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
Buying a condo in Tulum as a foreigner can feel overwhelming, especially when you're trying to figure out the real costs beyond the listing price.
This guide breaks down everything from actual condo prices in different Tulum neighborhoods to the hidden fees, legal requirements, and ongoing costs you need to budget for in 2026.
We constantly update this blog post to reflect current market conditions and regulatory changes.
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 condo prices range from MXN 36,000 to MXN 65,000 per square meter in 2026, meaning a two-bedroom unit can cost anywhere from USD 180,000 to USD 350,000 depending on the neighborhood and amenities.
- Foreign buyers in Tulum must use a fideicomiso (bank trust) because the town is within Mexico's restricted coastal zone, adding USD 2,000 to USD 3,000 in setup costs plus USD 500 to USD 1,000 in annual maintenance fees.
- Aldea Zama commands a 20% to 35% price premium over La Veleta for comparable condos, but Aldea Zama properties also show stronger rental occupancy rates and resale liquidity in early 2026.
- The condo oversupply in Tulum has created buyer leverage in 2026, with many developers offering discounts of 10% to 15% on pre-construction units and negotiating on delivered inventory.
- Total transaction costs for a foreigner buying a Tulum condo run between 6% and 10% of the purchase price, with the state acquisition tax (ISAI) at 2% being the single largest closing expense.
- Short-term rental yields in Tulum range from 6% to 12% gross in 2026, but net returns after property management fees (8% to 12% of revenue) and HOA costs often drop to 3% to 7%.
- Ejido land remains the biggest legal trap for foreign buyers in Tulum, and properties sold with only "cesion de derechos" (transfer of rights) cannot be placed into a fideicomiso.
- Monthly HOA fees in Tulum condos typically range from MXN 2,500 to MXN 6,000 (USD 140 to USD 335), with resort-style buildings featuring pools, gyms, and security costing more.
- The Maya Train and new Tulum International Airport have improved connectivity since late 2023, but their effect on condo prices has been uneven, with luxury segments benefiting more than entry-level units.
How much does a condo actually cost in Tulum?
What is the average price per square meter for a condo in Tulum in 2026?
As of early 2026, the average price per square meter for a condo in Tulum is approximately MXN 46,000 to MXN 55,000 (around USD 2,550 to USD 3,050, or EUR 2,350 to EUR 2,800), though this figure varies significantly by neighborhood and building quality.
The realistic price range per square meter in Tulum spans from MXN 36,000 (USD 2,000 / EUR 1,850) for basic units in emerging areas like Region 15 to MXN 65,000 or more (USD 3,600 / EUR 3,300) for premium condos in Aldea Zama or near the beach zone.
These numbers reflect listing prices rather than final transaction prices, and in early 2026 many buyers report negotiating 5% to 10% below asking price due to increased inventory in the Tulum condo market.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Tulum in 2026?
As of early 2026, a one-bedroom condo in Tulum (typically 50 to 65 square meters) costs approximately MXN 2,500,000 to MXN 3,200,000 (USD 140,000 to USD 180,000, or EUR 130,000 to EUR 165,000).
A two-bedroom condo in Tulum (usually 75 to 100 square meters) ranges from MXN 3,600,000 to MXN 5,400,000 (USD 200,000 to USD 300,000, or EUR 185,000 to EUR 275,000), with Aldea Zama units pricing at the higher end.
Three-bedroom condos in Tulum (100 to 140 square meters) start around MXN 5,400,000 and can reach MXN 9,000,000 or more (USD 300,000 to USD 500,000, or EUR 275,000 to EUR 460,000), especially for penthouses with private rooftops.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Tulum property pack.
What is the cheapest condo a foreigner can buy in Tulum in 2026?
As of early 2026, the cheapest foreigner-viable condo in Tulum (meaning clear title and eligible for a fideicomiso) costs approximately MXN 2,000,000 to MXN 2,500,000 (USD 110,000 to USD 140,000, or EUR 100,000 to EUR 130,000).
These entry-level condos in Tulum are typically studios or small one-bedrooms located in Region 15, outer La Veleta, or newer developments farther from Tulum Centro, often in buildings still under construction or recently delivered without high-end finishes.
