Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
This article covers the current housing prices in Tulum as of the first half of 2026, with data we constantly update to keep you informed.
You will find median prices, price per square meter, neighborhood comparisons, and what you can actually buy at different budget levels.
We have done the research so you don't have to spend hours digging through listings and reports.
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 Tulum.
Insights
- Tulum property prices have risen roughly 160% in nominal terms over the past decade, but only about 80% when you adjust for Mexico's inflation, showing how much of the growth is real versus currency effects.
- Condos and apartments make up around 70% of Tulum's residential listings, making them far easier to find than standalone houses or villas in this market.
- The price gap between Tulum's cheapest areas like Ejido and its beachfront zones like Boca Paila can reach 10 to 1, with beachfront land commanding up to 150,000 MXN per square meter.
- New construction in Tulum typically costs about 10% more than existing homes, largely because new builds come with amenities designed for short-term rental income.
- Foreign buyers in Tulum's coastal restricted zone must set up a fideicomiso bank trust, which adds roughly $1,500 to $2,500 upfront plus $500 to $1,000 annually.
- Asking prices in Tulum tend to close around 6% below the listed amount, giving buyers meaningful negotiation room in most transactions.
- Aldea Zama remains Tulum's most popular expat neighborhood, with prices typically ranging from 7 to 20 million MXN for condos and villas.
- The average price per square meter in Tulum sits around 15,400 MXN, but premium beachfront areas can exceed 90,000 MXN per square meter.
What is the average housing price in Tulum in 2026?
The median housing price is more useful than the average in Tulum because a handful of ultra-luxury beachfront villas can pull the average up dramatically, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including Banxico, INEGI, and major property portals, all of which we manually verified.
The median housing price in Tulum in 2026 is approximately 1.65 million MXN, which converts to about $91,000 or around €84,000. The average housing price in Tulum in 2026 sits slightly higher at roughly 1.74 million MXN, or about $96,000 and €89,000, because luxury properties push this figure up.
About 80% of residential properties in Tulum in 2026 fall within the 1 million to 4.5 million MXN range, which works out to roughly $55,000 to $249,000.
A realistic entry-level purchase in Tulum in 2026 would be in the 1.4 to 2 million MXN range (about $77,000 to $110,000 or €71,000 to €102,000), which gets you an existing studio of 30 to 40 square meters in or near Tulum Centro with simple finishes.
Luxury properties in Tulum in 2026 typically range from 15 to 40 million MXN (roughly $829,000 to $2.21 million or €765,000 to €2.04 million), and for that you can expect a newer 3 to 5 bedroom villa of 250 to 400 square meters in areas like Aldea Zama or near the beach with private pools and high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tulum.
Are Tulum property listing prices close to the actual sale price in 2026?
In Tulum in 2026, properties typically sell for about 6% less than their listed asking price, with most deals closing between 3% and 8% below the original ask.
This discount exists because Tulum's market is heavily condo-focused with many similar units competing for buyers, which gives purchasers leverage to negotiate. The gap tends to be larger for properties that have sat on the market for several months or in areas with abundant new inventory like Region 15 and La Veleta.
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What is the price per sq m or per sq ft for properties in Tulum in 2026?
As of early 2026, the average housing price per square meter in Tulum is approximately 15,428 MXN, which converts to about $852 per square meter or €787 per square meter. In terms of square feet, that works out to roughly 1,433 MXN per square foot, or about $79 and €73 per square foot.
Beachfront and beach-adjacent condos in Tulum command the highest prices per square meter because of their scarcity and lifestyle appeal, while properties in ejido or peripheral areas have the lowest prices due to infrastructure uncertainties and weaker rental demand.
In Tulum in 2026, the highest prices per square meter are found in the Zona Hotelera and Boca Paila beach zone, ranging from 90,000 to 150,000 MXN per square meter. The lowest prices are in outer areas like Macario Gómez, where you can find properties at just 12,000 to 20,000 MXN per square meter.
