Cozumel Real Estate for Sale
An island off Playa del Carmen with the second largest reef in the world on its doorstep, where new build residential is only now arriving in any quantity.
Cozumel
The draw
- The Mesoamerican reef a few hundred metres offshore, the second largest in the world
- An island town with real infrastructure rather than a resort strip
- Fifteen minutes to the airport and ten to the ferries from most of the western shore
- Five million visitors a year, which underwrites the short stay rental market
- New build residential is genuinely scarce here compared with the mainland
Worth knowing
- Everything arrives by ferry or plane, so building costs run above the mainland
- The east coast is largely undeveloped and unserviced, and most inventory sits on the west
- Hurricane exposure is real and construction standards vary, so the builder matters more here
Cozumel lies twelve miles off the coast of Playa del Carmen, a forty five minute ferry from the mainland and a fifteen minute flight from Cancun. It is 478 square kilometres of low limestone island with a population of about 88,600, and the second largest reef system in the world running along its western shore, which is why it has been one of the world's best known dive destinations for sixty years.
Roughly five million visitors reach the island each year, most of them by cruise ship into the three terminals at San Miguel, and that traffic has built a town with an airport, hospitals, schools and a working commercial centre rather than a resort strip. What it has not had, until recently, is much in the way of new residential stock. The developments now coming out of the ground on the western shore are the first serious wave of it.
Cozumel
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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.
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