Properties for Sale in Tulum: Your Gateway to Paradise

Rental Market 

As of October 2025, Tulum’s rental market is in a correction phase, with oversupply from rapid post-pandemic development causing softer prices and higher vacancy rates. Average rents are around $1,500 for all homes (down 22%), $1,200 for condos/apartments (down 20%), and $2,500 for villas/detached homes (down 25%).

Looking ahead, rents are expected to stabilize with a 5–8% recovery in Q4, thanks to the holiday tourism season (December occupancy jumps to 70–80% from September’s 34%). As developers pause new projects, long-term rental demand is rising, with 30+ night stays now making up 35% of listings. Premium properties, like beachfront villas, could see about 10% year-over-year appreciation, while mid-tier condos may remain flat or decline slightly (-5%). Risks include global economic slowdowns, but opportunities exist in eco-friendly upgrades, which can deliver 8–12% yields. Over the long term, Tulum’s rental market could see 7–10% annual growth by 2026, supported by ongoing infrastructure improvements.

Seller Market 

As of October 2025, Tulum’s real estate market is stabilizing after a post-boom adjustment. The market has moved from speculative frenzy to a more balanced state, supported by strong tourism, infrastructure projects like the Mayan Train, and growing interest in long-term residency. Average prices are about $472,000 for all homes (up 12%), $525,000 for detached homes or villas (up roughly 14.7%), and $350,000 for apartments or condos (up 10% compared to last year).

The Tulum market is set for modest growth through the end of the year, with prices expected to rise 4–6% in Q4. Stabilization continues as condo inventory eases slightly due to developer pauses, improving liquidity, while demand grows for sustainable, long-term residency homes under new rental regulations. Holiday tourism could boost sales by 10–15%, though global economic challenges may limit gains in the luxury segment. Overall, it’s a buyer’s market for value-focused properties, with rental returns offering 8–11% cap rates. Looking ahead to 2026 and beyond, annual growth of 8–10% is possible if planned infrastructure projects come through.

-New Condos 

Renting Time for Condos: New condos in Tulum usually rent out within 45–75 days. Mid-tier units in oversupplied areas often take 60+ days, while beachfront condos rent faster, around 30–45 days. Short-term rentals typically book about 41 days in advance.

Selling Time for Condos: As of October 2025, new Tulum condos typically sell within 90 to 120 days of listing.

-New Homes 

-Renting Time for Homes: Detached homes in Tulum typically rent within 30–60 days. Luxury properties go faster, around 30–45 days, while the wider market averages closer to 50 days. Eco-friendly villas are seeing particularly strong demand.

-Selling Time for Homes: In October 2025, detached homes in Tulum sold steadily, averaging 70 to 100 days on the market.

• Stunning Beaches: Tulum is renowned for its breathtaking beaches characterized by powdery white sand and crystal-clear turquoise waters. These beaches provide an idyllic setting for relaxation, water sports, and sunbathing, making it a paradise for beach lovers.
• Diverse Food Options: Despite its small size, Tulum boasts a surprisingly diverse culinary scene. Residents can enjoy everything from upscale dining experiences to local street food. The town is particularly known for its vegan restaurants and health-conscious eateries, catering to various dietary preferences.
• Lifestyle Flexibility: Many residents appreciate the laid-back lifestyle that Tulum offers. The pace of life allows for more leisure time spent outdoors or engaging in personal hobbies, contributing to overall well-being.
• Day Trips: Tulum’s central location makes it an excellent base for exploring nearby attractions such as the Sian Ka’an Biosphere Reserve, the picturesque town of Valladolid, and other cenotes and natural parks. Residents can easily embark on weekend getaways or day trips to experience more of Mexico’s natural beauty and cultural heritage.

• Tourist Overcrowding: The influx of tourists can lead to crowded public spaces and beaches, diminishing the serene atmosphere many seek when moving to Tulum. The presence of predominantly foreign tourists can also create a sense of cultural disconnect for long-term residents.
• High Cost of Living: The cost of living in Tulum has escalated significantly, with accommodation and food prices often exceeding those in other parts of Mexico. This trend creates a divide where only wealthier individuals can afford to live comfortably, pushing out lower-income residents and exacerbating social inequalities.

Pre-construction refers to buying a property, like a condominium or house, before it’s complete. This stage presents a key advantage: locking in a price before market appreciation, potentially enhancing the investment’s future value. However, it’s crucial to understand pricing structures, timelines, and associated risks.

Buying a property in Tulum is a straightforward process, even for international buyers, including Canadians, Americans, etc. Here are the basic steps:

1. Research & Choose a Developer: Start by researching reputable developers in Tulum. Ensure the developer has a solid track record and the project is fully licensed and approved.
2. Select Your Unit: Once you’ve chosen a development, select your desired unit. Developers often provide floor plans, 3D renderings, and detailed descriptions of the condo.
3. Make a Reservation: To secure a unit, you’ll need to make an initial deposit. This usually ranges from 10-30% of the purchase price, depending on the developer.
4. Sign a Purchase Agreement: After making the deposit, you’ll sign a formal purchase agreement, which outlines payment terms, construction timelines, and your obligations.
5. Set Up a Trust (Fideicomiso): Buying property in Tulum as a foreigner requires navigating certain regulations. While Mexico allows foreign ownership, properties within 50 km of the coastline are subject to restrictions. To comply, foreign buyers typically use a “Fideicomiso” (bank trust). In this arrangement, the seller transfers the property’s legal title to a bank, which holds it on behalf of the buyer, who retains full ownership rights, including the ability to sell, lease, or inherit the property. The trust is renewable every 50 years, providing long-term security and ensuring full legal protection for foreign buyers. 
6. Make Payments According to the Construction Schedule: Payments are usually made in installments as construction progresses. Developers typically provide a clear payment schedule.
7. Take Possession: Once construction is completed and the remaining balance is paid, you’ll receive the title or trust documents, granting you ownership of the condo.

Tip 1: An alternative method to own property in Tulum is by establishing a Mexican corporation, which is particularly advisable for investors who intend to acquire multiple properties.

Tip 2: On average, the process of finalizing a property purchase typically takes between 60 to 90 days.

Tip 3: Grasping market dynamics and mastering this volatile landscape, especially in international markets, often requires expert knowledge. Therefore, it’s best to consult professionals.

To make well-informed decisions tailored to your unique investment goals, we recommend contacting us at Platinum Condo Deals. Our expert advice and tips will help you navigate the pre-construction stage with confidence.