Summary
Yes, in the condo zones built for investors. Across Tulum, 3,845 homes are for sale and ~65% of them are listed by owners; Aldea Zama alone has 962, while Tulum Beach has 56 and Bahia Soliman ~20.
The pressure sits in four areas where many owners want out: Aldea Zama, Region 8, Region 15 and Aldea Tulum. Aldea Tulum is the extreme case, with ~95% of its listings sold by owners, the widest usual discount at ~15% and resale prices 30% below their peak.
Behind those exits is a building boom that outran buyers. Obras Expansión estimated in July 2025 that more than 10,000 condos had moved to the resale market, and El Economista reported in July 2026 that yearly home sales fell from 3,487 in 2023 to 1,711 in 2025.
Rents fell at the same time, by 8% over the last 12 months for Tulum as a whole, so owners who bought to rent out are losing on both sides of their plan. Weaker tourism in 2026 made it worse.
Getting out is slow. A typical Tulum home takes ~12 months to sell, Centro Tulum ~20 months and Holistika two years or more, while Tulum Country Club sells in ~5 months with a usual discount of only ~6%.
Owners also compete with developers, who still offer new units at list price or with discounts of up to 25% on luxury projects, so a resale has to undercut a brand-new alternative.
Few owners are leaving Tulum Beach, Tulum Country Club, Tankah or Bahia Soliman, where buyers have few substitutes. The new buyers the market hopes for, retirees and remote workers, want finished, livable homes, which is why the small investor studios are the hardest to sell.
Our Tulum owner-exit table by area
This table gives our verdict for each of the 15 areas of Tulum we track, with the figures behind it: homes for sale, the share listed by owners, why they sell and how long a typical home takes to sell.
It also shows the usual negotiation margin, the drop from the highest resale price and the latest rent change, so a reader can see where owners are really leaving and where selling is rare.
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 |
Homes for Sale right now iMonadLuxury de-duplicated for-sale count per area; small areas from its price page (apartments only) or Propiedades.com, shown with ~. |
Owners Selling resales, share of homes for salei100% minus the share of homes for sale not built yet. |
Why They Sell main reason iMain reason quoted by owners, agents and press in this area. |
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. |
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). |
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). |
Rent Change last 12 months iPropiedades.com area change (18 months), checked against manager quotes (Villas Tulum −21 to −33%). |
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 | 3,845 | ~65% | Rentals that don't pay | ~12 mo | ~10% | −15% | −8% | Many owners here want out. Too many new condos and softer tourism. Resale prices sit about 15% below their peak. A 2-bed rents for about US$1,020 a month. | Medium |
| Tulum Beach | No | 56 | ~80% | Rarely, few sellers | ~9 mo | ~8% | −5% | −5% | Few owners are leaving. Beachfront is scarce because building is restricted, so the few homes for sale hold their price. Homes take about 9 months to sell. | Medium |
| Selva Zama | Some | — | ~50% | Area still unbuilt | ~12 mo | ~10% | −15% | −8% | Some owners are selling, not a rush. A newer, pricier jungle area next to Aldea Zama with little built around it yet. Homes take about 12 months to sell. | Medium |
| Cobá Road | Some | 65 | ~60% | Slow sales, few buyers | ~18 mo | ~12% | −15% | −8% | Some owners are selling, not a rush. Jungle lots and villas along the road to Cobá, west of town, where you need a car and homes sell slowly. Homes take about 18 months to sell. | Medium |
| Aldea Zama | Yes | 962 | ~60% | Rental income below plan | ~13 mo | ~10% | −15% | −8% | Many owners here want out. Still the area foreign buyers ask for most, but with nearly a thousand homes for sale it is a buyer's market. Homes take about 13 months to sell. | Medium |
| Centro Tulum | Some | 836 | ~85% | Slow resale, need cash | ~20 mo | ~12% | −15% | −12% | Some owners are selling, not a rush. Where people actually live, with shops and local food, but resale listings sit for well over a year. Homes take about 20 months to sell. | Medium |
| Region 8 | Yes | 58 | ~50% | Bought off‑plan, no demand | ~17 mo | ~12% | −20% | −10% | Many owners here want out. Close to the beach road but still half building site, with many lots and slow sales. Resale prices sit about 20% below their peak. | Medium |
| Villas Tulum | Some | 82 | ~90% | Rents cut by a quarter | ~11 mo | ~7% | −5% | −12% | Some owners are selling, not a rush. A quieter residential area with few new projects, where prices held but rents were cut. Homes take about 11 months to sell. | Medium |
