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Isla Mujeres Real Estate for Sale
A seven kilometre island off Cancun with a protected west coast, where residential development is tightly limited and almost everything sold is waterfront.
Isla Mujeres
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View all propertiesIsla Mujeres sits about eight miles off Cancun, reached in fifteen to twenty minutes by ferry from Puerto Juarez. It is seven kilometres long and about 650 metres wide, with Punta Sur at one end and Punta Norte at the other, and Playa Norte on the northern tip is regularly named among the best beaches in the Caribbean.
The west coast faces Cancun across the bay and is the sheltered side, which is where the marinas, the docks and almost all of the residential development sit. The island is small enough that land is genuinely scarce, so new build is limited and tends to arrive in very small buildings rather than towers.
Isla Mujeres
The draw
- A sheltered west coast facing Cancun, where the boats and the residential stock are
- Playa Norte, consistently ranked among the best beaches in the Caribbean
- Fifteen to twenty minutes by ferry to the mainland, then about half an hour on to Cancun airport
- Genuine scarcity: the island is seven kilometres long and cannot expand
Worth knowing
- Almost everything arrives by ferry, so build costs and delivery times run long
- Buildings are small by design and inventory is thin, so timing matters more than usual
Isola Blu | 2 Bedroom Waterfront Residences with Private Pier on Isla Mujeres
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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.
It depends on the property, the street, how it is furnished and how it is run, so we do not quote a single return figure for any market. Where we hold published short term rental data for an area, such as AirDNA's occupancy and nightly rate figures, it appears in the market data on that area's page, attributed to its source. Where a seller or developer supplies figures for a specific home, we tell you whose figures they are and suggest you verify them independently.
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). Many pre-construction developments also offer payment plans that spread the cost over the construction period. Financing in Mexico is typically 8% to 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.
Our markets are generally safe places to visit and to live. On Numbeo, whose crime index is built from residents' and visitors' own reports, Tulum currently scores lower than many large US cities, Miami among them. Like any busy tourist destination the region has occasional serious incidents, and these rarely involve visitors or residents going about their day. The usual travel precautions apply, as they would anywhere popular with visitors, and forums for first time travellers to Mexico carry plenty of practical advice on avoiding scams and petty theft.
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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