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The Riviera Maya real estate market in September 2026

Tulum with a recovery plan, the USMCA under yearly review, new vacation rental rules and 42,000 units for sale. How we see the market in September 2026.

By Homero·3 min read·Published: September 15, 2026
The Riviera Maya real estate market in September 2026

For whom

Anyone who wants a clear picture before deciding in Playa del Carmen, Tulum or Cancún.

We have been on Fifth Avenue and 38th Street for 21 years. These are the four things weighing most on the Riviera Maya market today, with their sources, and what we think about each one.

1. Tulum has a recovery plan

On July 17, President Sheinbaum presented Plan Tulum Renace, with ten actions to bring back tourism and bring order to growth. The most visible ones: entry to Jaguar Park is free, the archaeological zone fee is cut in half (80 pesos for Mexican visitors and 265 for foreigners), beach access is free and the wall that blocked it was opened. Hotel operators in the region welcomed the plan.

My father puts it this way: "Very fast growth, unchecked, abuse by authorities, excessive fees, sargassum. (...) I do think it will recover (...), but it will take about three or four years." The plan goes after several of those points. Time will tell how fast.

2. The USMCA continues, but under yearly review

July 1 was the first joint review of the trade agreement. There was no consensus to extend it automatically to 2042, so it enters a phase of annual reviews over the next ten years. The agreement remains in force and trade conditions did not change right away.

For a property buyer, the direct effect is small: buying a home in Mexico does not pay any tariff, as we explained when the 2025 tariffs arrived. The indirect effect is the exchange rate, which moves with every headline.

3. Vacation rentals are becoming formal

The state RETUR-Q registry has more than 3,500 registered providers in 2026, up from 3,300 in 2025, and the state government is preparing common rules for platform rentals on three fronts: safety, tax obligations and land use. Municipalities will be able to add them to their local regulations.

If you buy to rent, land use and the condo bylaws matter as much as the price. We explain it in vacation rental registration.

4. There is a lot of supply, mostly condos

With Softec data for the first quarter, Quintana Roo has 589 projects for sale with 42,289 units, and 84% of the supply is condos. By number of projects, Tulum has 240, Playa del Carmen 167 and Cancún 141. In Cancún, the Nichupté bridge is now open as well.

How we see it

  • Playa del Carmen. My father thinks it "will keep growing for another five years". What sets it apart is still walking to the beach and to Fifth Avenue.
  • Tulum. Buy with a magnifying glass: closing price, surrounding inventory and paperwork. The correction opens opportunities, but not for every product.
  • The whole state. With supply so heavy on condos, well-located land with a clean title looks like the clearest bet to us. My father sums it up in one line: "I see more future in land."

If you want to see how a specific property compares with this picture, send it to us and we will review it with data.

Sources