Tulum Real Estate
for International Buyers
Where ancient jungle meets Caribbean luxury. Expert advisory for Americans and Canadians buying property in Mexico's most aspirational destination.
The World's Most Coveted Lifestyle Destination
Exceptional Rental Returns
Top luxury properties earn 8–12% gross yield on platforms like Airbnb. Occupancy rates above 75% in peak season mean your property works for you year-round.
Infrastructure Investment
The Tren Maya railway, expanded international airport, and new highway network are driving sustained appreciation — not just speculation.
World-Class Lifestyle
Over 200 cenotes, pristine Caribbean beaches, jungle biosphere reserve, and a dining and arts scene that rivals Miami and Ibiza.
Legal Protection for Foreigners
The fideicomiso (bank trust) system has protected foreign buyers since 1971. Americans and Canadians own more property here than anywhere else in Mexico.
Tulum's Top Neighborhoods
Aldea Zama
Best for: Resale value · Walking distance to everythingThe most established gated community. Master-planned streets, cenotes, boutique hotels, and restaurants. Excellent infrastructure and strong resale market.
La Veleta
Best for: Larger lots · Boutique developmentEmerging zone favored by architects and boutique developers. Larger lots allow for more creative residential projects. Strong appreciation trajectory.
Region 15
Best for: Entry price · Growth potentialThe newest expansion zone with the most affordable entry points and the highest upside if you're comfortable being ahead of the market.
Hotel Zone
Best for: Beachfront · Premium assetTulum's famous beach road — boutique hotels, restaurants, and ocean views. High barrier to entry but also highest scarcity value and premium pricing.
Buying in Tulum: Step by Step
Strategy Call
We define your budget, goals (investment vs. lifestyle), timeline, and preferred zones. This shapes everything that follows.
Curated Selection
Alberto presents pre-vetted properties that match your criteria — including off-market listings not found online.
Site Visit
In-person or virtual tours with neighborhood context, developer due diligence, and investment analysis for each option.
Legal & Closing
We coordinate with a trusted notary and bank to set up your fideicomiso. Closing typically takes 60–90 days.
Tulum Real Estate FAQ
Can Americans buy real estate in Tulum?
Yes. Americans can legally own property in Tulum through a fideicomiso — a bank trust authorized by Mexican law since 1971. You hold full beneficial rights: buy, sell, rent, renovate, or pass on the property to heirs. Setup costs $1,000–2,000 with annual fees of $500–700.
How much does Tulum real estate cost?
Luxury condos start around $400,000 USD for a well-located 1-bedroom. Villas and larger residences range from $750,000 to $3M+. Pre-construction prices are 15–30% lower than completed inventory, but carry developer risk.
What rental yield can I expect from Tulum real estate?
Well-managed luxury properties in Tulum's top zones generate 8–12% annual gross rental yield. Occupancy rates exceed 75% during peak season (November–April). A professional property manager is essential for remote owners — typical management fee is 20–25% of rental income.
Is Tulum a good real estate investment in 2025?
Tulum continues strong appreciation: 15–25% per year in prime zones driven by airport expansion, Tren Maya infrastructure, and sustained North American demand. Risk exists — oversupply in some corridors and developer quality varies widely. Working with an experienced buyer's agent who knows the developers is critical.
What are the closing costs for buying in Tulum?
Budget 6–9% of the purchase price for closing costs: acquisition tax (2% of assessed value), notary fees (~1.5%), fideicomiso setup ($1,500–2,000), legal fees (~1%), and bank trust fees. Always get a full cost breakdown from your notary before signing.
Ready to Invest in Tulum?
Alberto has closed 50+ transactions in the Riviera Maya. Schedule a free 30-minute strategy call to define your investment or lifestyle goals.