| La Veleta | Some | 656 | ~60% | Airbnb too crowded | ~9 mo | ~8% | −15% | −6% | Some owners are selling, not a rush. The liveliest area with cafes and shops, still crowded with condos and some unpaved streets. Homes take about 9 months to sell. | Medium |
| Region 15 | Yes | 259 | ~45% | Studios no one rents | ~11 mo | ~12% | −20% | +4% | Many owners here want out. Hundreds of near‑identical studios and 1-beds were built here, and demand for them has dried up. Homes take about 11 months to sell. | Medium |
| Tulum Country Club | No | 193 | ~75% | Rarely, steady demand | ~5 mo | ~6% | −5% | −5% | Few owners are leaving. A gated golf community outside town, finished and calm, where homes sell faster than in town. Homes take about 5 months to sell. | Medium |
| Holistika | Some | 20 | ~55% | Lifestyle buyers moving on | 24+ mo | ~12% | −20% | −8% | Some owners are selling, not a rush. A small wellness enclave in the jungle, liked by buyers but with very few sales. Homes can sit unsold for two years. | Medium |
| Tumben Kaa | Some | 64 | ~85% | Flats hard to rent | ~13 mo | ~10% | −10% | −6% | Some owners are selling, not a rush. A local residential area, cheaper than the condo zones, with houses doing better than flats. Homes take about 13 months to sell. | Medium |
| Aldea Tulum | Yes | ~40 | ~95% | Units empty for months | ~15 mo | ~15% | −30% | 0% | Many owners here want out. A huge development of about 6,000 small flats bought to rent out, many now empty. Resale prices sit about 30% below their peak. | 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 | ~30 | ~75% | Few buyers on the coast | ~12 mo | ~8% | −5% | — | Few owners are leaving. 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 | ~20 | — | Rarely, few sellers | ~12 mo | ~10% | −5% | — | Few owners are leaving. Mostly private beach villas, very few listings, and two condo projects seized by environmental authorities. Homes take about 12 months to sell. | Medium |
Developers still sell new units at list price or with discounts of up to 25% on luxury projects, which makes it even harder for owners to resell.
How we got these numbers. We read 650 signals on Tulum from 124 websites: listing trackers (MonadLuxury counts and days on market), Propiedades.com area indices, InfoHabitat and Habitaria data, local press, AMPI and valuers, managers and owners' posts. 'Why they sell' sums up what owners, agents and the press say in each area.
Source: TheLatinvestor property database, November 2026.
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Message a proAre people selling out of Tulum now?
Yes. Tulum owners are leaving in real numbers, mostly in the condo districts built for investors, while the scarcer and more residential areas stay calm.
Across Tulum, 3,845 homes are for sale and ~65% of them are resales by owners. A typical home takes ~12 months to sell, buyers usually negotiate ~10% off the asking price, resale prices sit 15% below their peak since 2021, and rents are down 8% over the last 12 months.
That describes a market where getting out is possible, but slow and costly. The main reason owners give is simple: rentals that don't pay.
The wider housing data fit the same picture. El Economista reported in July 2026, using InfoHabitat data built on Softec and tourism figures, that yearly home sales in Tulum fell from 3,487 units in 2023 to 1,711 in 2025. Tulum built for a much stronger flow of buyers than it got.
Our verdict splits the town. We see many owners wanting out in Aldea Zama, Region 8, Region 15 and Aldea Tulum, some selling without a rush in seven other areas, and few owners leaving Tulum Beach, Tulum Country Club, Tankah and Bahia Soliman.
So Tulum behaves like several resale markets side by side rather than one market moving together, and where you own decides how hard it is to leave.
Did more than 10,000 Tulum condos really move onto the resale market?
Probably, but as a rough industry estimate from 2025, not a live count.
Obras Expansión estimated in July 2025 that more than 10,000 condos had moved to the resale market as Tulum came out of its pandemic boom; the article does not name who made the count. No newer figure has been published since, and no public registry keeps a running total of unique resale listings, so the exact number shifts with the area covered, duplicate listings and units that stay online after they sell.
What can be checked is the scale of the supply around it. El Economista reported in July 2026 that homes for sale in Tulum reached 6,340 in 2023, against 3,243 in 2019, and that homes under construction rose from 1,466 in 2017 to 13,266 in 2023. In December 2025, the same paper reported 303 active pre-construction projects and 11,295 units in inventory, from The Red Search's Property Tracker.