The main trade-offs at this price point in Tulum include less established infrastructure (unpaved roads, inconsistent water pressure), longer distances to beaches and restaurants, potential construction delays for presale units, and less mature HOA governance compared to established buildings.
How much does a luxury condo cost in Tulum in 2026?
As of early 2026, luxury condos in Tulum typically start around MXN 9,000,000 to MXN 12,000,000 (USD 500,000 to USD 670,000, or EUR 460,000 to EUR 615,000), with ultra-premium beachfront or penthouse units reaching MXN 25,000,000 or more (USD 1,400,000 / EUR 1,300,000).
Luxury condos in Tulum are defined by features like private rooftop pools, high-end chukum and natural stone finishes, smart home systems, concierge services, on-site restaurants, and proximity to cenotes or the Caribbean Sea.
The neighborhoods with the most luxury condo options in Tulum include Aldea Zama Premium, Luum Zama (a gated enclave within Aldea Zama), the Hotel Zone vicinity, Tankah Bay for beachfront properties, and select boutique developments in Holistika focused on wellness and sustainability.
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What is the usual price difference between new-build and resale condos in Tulum in 2026?
As of early 2026, new-build (delivered) condos in Tulum typically command a 10% to 25% premium over resale units of comparable size and location, translating to roughly MXN 300,000 to MXN 800,000 more (USD 17,000 to USD 45,000, or EUR 15,500 to EUR 41,000) for a mid-range two-bedroom.
One important factor that narrows this gap in Tulum is the high volume of new inventory, which forces some developers to offer discounts on delivered units to compete with ongoing presale projects, sometimes erasing the new-build premium entirely in buildings that have struggled to sell out.
Are condo prices rising or falling in Tulum in 2026?
As of early 2026, condo prices in Tulum are showing mixed signals, with luxury segments holding steady or rising 3% to 5% annually while entry-level and mid-market condos face price stagnation or slight declines of 5% to 10% from 2024 peaks due to oversupply.
The main factor driving this divergence in Tulum is the significant inventory of condos delivered between 2022 and 2025, which has outpaced absorption, especially in the mid-market segment where competition with new presales keeps resale prices under pressure.
This price trend varies significantly by neighborhood in Tulum, with Aldea Zama and beachfront areas showing resilience, while Region 15 and outer La Veleta have seen more pronounced discounting as developers and resellers compete for a smaller pool of active buyers.
You can also read our latest update about property price forecasts in Tulum.
What has been the 5-year condo price trend in Tulum in 2026?
As of early 2026, Tulum condo prices have increased approximately 50% to 70% over the past five years in peso terms, though dollar-denominated returns have been more modest (around 30% to 50%) due to peso fluctuations, with significant variation by neighborhood and property type.
The peak period for condo price growth in Tulum during this five-year span was 2021 to early 2023, when post-pandemic remote work trends and the announcement of Maya Train infrastructure drove intense buyer interest and rapid appreciation of 15% to 20% annually in popular areas like Aldea Zama.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Tulum.
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 extra costs should I expect when buying a condo in Tulum?
What are the total transaction costs when buying a condo in Tulum in 2026?
As of early 2026, total transaction costs when buying a condo in Tulum as a foreigner typically range from 6% to 10% of the purchase price, with the higher end applying to properties requiring complex fideicomiso setups or additional legal due diligence.
The main fee categories that make up these transaction costs in Tulum include the ISAI state acquisition tax (2% of the assessed value), notary fees and deed preparation (1.5% to 3%), public registry fees (0.5% to 1%), fideicomiso government permit (approximately MXN 22,000 or USD 1,200), bank trust setup fees (USD 2,000 to USD 3,000), and various certificates and appraisals.
The largest single expense for most condo buyers in Tulum is the ISAI (Impuesto Sobre Adquisicion de Inmuebles), which is Quintana Roo's property acquisition tax calculated at 2% of the highest value among the sale price, the cadastral value, or the bank appraisal.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tulum.
What hidden fees do condo buyers often overlook in Tulum?
