01 · Same building first
We compare against another unit in the same building, or against the developer list for the same layout. If there is none, against the closest thing: the same community or a few blocks away. Never against a citywide average.
Below market · 13 properties in Tulum, Playa del Carmen and Akumal
You make your money the day you buy.
"Real estate is a good business when you know how to buy. Even if you sell badly, it's a good business."
These 13 properties ask less today than something comparable in the same building or a few blocks away. Every listing shows the proof.
60% below market
Playa del Carmen · Colosio · 440 m² of land
Edificio en Calle 74
15 rented studios and a penthouse half a block off Fifth Avenue, at under MXN 30,000 per m².
Asking todayMXN 25,000,000≈ USD 1,362,000
49% below market
Tulum · Aldea Zama · 124 m²
Xaman
Per square meter, half of what this same building asked eleven years ago.
Was asking
comparison price: USD 245,000Asking todayUSD 160,000≈ MXN 2.94 M
45% below market
Tulum · Aldea Zama · 2-bed · 125 m²
Paramar VE
Down USD 100,000. Another unit in the building asks 275,000.
Was asking
comparison price: USD 250,000Asking todayUSD 150,000≈ MXN 2.75 M
43% below market
Tulum · Aldea Zama · 2-bed · 71.85 m²
Amira Residence
Two suites for USD 135,000. The same building has one asking 235,000.
Same building, 2-bed
comparison price: USD 235,000Asking todayUSD 135,000≈ MXN 2.48 M
43% below market
Tulum · Aldea Zama · 3-bed · 110.97 m²
Pure Tulum
A finished three-bedroom for USD 180,000. At presale it cost 313,000.
At presale
comparison price: USD 313,122Asking todayUSD 180,000≈ MXN 3.3 M
37% below market
Tulum · Aldea Zama · 1-bed · 61 m²
Urbano
The developer sells one-bedrooms at MXN 2.9 to 3.3 million. This one asks 2.1.
Developer list, 1-bed
comparison price: MXN 2,930,000Asking todayUSD 115,000≈ MXN 2.11 M
36% below market
Tulum · Lúum Zama · 3-bed · 156.79 m²
Zambo
Penthouse with a rooftop pool, down from USD 515,000 to 280,000.
Was asking
comparison price: USD 515,000Asking todayUSD 280,000≈ MXN 5.14 M
32% below market
Akumal · Tulum Country Club · 345.95 m²
Terreno en Tulum Country Club
A lot in a golf community. Two same-size lots ask MXN 2.5 and 2.97 million.
Same-size lot, same community
comparison price: MXN 2,965,000Asking todayMXN 1,850,000≈ USD 101,000
25% below market
Playa del Carmen · Zazil-ha · 1-bed · about 54.6 m²
MOMA 42
Half a block off Fifth Avenue, down from MXN 3.65 to 2.7 million.
Was asking
comparison price: MXN 3,650,000Asking todayMXN 2,700,000≈ USD 147,000
20% below market
Tulum · La Veleta · 37.02 m²
Central Park Lagunas
A furnished studio over the lagoon pools for USD 79,000.
Same studio, same complex
comparison price: USD 99,000Asking todayUSD 79,000≈ MXN 1.45 M
20% below market
Tulum · La Veleta · 1-bed · 74 m²
Maranay
Down from MXN 3.9 to 1.8 million, in a building with a rooftop infinity pool.
Was asking
comparison price: MXN 3,900,000Asking todayMXN 1,800,000≈ USD 98,000
18% below market
Playa del Carmen · 2-bed · 86.8 m²
Paravian
Furnished and finished, for less than the developer asks unfurnished.
Same layout, developer list
comparison price: MXN 6,711,600Asking todayUSD 299,000≈ MXN 5.49 M
17% below market
Tulum · La Veleta · 2-bed · 73.58 m²
Gautama
A patio with its own pool. The developer lists two-bedrooms at MXN 3.2 million.
Same building, 2-bed
comparison price: MXN 2,350,000Asking todayMXN 1,700,000≈ USD 93,000
Prices and comparables as of October 14, 2026. Reference exchange rate: MXN 18.36 per US dollar. These are list or listing prices, not closing prices.
Below market
How we measure it
Same rules for every property, with the source in plain sight.
02 · Per m² or total price
When we know the size on both sides, we compare per m². When a comparable gives no size, we compare total price and say so. With several comparables, we use the median.
03 · Asking prices, dated
Developer price lists, resale listings and published presale prices. They are asking prices, not closing prices. Each one carries its date, and everything converts at the same exchange rate.
04 · What we do not know, in writing
Every listing says what is still unconfirmed: size, condo rules, HOA fees, old photos. If something does not check out, we tell you.
Frequently asked questions
What people always ask
Are these bank or court foreclosures?
No. They are regular sales by owners or developers, with a deed or a purchase contract. We call them below market because they ask less than comparable properties, not because they come from a foreclosure.
Why would anyone sell this far below?
It happens with sellers in a hurry, inheritances, investors who want out, or developers closing out a building. In each case we ask the reason before recommending an offer.
Is the price guaranteed?
No. These are asking prices as of the cutoff date and they can change or sell. We confirm availability and price before any visit.
Do you check the paperwork?
Yes. Before you put down a deposit we ask for the deed, a lien-free certificate, property tax receipts and the condo rules. If anything is off, we tell you.
Can a foreigner buy?
Yes. On the coast you buy through a bank trust (fideicomiso) or a Mexican company. We walk you through the costs of each option.
Saw one you like?
We confirm it is still available at the published price, and we review the paperwork before you put down a single peso.
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