Those figures measure different parts of the market, but they leave no doubt that housing grew far faster than sales.
Our own count is smaller because it measures something else: the homes listed for sale today across the 15 areas we track, by owners and developers alike. We do not use the industry estimate for any area verdict.
The useful part of the headline is its order of magnitude. Tulum entered this slowdown with a huge pool of investor-owned and newly built homes competing for a much smaller flow of buyers, and whether a count lands just below or above the round number does not change what an owner faces when trying to sell.
Where are Tulum owners trying hardest to get out?
In Aldea Zama, Region 8, Region 15 and Aldea Tulum: those are the four areas where we see many owners wanting out.
Aldea Zama has the most homes for sale in our table, with ~60% listed by owners and ~13 months to sell. Region 8 has 58 homes for sale and takes ~17 months. Region 15 has 259 listings, with a lower share of owners, ~45%, because developers sell there too. Aldea Tulum has only ~40 listings, almost all of them from owners.
The reasons differ. In Aldea Zama, owners say rental income came in below plan. In Region 8, people bought off-plan in an area still half building site, and demand never came. Region 15 is full of studios no one rents. In Aldea Tulum, units sit empty for months.
N+ reported in November 2026 on empty apartments in Aldea Tulum and on owners who had bought expecting rent to cover their loan payments.
At the other end, Tulum Beach and Tulum Country Club have owners who rarely sell: in Tulum Beach because few homes exist and building is restricted, in Tulum Country Club because demand is steady.
The table below sets the four areas where owners want out against the two where they rarely sell.
| Area | Our verdict | Homes for sale | Owners selling | Why they sell | Drop from peak |
|---|---|---|---|---|---|
| Aldea Zama | Yes | 962 | ~60% | Rental income below plan | −15% |
| Region 8 | Yes | 58 | ~50% | Bought off-plan, no demand | −20% |
| Region 15 | Yes | 259 | ~45% | Studios no one rents | −20% |
| Aldea Tulum | Yes | ~40 | ~95% | Units empty for months | −30% |
| Tulum Beach | No | 56 | ~80% | Rarely, few sellers | −5% |
| Tulum Country Club | No | 193 | ~75% | Rarely, steady demand | −5% |
Why are so many Aldea Zama owners selling if buyers still know the area?
Because a famous name does not help when nearly a thousand homes compete for the same buyers.
Aldea Zama is still the area foreign buyers ask for most. But ~60% of its listings come from owners, a typical home takes ~13 months to sell, rents are down 8% over the last 12 months and resale prices sit 15% below their peak. For an owner who bought for rent and for a rising price, both halves of the plan are weaker.
The area has a mature-stock problem. Foreign buyers know Aldea Zama because it was built out for years, so a resale now competes with other finished units, developers' remaining stock and newer projects next door. The buyer can compare dozens of homes before making an offer.
Asking prices show how wide that comparison is. Agency samples published in 2026 give different typical prices for Aldea Zama depending on which listings they cover, so a seller cannot count on one obvious neighborhood price that buyers will accept.
Developers can also change the comparison overnight. A 2026 MUWAN promotion in Aldea Zama offered 15% off with one payment plan and 25% with another. A resale owner rarely has that kind of room to bundle financing, furniture or payment timing.
Aldea Zama attracts buyers who want an established spot close to the center. What has changed is the owner's leverage: the name brings the buyer into the search, and the sheer amount of competing stock lets that buyer keep shopping.
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Are Region 15 and Aldea Tulum owners stuck with the wrong kind of condo?
In many cases, yes. Region 15 and Aldea Tulum were built for short-stay investors, and the buyers left in the market want something else.
Region 15 has 259 homes for sale, a typical sale takes ~11 months, buyers usually negotiate ~12%, and resale prices sit 20% below their peak. The surprise is rent: Region 15 rents are up 4% over the last 12 months, the strongest rent change in our table, so the problem is not that every unit has become impossible to rent.
The harder issue is sameness. Region 15 took in hundreds of near-identical studios and 1-beds aimed at Airbnb investors. Rental sites in 2026 show many small units in the same projects competing side by side, and a resale buyer sees all of them too.
Aldea Tulum is under more pressure. About 6,000 small flats were built there to rent out, and many now sit empty. Its ~40 listings take ~15 months to sell, resale prices are 30% below their peak, the steepest drop in our table, and rents have not moved over the last 12 months.