The most commonly overlooked fee for condo buyers in Tulum is the fideicomiso annual administration charge, which costs USD 500 to USD 1,000 per year and continues for the life of ownership, yet many buyers only budget for the initial setup.
Other hidden fees that frequently surprise first-time condo buyers in Tulum include HOA arrears that sellers may have accumulated (you may inherit responsibility), special assessments for building repairs or upgrades (common in newer buildings discovering construction defects), furniture package costs when "turnkey" listings don't match marketing photos, and title insurance if you choose to purchase it.
Most of these hidden fees in Tulum become due at different stages: the fideicomiso annual fee is billed yearly after closing, HOA arrears should be cleared before closing but sometimes surface later, and special assessments can be levied at any time by the condo association.
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Which neighborhoods are best for buying a condo in Tulum?
What are the most popular neighborhoods for foreign condo buyers in Tulum in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Tulum are Aldea Zama (the most established "international lifestyle" area), La Veleta (large inventory with diverse price points), and Tulum Centro (convenient for daily life and local amenities).
What makes these neighborhoods attractive specifically to foreign buyers in Tulum is the combination of established infrastructure (paved roads, reliable utilities), walkability to restaurants and coworking spaces, English-speaking service providers, and proven rental demand from tourists and digital nomads seeking the "Tulum experience."
Typical condo prices in these popular foreigner-friendly neighborhoods range from MXN 3,200,000 to MXN 7,200,000 (USD 180,000 to USD 400,000, or EUR 165,000 to EUR 370,000) for one- and two-bedroom units, with Aldea Zama commanding the highest prices and La Veleta offering broader range at lower entry points.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
Which areas have the cheapest condos in Tulum in 2026?
As of early 2026, the three areas with the cheapest condos in Tulum are Region 15 (significant new development with entry-level pricing), outer La Veleta (streets farther from the main corridors), and newer subdivisions along the federal highway outside the traditional Tulum core.
Typical condo prices in these cheapest areas of Tulum range from MXN 1,800,000 to MXN 2,800,000 (USD 100,000 to USD 155,000, or EUR 92,000 to EUR 145,000) for studios and one-bedrooms, though buyers should expect trade-offs in infrastructure quality and building amenities.
Which neighborhoods have the best rental demand for condos in Tulum in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Tulum are Aldea Zama (highest occupancy and nightly rates), La Veleta (strong with bohemian travelers and digital nomads), and areas adjacent to Tulum Centro's main restaurant corridors.
Typical rental yields in these high-demand Tulum neighborhoods range from 6% to 12% gross for short-term vacation rentals, though net yields after property management fees (8% to 12% of revenue), HOA costs, and maintenance typically drop to 4% to 8%.
The main factor driving rental demand in these Tulum neighborhoods beyond general tourism is the concentration of walkable amenities, meaning guests can reach cafes, yoga studios, coworking spaces, and beach clubs without needing a car or expensive taxis.
You can also read our detailed analysis about the rental yields for condos in Tulum.
What neighborhoods should I avoid when buying a condo in Tulum in 2026?
As of early 2026, rather than specific neighborhoods to avoid entirely, condo buyers in Tulum should watch for risk patterns that appear across multiple areas, including properties on ejido or irregular land (which cannot receive a fideicomiso), streets with chronic flooding or poor road access, and buildings with unclear condo regime documentation or weak HOA governance.
The main reason these patterns are risky for Tulum condo buyers is that they can result in legal ownership problems, surprise maintenance costs, difficulty obtaining insurance, and reduced resale liquidity when you eventually want to sell to another foreign buyer.
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 is the condo buying process like in Tulum?
What are the steps to buying a condo as a foreigner in Tulum?
Buying a condo as a foreigner in Tulum involves approximately six to eight main steps, depending on whether the property already has an existing fideicomiso that can be assigned or requires a new trust setup from scratch.
The key steps in the Tulum condo buying process for foreigners are: making an offer and paying a reservation deposit (typically MXN 50,000 to MXN 100,000), conducting legal due diligence (title search, lien check, condo regime verification), applying for the SRE foreign ownership permit, setting up the fideicomiso with a Mexican bank, having the notary prepare the deed (escritura), paying closing costs and taxes, and finally registering the property in the Public Registry.
