Cancun Real Estate for Sale
Marina living in Puerto Cancun, minutes from the busiest international airport in Mexico. Nine of our ten listings here are finished.
Cancun
The draw
- Fifteen minutes from the busiest international airport in Mexico
- A gated marina district with golf inside it
- Branded residences with concierge and management
What you get
- 10 properties, nine already finished
- Median $1,575,000 USD, from $500,000 USD
- Mostly three bedroom residences in Puerto Cancun
On the doorstep
- A working marina and eighteen hole golf course
- Marina restaurants, shopping and a beach club
- Mangrove jogging and cycling paths
Getting around
- Cancun International about 15 minutes
- Playa del Carmen about 50 minutes
- Direct flights across North America and Europe
SLS Harbour Beach | 3 Bedroom 14th Floor Residence in Puerto Cancún
Cancun real estate is a different market from Tulum, and buyers who look at both usually want opposite things. Cancun is a full size city with the busiest international airport in Mexico attached to it, and nine of our ten live listings here are already built.
Puerto Cancun
Almost everything we sell here sits in Puerto Cancun, and it is worth understanding why. It is a gated master planned district on the lagoon side between the hotel zone and downtown, built around a working marina, an eighteen hole golf course and a canal system that a good number of the residences look onto.
Inside the gate there is a shopping center, restaurants along the marina, a beach club, jogging and cycling paths through mangrove, and security at the entrances. Outside it, you are five minutes from Avenida Bonampak and the downtown restaurants, and around fifteen from Cancun International Airport.
That airport is the practical argument for Cancun over anywhere else on this coast. It runs direct flights to most major North American cities and a long list of European and South American ones, year round, several times a day. For an owner who wants to arrive on a Friday evening and be at the property by seven, nothing else here competes.
The rest of the city
The Zona Hotelera is the barrier island, fourteen miles of hotels, condominiums and beach clubs along Boulevard Kukulcan, with the Caribbean on one side and the Nichupte lagoon on the other. Residential stock there is older and denser than Puerto Cancun and it trades on the beach rather than on the amenities.
Cumbres and the northern residential colonias are where the city actually lives: gated subdivisions, schools, supermarkets, and family houses at a fraction of the coastal price.
What is for sale
Eight condos, two houses and one beachfront residence. Nine of the ten are finished and one is pre-construction. Three bedrooms is the most common layout by a wide margin, the median size is 2,476 sq ft (230 m²) and the median asking price is $1,575,000 USD, running from $500,000 USD for a house with a private pool in Cumbres to $3,235,000 USD for an ocean view residence in Puerto Cancun.
The SLS residences account for most of the book here, across the beach, marina and harbour buildings, alongside a marina villa and an apartment in the hotel zone.
Who it suits
Owners who fly in often and want the journey to be short. Buyers who want branded residence services, a concierge and a managed building rather than a villa they have to run. And rental owners who want the year round occupancy that comes with an airport doing this volume.
It suits families too, more than Tulum does. International schools, hospitals and everything else a household needs are established here and have been for decades.
What to watch
Cancun is a city, with city traffic and city density. If you came to the Riviera Maya for jungle and quiet, Puerto Cancun will feel like a nice apartment in a nice district rather than an escape.
Buying inside a branded or serviced building means maintenance fees, and they are not small at this level. Ask for the current monthly figure in writing, ask what it covers and ask how it has moved over the last three years.
Coastal ownership within fifty kilometres of the shoreline means the fideicomiso, a bank trust that gives foreign buyers full ownership rights. It is routine, it is well understood here, and your notario, the government appointed lawyer who acts as the legal authority on the transaction, will handle it.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Cancun
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Frequently Asked Questions
Find answers to the most common questions about our properties, services, and buying process. If you need more help, feel free to reach out to us
Yes. Foreigners can own property in Mexico via a “fideicomiso”: a trust with a Mexican bank facilitated by a notary. The bank acts as a trustee and follows instructions from the property owner. Via this arrangement, foreigners can have all rights to use, occupy, lease, build, improve, and sell their property. On average, it takes 60 to 90 days to complete a property purchase. Tulum Land & Property works closely with a trusted team of lawyers and notaries who ensure that all legal processes proceed smoothly. Another way of owning property in Mexico is by creating a Mexican corporation. This is recommended when investors plan to own several properties.
Most pre-construction properties require a refundable deposit of $5,000 USD to secure the unit. Our properties are in high demand so this deposit secures the unit while contracts are drafted. Typically buyers make a down payment of 30% but larger down payments lead to larger discounts. The rest of the payments are made according to negotiable payment plans spreading the cost over the construction time, allowing investors to enjoy better liquidity before delivery.
Our real estate agents estimate the average annual ROI to be between 6% and 10%. This depends upon location, amenities, rental rates and design. Our team of experts at Tulum Land & Property focus on finding properties that generate 10% to 20% ROI per year.
For foreigners investing in Mexico, the best way to obtain finance is to do so at home. In the US, you may take a Home Equity Loan or Home Equity Line of Credit (click here). Buyers are able to repay their monthly loan payments with rental income from their vacation rental. During peak season, a two-bedroom apartment can rent for up to $500 USD per night and villas can command over $1,000 USD per night. Financing in Mexico is typically 8%-9% plus fees and involves a lengthy process.
Closing costs are typically 7% of the property value. This includes the acquisition tax, recordation fee, certificate of no liens, municipal appraisal, legal and closing fees, and public notary fees. The yearly property tax in Mexico is typically 0.1% of the property value. HOA fees typically start from $2.5 USD per square meter per month depending on the amenities included. The cost of furniture and appliances must also be considered in your budget. Our team of experts can help you understand these costs, schedule a call with us to get started (click here).
To ensure a property has a clear title, conduct a title search through a reputable notary or legal professional. This process verifies that the seller has legal ownership and that there are no liens or encumbrances on the property. Working with experienced local professionals can help navigate this process.
Yes, our markets are safe. Recent data shows that crime indices in destinations like Tulum are in fact lower than in major cities of the United States, such as Miami (see here). Occasional violent incidents usually do not involve foreigners and tourists, but are rather restricted to disputes between cartels. As for every destination prized by tourists, the usual precautions do apply when it comes to irregular activities and behaviour. Many tips are available on forums for first-time travellers to Mexico on how to avoid scams and theft (example here).
Many of the condos and villas we sell come with amenities, depending on the location. Usual amenities include: pool, spa, rooftop, fitness and yoga centre, co-working space, etc.
Still have questions?
Schedule a call with our team of investment analysts to get the answers you need and make informed decisions.
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