How have property prices evolved in Tulum?
Compared to January 2025, Tulum property prices in January 2026 have increased by roughly 10% in nominal peso terms. After adjusting for Mexico's mid-single-digit inflation, the real increase is closer to 6%, driven by continued tourism growth and strong demand from remote workers and investors.
Looking back 10 years to January 2016, Tulum prices have jumped approximately 160% in nominal terms. When you factor in inflation, the real increase is around 80%, reflecting how international demand transformed Tulum from a quiet beach town into a global lifestyle destination.
By the way, we've written a blog article detailing the latest updates on property price variations in Tulum.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Tulum.
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.
How do prices vary by housing type in Tulum in 2026?
In Tulum in 2026, condos and apartments dominate the market at around 70% of listings, followed by standalone houses and villas at about 12%, studios at 10%, townhomes at 5%, and penthouses at roughly 3%, reflecting how developers have focused on investor-friendly condo products for the short-term rental market.
Average prices by property type in Tulum as of the first half of 2026 are as follows: studios average around 1.5 million MXN ($83,000 or €77,000), one-bedroom condos average 2.1 million MXN ($116,000 or €107,000), two-bedroom condos average 3.2 million MXN ($177,000 or €163,000), penthouses average 5.8 million MXN ($320,000 or €296,000), townhomes average 6.5 million MXN ($359,000 or €332,000), and villas or houses average around 12 million MXN ($663,000 or €612,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tulum?
- How much should you pay for an apartment in Tulum?
- How much should you pay for a villa in Tulum?
- How much should you pay for a condo in Tulum?
- How much should you pay for lands in Tulum?
How do property prices compare between existing and new homes in Tulum in 2026?
New construction in Tulum in 2026 typically costs about 10% more than comparable existing properties, though this premium can range from 5% to 15% depending on the specific development and location.
This premium exists because new builds in Tulum usually come with modern amenities like pools, rooftop areas, and security that make them ready for short-term rentals from day one, plus buyers avoid immediate maintenance costs that older properties often require.
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How do property prices vary by neighborhood in Tulum in 2026?
Aldea Zama is Tulum's most popular expat neighborhood, known for its walkable streets, cafes, and modern developments. Prices here in January 2026 typically range from 7 to 20 million MXN ($387,000 to $1.1 million or €357,000 to €1.02 million) for condos and villas, reflecting its status as a convenient and established community.
La Veleta attracts a creative crowd with its newer condo developments and emerging restaurant scene, though infrastructure can still be patchy in some areas. Prices in La Veleta in January 2026 range from about 2 to 6 million MXN ($110,000 to $331,000 or €102,000 to €306,000), making it more accessible than Aldea Zama.
Tankah and beach-adjacent areas offer a quieter, premium coastal lifestyle for buyers who want to be near the water without the crowds. Properties here in January 2026 command 12 to 40 million MXN ($663,000 to $2.21 million or €612,000 to €2.04 million), reflecting the scarcity and desirability of beachfront land.
