Tulum Real Estate For Sale

Why Buy Real Estate in Tulum?

Tulum has emerged as Mexico's premier luxury destination, with property values appreciating 8-15% annually since 2018. Whether you're seeking a turnkey villa for rental income, beachfront property, or development land, Tulum offers exceptional ROI opportunities in one of the world's fastest-growing Caribbean markets.

Our curated collection features villas like Casa Kiin ($99,900 USD), Casa Sueño ($470,000 USD), and Casa Tabarka ($490,000 USD)—all turnkey properties currently generating rental income—plus development lots starting at $97,500 USD in Region 15 and Region 8.

Types of Tulum Properties for Sale

Turnkey Luxury Villas

Casa Kiin, Casa Sueño, and Casa Tabarka are fully furnished villas ready for immediate rental income or personal use. These turnkey properties offer:

• Immediate rental income potential: $4,000-6,000 USD/month (70-85% occupancy rates)
• Private pools, modern kitchens, and eco-luxury design elements
• Prime locations in Region 15 and Kiin Development (10 minutes to beach, 7 minutes to town)
• Existing rental management systems, booking websites, and guest reviews
• Personal use 2-3 months per year while generating passive income the rest of the year
• Fully furnished with high-quality furniture, appliances, and decor

Development Lots in Tulum

Lot 22 - Manzana 173: 325m² residential lot in Region 15 for $97,500 USD ($300/m²). Build your custom dream villa in a growing neighborhood close to cenotes and beaches. Electricity and water connections available.

Lot 1 - Manzana 576: Exceptional 2,500m² lot in Region 8 for $545,000 USD ($218/m²). Located just 500 meters from Avenida Kukulkan, this premium lot is ideal for commercial development or high-end residential compound. Zoning allows for multi-unit development.

Tulum Real Estate ROI Analysis

Rental Income Potential

Luxury villas in Tulum generate strong rental yields:

• High season (November-April): $400-800/night for 4BR villas
• Low season (May-October): $250-500/night for 4BR villas
• Average annual occupancy: 70-85% for well-managed properties
• Gross rental income: $50,000-80,000/year for turnkey 4BR villas
• Operating expenses: 30-40% (property management, maintenance, utilities, taxes)
• Net rental yield: 6-10% annually after expenses

Property Appreciation Trends

Tulum real estate has appreciated significantly:

• 2018-2023 average: 8-15% annual appreciation across Tulum
• Region 15: 12-18% appreciation (fastest-growing residential neighborhood)
• Beachfront properties: 10-15% appreciation (limited inventory drives demand)
• 2024-2026 outlook: Continued strong growth with new Tulum International Airport (opened December 2023) bringing direct flights from major US and European cities

Case Study: Casa Sueño ROI

• Purchase price: $470,000 USD (4BR luxury villa, Region 15)
• Annual rental income: $60,000 USD gross
• Operating expenses: $22,000 USD (37% - includes management, maintenance, utilities, taxes)
• Net annual rental income: $38,000 USD/year
• Cash-on-cash return: 8.1% (all-cash purchase)
• 5-year appreciation (10% average): $282,000 USD equity gain
• Total 5-year return: $472,000 USD (rental income + appreciation)
• Total ROI over 5 years: 100% return on investment

Legal Considerations for Buying Property in Tulum

Can Foreigners Buy Property in Mexico?

Yes. Foreign buyers use a fideicomiso (bank trust) to purchase property within 50 kilometers of the coast, which includes all of Tulum. The fideicomiso gives you full property rights including the right to use, rent, sell, inherit, and improve the property for 50 years, renewable indefinitely.

The bank acts as trustee but you maintain complete control. You can sell the property at any time, pass it to heirs, generate rental income, and make all property decisions. The fideicomiso is simply a legal structure required for foreign ownership in restricted zones.