The step that typically takes the longest in Tulum is the fideicomiso setup and SRE permit process, which can take four to eight weeks depending on the bank's processing speed and whether all documentation is submitted correctly the first time.
Before starting the condo purchase process in Tulum, a foreigner must prepare a valid passport, proof of address in their home country, and funds documentation showing the source of the purchase money (Mexican anti-money laundering rules require this for all real estate transactions).
You can also read our blog article about what foreigners can buy and own in Tulum.
How long does it take to complete a condo purchase in Tulum?
The typical timeframe to complete a condo purchase in Tulum from accepted offer to ownership transfer is six to twelve weeks, with eight weeks being a reasonable expectation for a straightforward resale with clean title and an existing fideicomiso that can be assigned.
Factors that can significantly speed up the process in Tulum include purchasing from a developer with pre-established trust mechanisms, having all buyer documentation ready upfront, and working with an experienced notary familiar with foreign buyer transactions, while delays often come from title issues discovered during due diligence, slow bank processing, or incomplete seller documentation.
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What are the ongoing costs of owning a condo in Tulum?
What are the typical recurring monthly condo costs in Tulum in 2026?
As of early 2026, the total typical monthly condo cost in Tulum, including maintenance fees, sinking fund, and utilities, ranges from MXN 5,000 to MXN 12,000 (USD 280 to USD 670, or EUR 255 to EUR 615) depending on building amenities and unit size.
Monthly common area or maintenance fees (cuotas de mantenimiento) in Tulum condos typically range from MXN 2,500 to MXN 6,000 (USD 140 to USD 335, or EUR 130 to EUR 310), with resort-style buildings featuring pools, gyms, security, and landscaping costing toward the higher end.
The typical monthly sinking fund (fondo de reserva) contribution for Tulum condos, when charged separately from maintenance, ranges from MXN 300 to MXN 1,000 (USD 17 to USD 55, or EUR 15 to EUR 50), though some HOAs bundle this into the main fee.
Monthly utility costs for a standard occupied condo in Tulum with air conditioning usage average MXN 1,500 to MXN 4,000 (USD 85 to USD 220, or EUR 75 to EUR 205), with electricity being the largest component, especially during hot months when A/C runs frequently.
What are the typical annual condo ownership costs in Tulum in 2026?
As of early 2026, the total typical annual condo ownership cost in Tulum, including property tax, insurance, and fideicomiso fees, ranges from MXN 20,000 to MXN 45,000 (USD 1,100 to USD 2,500, or EUR 1,000 to EUR 2,300) for a mid-range unit.
The annual property tax (predial) for condos in Tulum is relatively low, typically ranging from 0.05% to 0.2% of the assessed cadastral value, which translates to approximately MXN 2,000 to MXN 8,000 (USD 110 to USD 445, or EUR 100 to EUR 410) for most condos.
Annual condo insurance in Tulum costs approximately USD 300 to USD 900 (MXN 5,400 to MXN 16,200, or EUR 275 to EUR 830), depending on coverage level, whether you add hurricane/wind riders, and whether your HOA maintains a master policy that covers common areas.
One significant additional annual cost for foreign condo owners in Tulum is the fideicomiso administration fee, which banks charge between USD 500 and USD 1,000 (MXN 9,000 to MXN 18,000, or EUR 460 to EUR 920) per year for maintaining the trust.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do expats and locals really say about buying condos in Tulum?
Do most expats regret or recommend buying a condo in Tulum in 2026?
As of early 2026, expat sentiment on buying condos in Tulum is mixed but leans toward cautious optimism, with most recommending the purchase if buyers choose the right micro-location, conduct thorough due diligence, and set realistic rental income expectations.
The most common reason expats give for recommending condo ownership in Tulum is the lifestyle flexibility it provides, meaning they can use the property during high season, rent it when traveling, and enjoy a community of like-minded international residents without committing to full-time residency in Mexico.