The next buyer is different. A retiree or remote worker who plans to spend months in Tulum cares about floor space, parking, storage, quiet and a building that already works. A unit designed around nightly bookings can sell, but to a much smaller group.
That is how Region 15 can post better rents and still have a hard resale market: an investor can rent the unit today and fail to sell it at the price paid.
Are Tulum developers making it harder for owners to resell?
Absolutely. Resale owners in Tulum compete with developers that can discount new units, stretch payment plans and add extras, so a buyer often has a better offer than another owner's price.
Across Tulum, buyers usually negotiate ~10% off a resale. Region 8 and Region 15 are at ~12%, and Aldea Tulum has the widest usual margin in our table. Those discounts come after an owner decides to sell; a developer can advertise its discount from day one.
The offers are concrete. MUWAN advertised up to 25% off in Aldea Zama in April 2026, depending on the payment plan. HOMA Kah advertised up to 25% off selected units in November 2026. A June 2026 listing for Natal showed 28% off selected two-bed units.
Those promotions change the real comparison. A resale can look cheaper than a developer's list price and lose once the developer's cash discount, payment plan or included furniture are counted. Owners in areas full of interchangeable condos feel it most.
Region 15 is the clearest example: a buyer there can compare a finished resale, another resale, a discounted new unit and a developer-financed one in the same search.
The table below sets three 2026 developer offers beside our resale figures for their areas.
| Area | Usual resale discount | Drop from peak | Project | 2026 offer | Offer date |
|---|---|---|---|---|---|
| Aldea Zama | ~10% | −15% | MUWAN | Up to 25% | April 2026 |
| Region 15 | ~12% | −20% | HOMA Kah | Up to 25% | November 2026 |
| La Veleta | ~8% | −15% | Natal | 28% | June 2026 |
Note: developer offers apply to specific projects and payment plans, not to whole areas.
Are Tulum sellers cutting prices enough to get out quickly?
No. Tulum sellers negotiate, but most are waiting rather than cutting, and many resales sit for a year or more.
Centro Tulum takes ~20 months for a typical sale, with ~12% off the asking price. Region 8 takes ~17 months at the same margin. Holistika can take 24+ months with only 20 homes for sale, because sales there are rare.
Listing data say owners are mostly holding their price. MonadLuxury, a brokerage that publishes a Tulum listing tracker, reported in 2026 a median of 271 days on the market for homes for sale and 376 days before a listing comes down. Only 3% of listings had cut their price in the previous 90 days, by a median of 11.4%.
Those are portal measures, not closed sales, but they point the same way: most owners are testing the market and waiting, not repricing again and again.
Tulum Country Club is the contrast. A typical home there sells in ~5 months, the fastest in our table, with only ~6% off. Buyers see a finished gated community with a clear residential use and few direct substitutes.
The slowest areas have different problems. Centro mixes local apartments, houses and shops. Region 8 is still half built. Holistika is a tiny market where one or two sales a year can leave a listing exposed for a long time.
The table below shows what MonadLuxury's tracker says about how Tulum sellers behave.
| Measure | Figure | What it covers | Source | Year |
|---|---|---|---|---|
| Median days on market | 271 days | Homes listed for sale | MonadLuxury | 2026 |
| Median days before removal | 376 days | Listings taken down | MonadLuxury | 2026 |
| Listings with a price cut | 3% | Previous 90 days | MonadLuxury | 2026 |
| Median price cut | 11.4% | Listings that cut | MonadLuxury | 2026 |
Is weaker tourism still pushing Tulum owners to sell?
Yes. Weaker tourism keeps adding pressure on owners who bought for vacation-rental income, even though short-term renting works for some.
Official hotel data are clear. Quintana Roo's tourism observatory put Tulum hotel occupancy at 63.69% from January through July 2026, against 72.67% in the same months of 2025, a big change for a town where many condo purchases were justified by visitor growth.
AirDNA gives a more mixed picture for short-term rentals. Its October 2026 data show 3,444 active rentals in Tulum at 46% occupancy, but an average nightly rate of US$124, down 21.8% on a year earlier. A host can earn money, but lower rates hurt the owners who bought at peak expectations.
Airport traffic was weaker than early property pitches assumed. Quintana Roo counted 107,751 passengers at Tulum airport in January 2026, down 27.91% on January 2025, and federal tourism data showed foreign arrivals through the airport down 35.2% from January through April 2026.