Fideicomiso (Bank Trust) Process

1. Select your property and negotiate purchase price with seller
2. Apply for fideicomiso through a Mexican bank ($500-800 USD setup fee)
3. Bank reviews title and property documentation for liens or issues
4. Sign purchase agreement with seller (promissory contract)
5. Close transaction via notary public (notario público) who ensures legal compliance
6. Receive trust certificate confirming your full property rights
7. Total timeline: 60-90 days from contract to closing

Costs of Buying Tulum Real Estate

• Closing costs: 5-7% of purchase price (includes transfer tax, notary fees, title insurance)
• Fideicomiso setup fee: $500-800 USD one-time
• Annual fideicomiso maintenance: $500-700 USD/year paid to bank
• Property tax (predial): 0.1-0.3% of cadastral value annually (very low compared to US/Canada)
• Notary fees: 1-2% of purchase price for document preparation and legal oversight
• Title insurance: Optional but recommended ($500-1,500 USD)

Property Management for Investors

Tulum.immo offers comprehensive property management services for villa owners who don't live in Tulum full-time:

• Rental marketing: Professional photography, listing creation, booking platform management (Airbnb, VRBO, direct bookings)
• Guest communication: Handle all inquiries, confirmations, check-in/check-out coordination, and 24/7 guest support
• Cleaning and maintenance: Professional cleaning after every guest, routine maintenance, pool service, landscaping
• 24/7 property care: Regular inspections, emergency repairs, hurricane preparation, security monitoring
• Financial reporting: Monthly statements, income/expense tracking, tax documentation for accountants
• Concierge coordination: Arrange chef service, transportation, activities for guests (additional revenue stream)
• Management fee: 20-25% of gross rental income (industry standard in Tulum)

Why Invest in Tulum Real Estate Now?

• New Tulum International Airport: Opened December 2023, bringing direct flights and increasing tourist arrivals 40-60%
• Limited beachfront inventory: No more beachfront development permits being issued, driving prices up
• Maya Train infrastructure: New rail connection to Cancún, Mérida, and Mayan ruins boosting accessibility
• Strong USD/MXN exchange rate: US dollar remains favorable for American and Canadian buyers
• Digital nomad boom: Tulum is a top destination for remote workers, driving long-term rental demand
• Wellness tourism growth: Yoga retreats, wellness centers, and healing tourism growing 20% annually

Frequently Asked Questions

Can I finance a Tulum property purchase?

Mexican banks rarely offer financing to foreigners. Most buyers pay all cash. Some US banks offer portfolio loans secured by US assets (home equity, investment accounts). Developer financing is occasionally available with 30-50% down payment and 5-year terms at higher interest rates (8-12%).

What are property taxes in Tulum?

Property tax (predial) is 0.1-0.3% of the cadastral value (assessed value) annually. For a $500,000 USD villa, expect $500-1,500 USD per year in property tax—significantly lower than US or Canadian property taxes. Taxes are paid annually or semi-annually to the municipality.

Can I live in Mexico if I buy property?

Buying property does NOT automatically grant residency. You can visit Mexico on tourist visas (typically 180 days per visit). For residency, apply separately through temporary residency (renewable annually) or permanent residency programs based on income, retirement, or family ties.

Is Tulum real estate a good investment in 2026?

Yes. With the new Tulum International Airport operational, direct flights from major US and European cities, the Maya Train infrastructure project, and continued tourism growth (15-20% annually), Tulum remains one of Mexico's strongest real estate markets. Well-managed rental properties can achieve 12-20% total annual returns (rental income + appreciation).

Should I buy a turnkey villa or development land?

Buy a turnkey villa if you want immediate rental income and personal use without construction hassle. Buy land if you want to build a custom villa or hold for long-term appreciation. Land requires 12-18 months to develop and permits, while turnkey villas generate income from day one. Consider your timeline, budget, and involvement level.

What is the best neighborhood to buy in Tulum?

Region 15 offers the best value for jungle villas with strong rental demand and 12-18% annual appreciation. La Veleta is walkable and popular with long-term renters and digital nomads. Aldea Zama has community amenities and is family-friendly. Beachfront (Hotel Zone) commands premium prices but limited inventory makes future purchases difficult.

How do I manage my Tulum property from abroad?

Hire a local property management company like Tulum.immo. We handle all rental marketing, guest communication, cleaning, maintenance, and financial reporting. You receive monthly income statements and can monitor bookings remotely. Many owners visit 2-3 times per year while we manage operations the rest of the time.

Are there HOA fees for Tulum properties?

It depends. Properties in developments like Aldea Zama or Kiin typically have HOA fees ($50-200 USD/month) covering security, common areas, and amenities. Individual houses in Region 15 or La Veleta usually have no HOA fees. Ask about monthly expenses before purchasing.

What are the risks of investing in Tulum real estate?

Main risks include: currency fluctuation (USD/MXN), regulatory changes (short-term rental restrictions possible), hurricane damage (insurance required), overtourism concerns, and property management issues if you hire the wrong company. Mitigate risks with proper insurance, reliable property management, and diversified investment portfolio.