a bigger drop?
Yes. Asking prices understate the fall, because sellers often accept less than the advertised price, and the discount is biggest in the weakest areas.
Our usual negotiation margin for Tulum as a whole is ~10%. Aldea Tulum reaches ~15%; Cobá Road, Centro Tulum, Region 8, Region 15 and Holistika are all ~12%.
At the other end, Tulum Country Club is the tightest at ~6%, followed by Villas Tulum at ~7%, and Tulum Beach, La Veleta and Tankah at ~8%.
Outside listing data point the same way. MonadLuxury reported in November 2026 that 3% of active listings had cut their price in the previous 90 days, with a median cut of 11.4% among them.
The same tracker counted only 79 new listings over the previous 30 days. Few new sellers are coming in, but the old ones are not leaving fast.
A price cut on a portal is not the same as a negotiated discount. Some sellers cut before any offer; others leave the asking price unchanged and move only when a buyer turns up.
Mexico also has no public register of closing prices detailed enough to give a clean Tulum-wide gap between asking and closing prices. Asking prices remain the most consistent citywide series.
So a small move in asking prices can sit on top of a much softer market. A seller can keep yesterday's price online for months and only move once a buyer makes an offer.
The table below ranks the areas from the slowest to the fastest sale, with how much buyers usually negotiate.
| Area | Time to sell | Negotiation margin | Price per sq ft | Last 12 months |
|---|---|---|---|---|
| Holistika | 24+ months | ~12% | US$230 | −3% |
| Centro Tulum | ~20 months | ~12% | US$260 | −6% |
| Cobá Road | ~18 months | ~12% | US$280 | −3% |
| Region 8 | ~17 months | ~12% | US$255 | −3% |
| Aldea Tulum | ~15 months | ~15% | US$120 | −6% |
| Aldea Zama | ~13 months | ~10% | US$262 | −1% |
| Tumben Kaa | ~13 months | ~10% | US$170 | −3% |
| Region 15 | ~11 months | ~12% | US$235 | −1% |
| Tulum Beach | ~9 months | ~8% | US$500 | 0% |
| La Veleta | ~9 months | ~8% | US$250 | +2% |
| Tulum Country Club | ~5 months | ~6% | US$232 | +2% |
Does a 2021 Tulum buyer see the same loss as a 2023 buyer?
No. When you bought matters a lot: Tulum as a whole is still above its level of five years ago, even though resale prices are well below the 2023-24 peak.
A buyer who got in before the strongest run-up can be ahead today. Someone who bought near the top can be underwater, even if the five-year chart is still positive.
Tulum Beach is the clearest strong case: it is up 15% over five years and only 5% below its 2024 high. Villas Tulum and Tulum Country Club are each up 10% over five years and 5% below their 2024 peaks.
La Veleta tells the same story with a bigger fall. It is up 10% over five years but 15% below its 2022 high, and its latest 12-month move is up 2%.
Aldea Zama is up 8% over five years but 15% below its 2023 peak. Centro Tulum is up 5% over five years and 15% below its mid-2024 high.
Aldea Tulum is the exception that looks bad either way. It is down 10% over five years and down 6% over the last 12 months. Region 15 and Holistika are flat over five years and 20% below their 2023 highs.
For a buyer, the practical point is simple. If a seller bought in 2023, he may be asking for what he paid, not what the home is worth today. A 2021 buyer has more room to cut.
The statewide SHF index can make this look contradictory, because Quintana Roo homes appraised for a mortgage kept rising.
That index covers a different pool of homes and buyers. To judge whether a Tulum resale is below its boom price, look at the area's own resale history, not the state mortgage index.
Why is Centro Tulum falling while La Veleta is rising?
Because they are at different points of the same correction. Centro Tulum is down 6% over the last 12 months, while La Veleta is up 2%, even though both are 15% below their peaks.
Centro Tulum reached its high later, in mid-2024, and now has one of the slowest resale markets we track. A typical Centro Tulum home takes ~20 months to sell, and buyers usually negotiate ~12% off.
Centro is where people actually live, with shops, restaurants and local services. That has not stopped sellers there from waiting well over a year.
La Veleta peaked earlier, in 2022, so most of its fall happened before the last 12 months. It is up 10% over five years, takes ~9 months to sell, and buyers usually negotiate ~8% off.
Its cafes, shops and more settled residential life give it a different pool of buyers from the newer zones full of similar investor flats.
La Veleta reset early and is now edging up; Centro Tulum peaked late and is cutting now.
Competition explains part of it. MonadLuxury counted 5,239 active Tulum listings for sale and for rent in November 2026.
With that much choice, buyers can switch buildings or areas instead of taking the first similar home. A Centro Tulum seller who waits ~20 months faces new competing listings for much longer.