The most common reason expats give for regretting their Tulum condo purchase is overestimating rental income projections, especially when their unit is in an oversaturated building or neighborhood where dozens of similar condos compete for the same guests, driving down occupancy and nightly rates.
What unexpected challenges do foreign condo owners face in Tulum?
The most common unexpected challenge foreign condo owners face in Tulum is navigating ejido land and irregular title situations, where a property that seemed legitimate turns out to lack proper documentation for fideicomiso eligibility, leaving the buyer with no secure ownership path.
Other unexpected challenges that frequently surprise foreign condo owners in Tulum include managing the fideicomiso relationship with the bank (annual fees, paperwork, slow response times), dealing with HOA governance issues in buildings where the developer still controls the association, and adapting to infrastructure inconsistencies like water pressure problems, power outages, and unpaved roads even in otherwise modern developments.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Tulum.
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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 |
|---|---|---|
| Propiedades.com | One of Mexico's largest property portals with structured, comparable listing statistics. | We used it as the backbone for Tulum condo price per square meter and neighborhood price differences. We cross-checked ranges against other market signals. |
| Banco de Mexico | Mexico's official central bank publishing the FIX exchange rate used in contracts. | We used it to convert MXN condo prices into USD and EUR equivalents as of early 2026. |
| SRE (Foreign Affairs) Fee Schedule | Official government schedule of fees with effective dates for restricted zone permits. | We used it to price the government permit cost for fideicomiso setup in 2026. |
| SRE Fideicomiso Procedure | Official procedure page for the key legal mechanism foreigners use in coastal Mexico. | We used it to describe what foreigners must do legally in Tulum's restricted zone and structure the step-by-step buying flow. |
| Quintana Roo ISAI Law | Primary legal text for the state's property acquisition tax framework. | We used it to establish the ISAI rate (2%) and the tax base calculation rule for Tulum transactions. |
| Ley Federal de Derechos | Official national law compilation for federal fees and duties. | We used it to support the fact that federal rights and fees exist for procedures referenced by SRE. |
| SHF Housing Price Index | Government housing finance institution providing the standard national reference for price trends. | We used it to frame the macro direction of Mexico's housing prices and contextualize Tulum's market within national trends. |
| BBVA Mexico Escrituracion Guide | Major bank explaining common closing cost components in consumer-friendly terms. | We used it to explain what escrituracion includes and as a sanity check on typical closing cost percentages. |
| PROFECO Consumer Protection | Federal consumer protection agency outlining buyer rights and disclosure expectations. | We used it to highlight buyer protections and build the hidden fees section. |
| BBVA Fideicomiso Basics PDF | Major bank's fiduciary department explaining the restricted zone trust mechanism. | We used it to explain the fideicomiso in plain terms and build the unexpected challenges section including ejido warnings. |
| Banorte Zona Restringida | Major bank confirming how restricted zone trust transfers work. | We used it to cross-check that the bank trust model is standard across institutions and explain resale mechanics. |
| AirDNA Tulum | Widely used short-term rental analytics provider with consistent methodology. | We used it to estimate rental demand strength, occupancy, and revenue for condos used as vacation rentals in Tulum. |
| SECTUR Tourism Ministry | Official federal source describing tourism and infrastructure actions tied to Tulum demand. | We used it to contextualize why Tulum demand exists beyond real estate hype. |
| El Pais Mexico | Major international newspaper with named reporting and clear event details. | We used it as a reality check for neighborhood-level risk perception and local policy frictions affecting buyers. |
| Tulum Land & Property | Active real estate portal with current Tulum condo listings and market insights. | We used it to verify current listing prices and validate neighborhood segmentation. |
| Riviera Maya Cozy | Real estate resource with detailed Tulum condo market guides and listings. | We used it to identify entry-level condo pricing and neighborhood characteristics. |
| MyCasa Real Estate | Real estate company with detailed fideicomiso setup guidance for foreigners. | We used it to validate fideicomiso setup costs and annual fee ranges for 2025-2026. |
| TheLatinvestor Tulum Statistics | Our own research team's market statistics compiled from developer and agent networks. | We used it to cross-reference market trends and validate our pricing estimates. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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