Casa Karlita is a beachfront three-bedroom residence within Playacar, Playa del Carmen's most established gated luxury community. The property offers direct access to Playacar's private beach with 371 m² of land and 200 m² of construction distributed across a panoramic living-dining area with frontal Caribbean Sea views, a fully equipped kitchen with premium finishes, three bedrooms —including a master with sea view— 2.5 bathrooms, private pool and multiple terraces for outdoor entertainment facing the beach.
Built in 2010 and completely remodeled in 2018, the home is delivered fully furnished and equipped, ready for personal use or immediate placement in a vacation rental program. Finishes combine contemporary Caribbean aesthetics with high-quality materials, cross ventilation and a layout designed to leverage its direct ocean orientation.
Playacar is the only gated beachfront community in Playa del Carmen, featuring two private residential phases, exclusive beach club, 18-hole golf course designed by Robert Von Hagge, 24/7 security and restricted access. The property is 5 minutes by car from Quinta Avenida and downtown Playa del Carmen, 35 minutes from Cancun International Airport and 25 minutes from Tulum's regional airport.
Transparent operating costs: HOA fee of $4,000 USD annually and annual utilities including electricity at $13,000 USD. Casa Karlita represents one of the few available opportunities in Playacar beachfront in the $2-2.5M USD range, a segment with natural scarcity given the limited number of oceanfront lots within the development.
Frequently Asked Questions
What makes Casa Karlita unique in Playacar?
Casa Karlita combines three rarely-matched elements in the current market: beachfront location within Playacar (the only gated oceanfront community in Playa del Carmen), turnkey three-bedroom format with private pool fully furnished and equipped, and entry price of $2.2M USD in a segment with natural scarcity —beachfront lots within Playacar are limited and resale rotation is low. The home was completely remodeled in 2018, reducing update CAPEX for the new owner.
What is Playacar and why does the location matter?
Playacar is the only gated beachfront community in Playa del Carmen, with two private residential phases (Phase 1 and Phase 2) and restricted 24/7 security gate access. It features an exclusive private beach club for residents, an 18-hole golf course designed by Robert Von Hagge (one of the world's most recognized golf architects), wide green areas and low density. Proximity to downtown Playa del Carmen (5 min by car to Quinta Avenida) combines gated-community privacy with immediate access to dining, retail and entertainment.
What are Casa Karlita's technical specifications?
200 m² of construction on a 371 m² lot. 3 bedrooms including master suite with sea view and 2.5 bathrooms. Panoramic living-dining area with front-facing Caribbean Sea windows. Premium-finish equipped kitchen connected to the dining area. Private pool in the garden. Multiple outdoor terraces including beachfront terrace with sun loungers. Built in 2010 and completely remodeled in 2018. Property is delivered fully furnished and equipped for immediate use.
How much does it cost to maintain Casa Karlita annually?
Annual operating costs are transparent and predictable. HOA fee (Playacar): $4,000 USD annually covering 24/7 security, common area maintenance, beach club access and green areas. Annual utilities including electricity: $13,000 USD per year (Playa del Carmen's year-round warm climate makes air conditioning the main driver of this cost). These costs do NOT include property tax (~$1,500-2,500 USD annually), optional home insurance and administration fees if placed in a rental program.
Does fideicomiso apply for foreign buyers?
Yes. Playa del Carmen is within Mexico's restricted zone (50 km from coast), so foreign buyers acquire via bank trust (fideicomiso), a standard legal vehicle regulated by Mexico's Foreign Investment Law. Approximate cost: $2,500-4,000 USD initial setup plus ~$600 USD annual maintenance. Term: 50 years, renewable indefinitely. Grants full ownership rights (use, sale, inheritance, rental, modification). The typical process takes 6-10 weeks and is handled through authorized banks such as Banamex, Santander, Scotiabank or BBVA.
How much can Casa Karlita generate in vacation rental?
A 3-bedroom beachfront furnished property in Playacar typically generates annual gross income of $80,000-130,000 USD under professional management, depending on rates, seasonal occupancy and platform (Airbnb, VRBO, local agency). Gross yield over purchase price ($2.2M USD) ranges 4-6% gross, equivalent to 3-5% net after management commission (typically 20-30%), utilities included in the $13,000 USD annual cost, maintenance, taxes and capital reserve. Playacar maintains above-average occupancy versus Playa del Carmen overall due to its beachfront exclusivity and gated-community format that attracts premium travelers.
Why is Playacar beachfront naturally scarce?
Playacar was developed as a planned community in the 1990s with a finite number of beachfront lots in Phase 1 and Phase 2. New beachfront construction outside the original layout is not permitted, structurally limiting supply. Most beachfront properties in Playacar are family villas for personal use where sale rotation is low (owners typically hold them for decades or pass them down as legacy assets). The $2-3M USD beachfront resale segment in Playacar typically shows active inventory of 5-12 properties at any given moment, which justifies the sustained historical appreciation of 5-8% annually in the segment.
Is the home move-in ready or does it require additional investment?
Casa Karlita is delivered turnkey. The 2018 comprehensive remodel updated the kitchen, bathrooms, electrical and plumbing systems. The home comes fully furnished and equipped —furniture, appliances, linens, kitchenware, decoration— ready for occupancy or rental program placement with no additional investment. This represents typical savings of $80,000-150,000 USD that a buyer would otherwise spend on an unfurnished property to reach a comparable standard.