Our area data show the same pressure on rents. Region 8 is down 10% over the last 12 months, and Centro Tulum and Villas Tulum both 12%. In Villas Tulum, owners say rents were cut by a quarter. Owners who need rent to cover a loan feel that at once, especially when selling can take more than a year.
The table below shows the outside demand figures behind that pressure; they measure the whole town, not our areas.
| Indicator | Period | Figure | Vs a year earlier | Source |
|---|---|---|---|---|
| Hotel occupancy | Jan-Jul 2026 | 63.69% | 72.67% in 2025 | SITURQ |
| Short-rental occupancy | Oct. 2026 | 46% | +7.7% | AirDNA |
| Short-rental nightly rate | Oct. 2026 | US$124 | −21.8% | AirDNA |
| Short-rental revenue per night | Oct. 2026 | US$57 | −6.6% | AirDNA |
| Airport passengers | Jan. 2026 | 107,751 | −27.91% | SITURQ |
| Foreign arrivals by air | Jan-Apr 2026 | — | −35.2% | Sectur |
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Message a proAre retirees and remote workers replacing the investors who are leaving Tulum?
Not yet. Retirees and remote workers are showing interest in Tulum, but nothing shows them buying fast enough to replace the investors who left.
Obras Expansión reported in October 2026 that specialists were seeing interest from retirees, adults aged 50 to 70, and from people who work remotely. The same report described about 7,000 homes planned or under construction, so even a sizable new group of residents has a lot of stock to absorb.
The bigger issue is what those buyers want. Someone moving to Tulum for months or years cares about floor space, parking, storage, noise, road access, reliable utilities and a building that already works. Many of the units now for sale were designed for a different customer: an investor who cared most about a low entry price and nightly rental income.
Our data fit that split. Tulum Country Club, a finished residential community, sells fastest, and Tulum Beach stays scarce, while Region 15 and Aldea Tulum sit on stocks of near-identical small units.
The new buyers can help the right homes. A larger finished condo in Aldea Zama, a house in Tumben Kaa, where houses do better than flats, or a home in Tulum Country Club makes far more sense for someone planning to live here than a studio built for short stays.
For now, the change of buyer is slower than the change of supply. Tulum spent years building for investors, and turning that stock into homes for residents will take more than new marketing.
Why are Tulum Beach and Tulum Country Club owners not rushing to sell?
Because buyers have few substitutes there: scarce beachfront on one side, a finished golf community on the other. Tankah and Bahia Soliman also see few owners leaving, on much thinner markets.
Tulum Beach has 56 homes for sale. A typical one takes ~9 months to sell, buyers usually negotiate ~8%, and resale prices are only 5% below their peak. Building on the beach is restricted, so a buyer cannot pick from hundreds of near-identical studios.
Tulum Country Club works for a different reason. It has 193 homes for sale, ~75% of them from owners, but homes sell faster than in town, and buyers see a gated golf community where daily life is easy to picture.
Tankah and Bahia Soliman are quieter still, with ~30 and ~20 homes for sale and about a year to sell. Our figures there are rough estimates on very few listings. Both also carry an environmental risk that matters more than any area trend.
The federal environmental agency, Profepa, filed a complaint in May 2024 after closure seals were broken again and again at a Bahía Solimán site where 24 apartments were being built without authorization. In September 2025, it announced the court-ordered seizure of the Adamar property in Tankah IV, Bahía de Solimán.
Those cases do not describe every property on the coast. They explain why scarcity and legal checks go together there: owners face no mass sell-off, but each sale can move slowly because each property has its own permit history.
Is Centro Tulum seeing the same kind of owner exit as the condo districts?
Not really. Centro Tulum has many homes for sale and very slow sales, but the pressure comes from a weak local market more than from failed vacation-rental bets.
Centro Tulum has 836 homes for sale, ~85% listed by owners. A typical home takes ~20 months to sell, and buyers usually negotiate ~12%. Rents are down 12% over the last 12 months, the weakest rent change in our table alongside Villas Tulum.
The mix is wider than in Region 15 or Aldea Tulum. Centro has local apartments, houses, shops and older buildings alongside investor condos. A slow sale there can come from weak local buying power and falling rents as much as from owners leaving Airbnb. Owners there say they are selling slowly because they need cash.
The wider economy is part of the story. N+ reported in November 2026 that residents were leaving Tulum because of fewer jobs and less business, with empty apartments and unfinished buildings across town. Its estimate of close to 10,000 residents lost in a year is a press figure, not a census count.
