Blog
Market analysis, investment guides and everything you need to know to make the best real estate decision in the Riviera Maya.
Where can you actually keep a boat in the Riviera Maya? Marina guide 2026
The real marinas of Cancun, Isla Mujeres and Puerto Aventuras: slips, lengths, and which developments let you keep your boat steps from home. Verified data, not marketing.
Area Guides
Living in Puerto Aventuras 2026 · Marina & Golf
2026 guide to Puerto Aventuras: 143-slip marina, 9-hole golf by Tom Lehman, beaches, gated 24/7 and 12 verified properties from $370K USD.
Buying in the Cancún Hotel Zone 2026: the honest guide
The real all-in cost (ISAI, fideicomiso, HOA), the truth about ZOFEMAT, verified ROI (~3.4% net, not the brochure's 8-12%) and why Cancún is more stable than Tulum. Which towers are worth it and when NOT to buy.
Aldea Zama Tulum 2026: is it the best zone to invest? An honest guide
Tulum's most-searched zone —the only walkable, fully serviced one— but also the most oversupplied. Prices, real ROI (~4.3%), the ~6,000-condo glut and how to tell good product from inflated inventory.
Investing in Tulum 2026: an honest zone-by-zone guide to prices and ROI
The condo market fell ~48% (2023-2025) but villas and beachfront appreciated. Prices by zone (Aldea Zama, La Veleta, Tankah), real vacation-rental ROI, the airport, the Maya Train and the fideicomiso. Tulum's honest guide.
Living in Costa Mujeres 2026: Complete Resident Guide
What the investment guide doesn't cover: Hospital Playamed Cancún 24/7 emergency, British International School IB + Monteverde Cambridge, dining with MICHELIN Guide 2026 recommendation (La Casa de las Mayoras), Rafa Nadal Tennis Centre, SHA Wellness Clinic, Playa Mujeres Golf by Greg Norman, real connectivity and resident community.
Living in Puerto Cancun 2026: Marina, Golf, Town Center and 3 International Hotels
175-slip marina for yachts up to 125 ft, 18-hole par 72 golf designed by Tom Weiskopf with hole 18 island green, 50,000 sqm Town Center with 100+ stores and 16 cinema screens, three international hotels operating (Thompson Hyatt + Renaissance Marriott + SLS Accor with Piero Lissoni design). 9 verified properties inside the polygon.
Living in Corasol 2026: Memberships, Amenities and Why It's The Most Ambitious Master Plan in PDC
Costa Beach Club of 42,000 m² with 3 named restaurants (OPULA, AMAKU, FARETTO), Gran Coyote Golf by Nick Price 18 holes par 71, The Park with 14 amenities. 3 inheritable lifetime membership levels from $21K USD. 236-ha master plan by Origina with Sordo Madaleno and CUAIK.
Living in Playacar 2026: Complete Guide to Internal Amenities in Playa del Carmen
Hospiten hospital inside Phase 2, El Árbol Azomali bilingual school, BE Element Studio Fitness at Plaza Playacar, Sam's Club 1 minute away, Robert von Hagge 18-hole golf. Why residents almost never leave and how that sustains 8-12% annual appreciation.
Costa Mujeres 2026: Definitive Investment Guide + 6 Premium Developments
While everyone watches Puerto Cancun and Tulum, institutional investors are quietly entering Costa Mujeres. Honest analysis with real prices for St. Regis (from $2.27M USD), La Amada ($24M MXN immediate delivery), Dhamar (from $4.1M MXN), Mistral, and El Encanto Punta Sam — last available unit.
Puerto Cancun 2026: Complete Investment Guide — 8 Developments, Real Prices, Why Almost None Allow Airbnb
Only 2 of 8 premium developments allow Airbnb. 8.8% annual appreciation confirmed by AMPI. Honest analysis with official data from Alba, Woha, Insignia, Blume, Velmari, Shark Tower, La Vela, and SLS Bahia Beach. Tickets from $544K USD up to $6.5M USD trophy unit.
Bahia Soliman Tulum 2026: the best-kept secret of the Mexican Caribbean
North Tulum sub-zone with the best beachfront $/m² in the corridor. 4 curated properties (Maranta, NEEA, Sueño del Mar, Hacienda Caracol). No tourist saturation. Why informed investors are buying here now.
38th Street Playa del Carmen: the most vibrant area to live & invest 2026
Urban jungle, editorial restaurants, beach 50 m away. Why 38th is Downtown's top corridor and the 3 projects reshaping it: Marila, Singular Dream and Viceroy Branded Residences.
Analysis & Investment
Where can you actually keep a boat in the Riviera Maya? Marina guide 2026
The real marinas of Cancun, Isla Mujeres and Puerto Aventuras: slips, lengths, and which developments let you keep your boat steps from home. Verified data, not marketing.
Branded Residences Costa Mujeres 2026 · St. Regis, W, JW
Costa Mujeres is north Cancun's new branded-residences hub. St. Regis (open June 2026), W, JW Marriott and SHA: what is for sale today, real prices and what suits each profile.
Cancun vs Playa del Carmen vs Tulum 2026
Cancun, Playa del Carmen or Tulum in 2026: price per m² from 1,987 real units, occupancy, net ROI, transfer tax by municipality and an honest verdict by profile.
Property Appreciation in the Riviera Maya: What Government Data Says
Quintana Roo led Mexico in 2025 at +14.3% (SHF Index). The official data, zone by zone, separating government fact from the sales pitch — and the inflated figures worth questioning.
Fitch Upgrades Quintana Roo to «A+»: What It Means for Riviera Maya Real Estate
Fitch raised the state to A+ with a positive outlook (June 2026), its highest ever and among Mexico's top 3. An honest take on what it means — and what it doesn't — for your investment.