You will find a much more detailed analysis by areas in our property pack about Tulum. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Aldea Zama | Expat / walkable / premium | 7M-20M MXN ($387k-$1.1M) | 55k-90k MXN ($3,040-$4,970) | 5,110-8,360 MXN ($282-$462) |
| Selvazama | Premium / new builds | 6M-16M MXN ($331k-$884k) | 45k-65k MXN ($2,490-$3,590) | 4,180-6,040 MXN ($231-$334) |
| La Veleta | Popular / growth | 2M-6M MXN ($110k-$331k) | 35k-55k MXN ($1,930-$3,040) | 3,250-5,110 MXN ($180-$282) |
| Region 15 | Value / new supply | 1.8M-5M MXN ($99k-$276k) | 28k-45k MXN ($1,550-$2,490) | 2,600-4,180 MXN ($144-$231) |
| Region 8 | Close to beach road | 2.5M-7M MXN ($138k-$387k) | 30k-50k MXN ($1,660-$2,760) | 2,790-4,650 MXN ($154-$257) |
| Tulum Centro | Commute / amenities | 1.6M-6M MXN ($88k-$331k) | 30k-50k MXN ($1,660-$2,760) | 2,790-4,650 MXN ($154-$257) |
| Holistika / Region 11 | Lifestyle / quieter | 2M-5.5M MXN ($110k-$304k) | 30k-45k MXN ($1,660-$2,490) | 2,790-4,180 MXN ($154-$231) |
| Tulum Country Club | Family / golf | 6M-14M MXN ($331k-$773k) | 40k-60k MXN ($2,210-$3,310) | 3,720-5,580 MXN ($206-$308) |
| Tankah Bay | Coastal premium | 12M-40M MXN ($663k-$2.21M) | 70k-120k MXN ($3,870-$6,630) | 6,500-11,150 MXN ($359-$616) |
| Zona Hotelera / Boca Paila | Beachfront / top-end | 18M-60M MXN ($994k-$3.31M) | 90k-150k MXN ($4,970-$8,290) | 8,360-13,950 MXN ($462-$771) |
| Ejido | Lowest-cost / infrastructure risk | 1M-3.5M MXN ($55k-$193k) | 18k-30k MXN ($995-$1,660) | 1,670-2,790 MXN ($92-$154) |
| Macario Gómez | Value / land-heavy | 0.9M-3M MXN ($50k-$166k) | 12k-20k MXN ($663-$1,105) | 1,115-1,860 MXN ($62-$103) |
How much more do you pay for properties in Tulum when you include renovation work, taxes, and fees?
When buying property in Tulum in 2026, expect to pay an additional 4% to 8% of the purchase price in closing costs, taxes, and fees, not including any renovation work you might choose to do.
For a property around $200,000 (about 3.62 million MXN), your additional costs at roughly 6% would be around $12,000 (about 217,000 MXN) for taxes, notary fees, and registration. If you are a foreign buyer needing a fideicomiso bank trust, add approximately $1,500 for setup plus around $700 per year.
For a property around $500,000 (about 9.05 million MXN), that same 6% estimate means roughly $30,000 (about 543,000 MXN) in additional buying costs. The fideicomiso fees remain similar fixed amounts, so they become a smaller percentage of your total investment.
For a property around $1,500,000 (about 27.15 million MXN), closing costs at 6% add up to approximately $90,000 (about 1.63 million MXN). At this luxury level, many buyers also budget for furnishing and upgrades even when buying new construction.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Tulum.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tulum
| Expense | Category | Estimated Cost |
|---|---|---|
| Acquisition tax (ISAI/ISABI) | Tax | Roughly 2% to 4% of the property price. This is Quintana Roo's property transfer tax, calculated on the assessed value. The exact rate depends on your municipality and property value bracket. |
| Notary and registration fees | Fees | Approximately 1% to 2% of the property price. The notary handles all legal documentation, title searches, and official registration with the public registry. These fees are required for any property transaction in Mexico. |
| Appraisal (avalúo) | Fees | About $300 to $500 (5,000 to 9,000 MXN). A certified appraiser must assess the property value for tax purposes. This is a standard requirement for all purchases. |
| Fideicomiso setup | Legal/Bank | Approximately $500 to $2,500 (9,000 to 45,000 MXN) as a one-time fee. This bank trust is required for foreign buyers purchasing in Mexico's restricted coastal zone. The cost varies by bank and property complexity. |
| Fideicomiso annual fee | Legal/Bank | About $500 to $1,000 per year (9,000 to 18,000 MXN annually). This ongoing fee covers the bank's administration of your property trust. You pay this every year for as long as you own the property. |
| Renovation or light refresh | Renovation | Typically 5% to 15% of the property price if needed. This is optional and varies widely based on condition. New construction usually needs minimal work, while older properties may require updates to finishes or systems. |
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Tulum in 2026 with different budgets?