For someone who just wants to live in Centro, renting has become more attractive as rents soften. That gives the seller one more competitor: a buyer who can wait and rent instead.
Centro belongs in the owner-exit story because resale is so slow, but the cause is a weak mixed residential market, not the concentrated investor-condo problem of Region 15 and Aldea Tulum.
So, are people selling out of Tulum now?
Yes, in the condo zones built for investors. The clearest pressure is in Aldea Zama, Region 8, Region 15 and Aldea Tulum, while Tulum Beach, Tulum Country Club, Tankah and Bahia Soliman stay calm.
Across Tulum, we count 3,845 homes for sale, with owners behind ~65% of them. Long selling times, falling rents and real negotiation mean owners can get out, but many have lost the leverage they expected when they bought.
Oversupply is the first cause. Construction expanded for years before sales fell, and the industry estimate of condos moved to resale, though rough and dated 2025, sits beside enough official and press data to make the conclusion hard to dispute.
Weaker rental income is the second. Hotel occupancy is lower than a year ago, short-rental rates have softened and airport traffic fell in early 2026, so owners who bought for vacation income face a holding decision just as selling takes a year or longer.
Developers make the exit harder, with discounts and payment plans that a resale owner cannot match. The areas that resist tell us what buyers pay for: scarcity on the beach and finished, calm neighborhoods like Tulum Country Club.
Our figures are asking-market estimates with medium confidence on every area; Tankah and Bahia Soliman rest on very few listings, and listing counts move week to week. The direction across areas is more reliable than any single count.
What to watch: whether selling times shorten in the four pressured areas without deeper discounts, whether rents steady, and whether retirees and remote workers start buying the finished stock. Until then, the small investor studios are the hardest homes in Tulum to sell.
Our methodology
Our data runs through November 2026. We track owner exits across 15 Tulum areas using homes for sale, the share listed by owners, the main reason owners give for selling, the typical time to sell, the usual negotiation below asking, the drop from the highest resale price since 2021 and the latest rent change.
We read 650 signals on Tulum from 124 websites: listing trackers (MonadLuxury counts and days on market), Propiedades.com area indices, InfoHabitat and Habitaria data, local press, AMPI and valuers, managers and owners' posts. "Why they sell" sums up what owners, agents and the press say in each area.
High confidence means strong sources that agree. Medium means one strong source, or several that point the same way, with our own estimate per area built from the figure for Tulum as a whole and what we know of each area. Cells we could not estimate well are left empty. Every area here is at medium confidence.
Our figures describe the asking and resale market, because closing prices are rarely published in Mexico. One home can appear on several portals and listing status changes quickly, so we compare repeated readings across sources instead of trusting a single portal.
The first objection is obvious: many listings do not prove owners are leaving. That is why our verdict also weighs the share of owner listings, time to sell, negotiation, rents and the reasons owners give. Tulum Beach and Tulum Country Club serve as checks: both have resales, but with much healthier exit conditions.
We keep outside estimates apart from our area figures. The widely cited industry count of condos moved to resale helps describe the scale of the oversupply, but it is not a live registry, so every area comparison here uses our own table.
Key sources used for this analysis include Quintana Roo tourism observatory: Tulum hotel occupancy, January to July 2025 and 2026, Quintana Roo tourism indicators, including airport passengers, July 2026 InfoHabitat analysis of Tulum construction, inventory and yearly sales, December 2025 pre-construction projects and inventory from The Red Search Property Tracker, June 2026 report on Tulum's oversupply and weak absorption, AirDNA Tulum short-rental listings, occupancy, rates and revenue per night, October 2026, Federal data on foreign arrivals through Tulum airport, January to April 2026, November 2026 N+ report on empty housing and residents leaving Tulum, May 2024 Profepa complaint over 24 unauthorized apartments in Bahía Solimán, September 2025 court-ordered seizure of Adamar in Tankah IV, Bahía de Solimán, MonadLuxury listing tracker: days on market, price cuts, 2026 agency sample of Aldea Zama asking prices, 2026 Region 15 studio rentals listed side by side, HOMA Kah promotion on selected units, MUWAN Aldea Zama 2026 payment-plan discounts, June 2026 Natal listing with a discount on selected two-bed units, October 2026 report on retirees and remote workers as buyers and the housing pipeline and July 2025 estimate of more than 10,000 condos moved to resale.
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