Playacar vs Corasol: where to invest in Playa del Carmen 2026
The 2 premium neighborhoods of Playa del Carmen side by side. 13 projects, ticket from $262K USD up to $1.92M USD, buyer profile by area, and the 5 mistakes we see.
NY Pied-à-Terre Tax 2026: Why Riviera Maya Is Now The Smartest Second Home Pivot
NY State just approved (Mamdani + Hochul, May 2026) annual 4-6.5% tax on second homes >$1M. A $5M condo pays $262,500/year. Riviera Maya equivalent: $10,000 + 8-12% appreciation. Math, bank trust (fideicomiso), 5 recommended properties for NY pivot → Cancun/PDC/Tulum.
Awa Playacar vs Aura by AWA: Which delivers better ROI in Playacar?
Same developer (Inzigna Capital), same neighborhood (Playacar), different stages. Real cap rates, entry ticket, recommended investor profile for resale vs pre-construction wellness.
Sargassum Riviera Maya 2026: live map, free beaches + the 2 beachfront zones sargassum-free 365 days
Record 2026: 40M tons in the Atlantic, only 5 of 140 Q.Roo beaches clear. Official live maps, SEMAR plan (7,545m of barriers) + the only 2 beachfront zones in the Mexican Caribbean where sargassum doesn't arrive all year — Isla Mujeres (Marietta) and Costa Mujeres (St. Regis flagship). Honest guide to invest beachfront without risk.
Plaza La Isla Playa del Carmen 2028: the $450M GICSA mall that will move PDC's real estate
Confirmed May 18, 2026: GICSA will build Plaza La Isla at PDC's north entrance. $450M MXN, 86,560 m², 2,000 jobs, opening 2028. Real estate impact analysis, Plaza La Isla Cancun 2007 historical case, and the 6 Nautilus properties that benefit most.
Branded Residences in Playa del Carmen 2026: Viceroy opens the segment (Faena, AZULIK & SLS compared)
Until 2026, PDC was the only premium destination in the corridor without a five-star branded residence. That changes with Viceroy (375 units in 2 phases). Side-by-side comparison with Faena Tulum, AZULIK and SLS Bahia Beach Cancun.
Viceroy Playa del Carmen Price List 2026: Phase 1 open · 117 available units · 7 typologies
Official Phase 1 price list released this week (total project 375 units · 117 available now). Typology-by-typology $/m² analysis (1 to 4+1 BR), top 5 best value picks, and comparison with SLS, Faena, AZULIK. From $6,859,376 MXN.
Tulum Airport: How It's Transforming Real Estate Value
Global connectivity, vacation rental spikes, and investment projections in Tulum after the new international airport.
Costa Mujeres vs Puerto Cancún: Where to Invest in 2026?
Real comparison between Costa Mujeres and Puerto Cancún: prices, appreciation, rental ROI, amenities. Which zone fits your strategy?
Tulum Vacation Rental ROI: Real Numbers
Honest Airbnb returns in Tulum: ADR, post-correction occupancy, hidden costs and the net ROI few will tell you.
How the Mayan Train is Transforming Real Estate Appreciation
Over 1.36 million passengers, 10-20% annual appreciation near stations, and Cancún-Tulum in 25 minutes.
Buyer's Guides
Buying Direct from the Developer or Through a Broker?
The developer pays the commission: your price is the same. The real question is who represents you. Honest pros and cons, negotiation, offer letter, and how to choose a good broker.
How to Finance a House in Mexico as a Foreigner (2026)
Yes, foreigners can finance without residency. The 7 real paths compared: cross-border USD mortgage, developer (pre-construction) financing, HELOC, Mexican bank and more — with verified 2026 figures, fideicomiso and closing costs.
10 Mistakes Foreigners Make Buying in the Riviera Maya
The 10 costliest mistakes foreigners make investing in Mexican real estate. How to avoid each one and save thousands of dollars.
How Much Does a Condo Cost in Playa del Carmen? (2026)
Real prices by zone — Playacar, Centro, Corasol, Zazil-Ha — with pre-sale vs ready delivery comparison and hidden costs.
Complete Guide to Investing in the Riviera Maya in 2026
7-9% annual appreciation, 6-12% vacation rental ROI, and over 661 daily flights to Cancún. Everything you need to know before investing.
Pre-sale vs. Ready Delivery: Which is Better in 2026?
Save up to 25% buying pre-sale or generate immediate income with ready delivery. We analyze advantages, risks and when to choose each option.
Tax & Legal
Avoid Capital Gains Tax (ISR) When Selling a House in Mexico (2026)
How to legally avoid ISR when selling your home: requirements, the real 2026 cap of 700,000 UDIS (~$6.18M MXN), the once-every-3-years rule, foreigners, and — what almost no one explains — what happens when your property is worth more than the limit.
Real Estate Fraud in the Riviera Maya: How to Protect Your Investment (2026)
7 of every 10 Tulum developments have legal conflicts (ANADE) and Bloomberg documented 70+ units never delivered. The 7 red flags, the due-diligence checklist (fideicomiso, escrow, permits) and how to shield your purchase.
Taxes on Buying Property in Mexico as a Foreigner (2026)
Complete tax guide for foreigners: ISAI, VAT, property tax, capital gains. Tables by state, Quintana Roo and Riviera Maya 2026.
Fideicomiso Bank Trust: How Foreigners Buy Property in Mexico
Step-by-step guide: what the bank trust is, real costs, timelines, and the full legal process to buy in Cancun, Playa del Carmen, Tulum and Isla Mujeres.
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