A La Veleta seller who prices realistically has a faster way out. That gap in selling time is what keeps the two areas moving in opposite directions today.
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Message a proWhy have beachfront Tulum prices held up better?
Because the beachfront is scarce and hard to expand, while inland Tulum can add new condos far more easily. Tulum Beach, Tankah and Bahia Soliman are each only 5% below their peaks.
Their latest direction is firmer too. Tulum Beach is flat over the last 12 months, Tankah is up 1% and Bahia Soliman is flat.
Over five years, Tulum Beach and Tankah are each up 15%, and Bahia Soliman is up 10%. That is far from Aldea Tulum, Region 8, Region 15 and Holistika.
Environmental controls are part of the reason. In May 2024, Profepa (the federal environmental enforcement agency) filed a criminal complaint over a 24-apartment project in Bahía Solimán, built without authorization in a mangrove and sea-turtle nesting area.
In September 2025, Profepa said a judge had authorized the seizure of the Adamar property in Tankah IV, Bahía de Solimán. Earlier enforcement in Tankah also targeted projects without federal environmental permits.
Those cases make new legal beachfront homes harder to add, so the few existing ones keep their value.
That does not make every coastal home safe from a fall. Tankah and Bahia Soliman have very few listings, so their asking prices are less reliable: a handful of sellers in a hurry could change the picture quickly.
A similar pattern shows inland in Tulum Country Club, a finished gated golf community. Prices there are up 2% over the last 12 months and only 5% below the 2024 high.
A typical home there sells in ~5 months, with ~6% usually negotiated off: both the tightest figures in our table.
So what held up goes beyond the beach: anything finished and hard to copy, where a seller does not compete with hundreds of similar new flats.
Has weaker tourism pushed Tulum property prices down?
Yes, partly. Weaker tourism has removed one of the main reasons investors accepted high Tulum condo prices, although too many new condos and the end of the post-pandemic rush matter too.
The official tourism numbers got much worse in 2026. Quintana Roo's tourism data show Tulum hotel occupancy at 63.69% from January to July 2026, down from 72.67% in the same months of 2025.
El Economista reported in October 2026 that this was the steepest fall among the main destinations of the Mexican Caribbean.
Air traffic weakened too. Citing the federal aviation agency AFAC, El Economista reported that Tulum airport traffic fell from 426,000 to 283,000 passengers between January and August 2026, a 33.6% fall.
Tourism does not set every Tulum home price. A beach villa bought for personal use can hold its value when hotels empty, and a local family buying in Tumben Kaa does not count on tourist rent.
The pressure is strongest where prices depended on rental income. When a building has many near-identical investor-owned flats and fewer tourists, owners lose rental income and bargaining power at the same time.
That helps explain why Aldea Tulum and Region 15 fell much more than the beach areas.
Federal and state authorities are trying to reverse the slowdown with the Tulum Renace program: free beach access, transport changes and new cultural investment. For now, our price data still look like a post-boom market, especially in the condo-heavy interior.
The table below shows the main tourism indicators for Tulum this year against last year.
| Indicator | Period | 2025 | 2026 | Source |
|---|---|---|---|---|
| Hotel occupancy | January to July | 72.67% | 63.69% | SITURQ, Quintana Roo |
| Airport passengers | January to August | 426,000 | 283,000 | AFAC, via El Economista |
| Foreign arrivals at Tulum airport | January to February | — | −28.9% vs 2025 | DataTur, Sectur |
Does the peso change the Tulum price drop for foreign buyers?
Not much right now. Tulum homes are mostly priced in US dollars, and the peso is very close to where it was a year ago.
Banco de México's interbank rate was 18.62 pesos per US dollar on November 6, 2026, against 18.61 on the same day of 2025.
So over the last 12 months, the currency has not changed the dollar cost of a Tulum home priced in pesos in any meaningful way.
Our Tulum table keeps resale asking prices in US dollars throughout. That matches how most of the foreign-buyer market is advertised, and it keeps the property move separate from the currency move.
The peso still matters for some sellers. A Mexican owner whose costs and savings are in pesos sees a different result from a US buyer.
A dollar price can look flat to a US buyer while the peso result changes. A peso listing can also move in dollar terms even if the owner never touches the price.
If you compare a listing over time, check which currency it was priced in. A home listed in pesos and shown in dollars on a portal can look cheaper or dearer only because the peso moved during the year.
Right now, though, the exchange rate does not explain Tulum's fall from its peak. The main story is the property cycle itself: too many similar homes, slower sales and weaker demand than during the boom.
So, have property prices really dropped in Tulum?
Yes, in most of Tulum. Resale prices for Tulum as a whole are 15% below their 2023-24 high, and 9 of our 15 areas have really dropped. The fall is real, but it has slowed: the last 12 months show only a small further decline.