With $100,000 (about 1.81 million MXN) in Tulum in January 2026, your options are limited but they exist: you could find a 32 square meter studio in Tulum Centro that is already built, a 35 square meter studio in a new pre-delivery project on the edge of Region 15, or a small 45 square meter one-bedroom in the Ejido area that needs some updating.
With $200,000 (about 3.62 million MXN) in Tulum in January 2026, your choices open up significantly: a new 55 square meter one-bedroom condo with amenities in La Veleta, a new 80 square meter two-bedroom condo in Region 15, or a small existing house of 90 to 110 square meters in the Ejido area.
With $300,000 (about 5.43 million MXN) in Tulum in January 2026, you can access more comfortable options: a new 90 square meter two-bedroom condo in Tulum Centro, a new 95 square meter two-bedroom in La Veleta, or a new townhome-style property of 120 to 140 square meters in Region 15.
With $500,000 (about 9.05 million MXN) in Tulum in January 2026, you enter premium territory: a new 140 square meter three-bedroom condo on the edge of Aldea Zama, a new penthouse of 140 to 170 square meters in La Veleta, or a new townhome of 160 to 190 square meters at Tulum Country Club.
With $1,000,000 (about 18.1 million MXN) in Tulum in January 2026, luxury options become available: a new villa of 260 to 320 square meters in Aldea Zama, a large new penthouse of around 220 square meters in Aldea Zama, or a newer coastal condo of about 180 square meters in the Tankah area.
With $2,000,000 (about 36.2 million MXN) in Tulum in January 2026, you are firmly in the coastal luxury market: a new beach-adjacent villa of 300 to 400 square meters in Tankah, a high-end villa of 350 to 450 square meters in the Zona Hotelera or Boca Paila area, or potentially a small boutique residential property with 2 to 3 units in prime Aldea Zama.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tulum.
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 Tulum, 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 |
|---|---|---|
| Banco de México (Banxico) | Banxico is Mexico's central bank, making its SIE database the primary official source for exchange rate data. | We used Banxico data to anchor our MXN to USD conversions at 1 USD = 18.1 MXN. We kept this rate consistent throughout the article for easy comparison across all price points. |
| INEGI (National Consumer Price Index) | INEGI is Mexico's official statistics agency, and the INPC is the government's official measure of inflation. | We used INEGI inflation data to calculate real versus nominal price changes over time. We applied their CPI methodology to adjust historical price comparisons. |
| SHF House Price Index (via Amexi) | SHF is the government development bank that publishes Mexico's most widely used official house price index at the state level. | We used SHF data for Quintana Roo to validate year-over-year price growth trends. We applied these state-level growth rates to estimate Tulum-specific appreciation. |
| Vivanuncios | Vivanuncios is a major property portal with large local inventory and standardized price summaries for Mexican markets. | We used Vivanuncios for baseline market averages including median prices and price per square meter. We treated their data as asking prices and cross-checked trends against SHF figures. |
| Inmuebles24 | Inmuebles24 is one of Mexico's largest property portals with extensive Tulum inventory for real-world listing verification. | We used Inmuebles24 to verify that our price ranges match actual advertised properties. We pulled specific examples at entry and luxury price points to ground our estimates in reality. |
| Congreso de Quintana Roo | This is the official state legislature source for Quintana Roo's property acquisition tax (ISAI) legal framework. | We used this as the legal authority confirming that property transfer taxes are set at the state and municipal level. We then applied practical guides to translate the law into usable budget percentages. |
| Mexperience | Mexperience is a long-running practical guide that consistently references how notaries apply official property rules in Mexico. | We used Mexperience to build realistic all-in closing cost estimates as a percentage of purchase price. We listed the main line items buyers actually pay based on their breakdowns. |
| Peninsula Lawyers | Peninsula Lawyers is a specialized law firm that provides concrete, verifiable fee ranges for the fideicomiso bank trust system. | We used their guidance specifically for fideicomiso setup and annual fee ranges. We kept these as separate line items so readers understand they are distinct from taxes. |
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