The 47.6% headline from AMPI Tulum covers condo prices between 2023 and 2025, in a market mostly sold off-plan. For a buyer comparing ready homes today, the deepest area-level decline is Aldea Tulum, 30% below its peak.
The middle of the market is clearly below the boom. Region 8, Region 15 and Holistika are 20% below their highs; Selva Zama, Cobá Road, Aldea Zama, Centro Tulum and La Veleta are 15% below.
Five areas held up: Tulum Beach, Villas Tulum, Tulum Country Club, Tankah and Bahia Soliman are only 5% below their peaks. They are either on a beach where building is restricted or finished, calm areas with few new projects.
Tumben Kaa is the one area where the drop is mostly in the headlines, not in resale prices.
Negotiation makes the real fall bigger than the asking-price chart suggests. Tulum's usual margin is ~10%, rising to ~15% in Aldea Tulum and falling to ~6% in Tulum Country Club. MonadLuxury found that recently reduced listings had a median cut of 11.4%, and that listings leaving the market had been online for a median 376 days.
Demand is weaker than during the boom. Hotel occupancy and airport traffic both fell sharply in 2026, and that hits hardest in areas full of similar rental condos.
When you bought matters as much as where. A 2021 buyer in La Veleta can still be ahead; a 2023 buyer in Region 15 is likely underwater.
The peso is not changing the picture this year: it is close to its level of a year ago.
How solid are these figures? Every area in our table is Medium confidence: built from listing histories, portal data and dated local reports that agree, not from a public register of closing prices. Tankah and Bahia Soliman rest on very few listings.
What to watch next: whether hotel occupancy and airport traffic recover with the Tulum Renace measures, whether the number of homes for sale starts to shrink, and whether Centro Tulum stops cutting the way La Veleta did.
The useful question is no longer whether Tulum fell, but which area, which type of home and which purchase date you are comparing.
Our methodology
Our data runs through November 2026. We track resale asking prices for ready homes in Tulum, their change over the last 12 months and the last five years, each area's drop from its highest level since 2021, when that high came, the usual negotiation margin and the typical time to sell.
We read 650 signals on Tulum from 124 independent websites. We use portal data and listing histories from Propiedades.com, MonadLuxury and Inmuebles24, press reports quoting AMPI and local agents, and dated observations from agents and owners where public market data is thin.
Our changes refer to resale asking prices in US dollars. We set the citywide figure first, then place each area using its own portal changes, days on the market and demand. Developers' off-plan prices stay separate, because discounts, payment plans and delivery risk make them a different market from a finished home.
High confidence would mean strong sources that agree. Medium means one strong source, or several independent sources pointing the same way, with our area estimate anchored to the Tulum-wide evidence and local listing history. Every area in this table is Medium confidence; when we cannot estimate a cell well enough, we leave it empty.
Prices are in US dollars, as most Tulum homes are advertised. We do not convert any figure ourselves; we discuss the peso separately, using Banco de México data.
Mexico does not publish a complete register of closing prices for Tulum, so asking prices are the cleanest series we can build. Negotiation margins and time to sell add what a listing chart misses: how much room buyers usually have and how long sellers wait.
The first objection is AMPI Tulum's condo-price figure. We keep it because it shows how hard the condo boom broke, but we do not apply it to every resale: it covers a market shaped by off-plan sales, while our table answers what happened to finished homes, area by area.
Key sources used for this analysis include AMPI Tulum's 47.6% condominium-price decline and the share of post-pandemic condos sold in presale, Official Quintana Roo hotel-occupancy series, including Tulum's 2025 and 2026 comparison, Official Quintana Roo tourism indicator portal and data-source definitions, Tulum tourism slowdown, hotel occupancy and AFAC passenger decline reported in October 2026, Federal tourism report showing the year-on-year fall in foreign arrivals at Tulum airport early in 2026, Federal DataTur access to AFAC airport operating statistics, July 2026 Tulum Renace measures and free-beach-access changes, August 2026 federal Tulum Renace investment and tourism measures, September 2025 judicial seizure of the Adamar property in Tankah IV, Bahía de Solimán, May 2024 Profepa complaint over a 24-apartment project in Bahía Solimán, Federal environmental enforcement affecting a Tankah residential development, Banco de México interbank exchange rate, November 6, 2026 against November 6, 2025, SHF quarterly housing-price-index releases used to contextualize Quintana Roo's mortgage-financed market, October 2026 portal asking-price snapshots and the Quintana Roo SHF comparison for Tulum context, November 2026 Tulum listing inventory, price cuts, asking prices and time-on-market statistics (MonadLuxury, a real estate agency) and INEGI census housing tables for Tulum housing context.
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