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Los Arboles Tulum Real Estate for Sale
A low density jungle community north of the town, where lots are large, the canopy was kept and houses are set well apart.
Los Arboles
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
View all propertiesLos Árboles is a low density residential community in the jungle north of Tulum, and it is one of the few places near the town where the trees genuinely came first.
What it is like
The community was laid out with large lots, generous setbacks and rules that keep the canopy standing between houses. The result is a place where you can be outside and not see your neighbor, which is increasingly rare within reach of Tulum.
Roads are unpaved sacbe style limestone tracks under mature trees. There is no commercial strip, no restaurants and no shops inside it. Getting anywhere means a car, and the drive into town is a real one rather than a stroll.
There is no power grid inside the community, so every house makes its own electricity, typically with solar panels, battery storage and a generator as backup, and water comes from rain capture and the community supply. That is a design choice as much as a necessity and it suits the kind of buyer the place attracts.
What is for sale
Finished houses on large lots, typically two to five bedrooms, sold with their own power and water systems in place. The dated figures are under Rental and market data below.
The median asking price is $600,000 USD and the median size is 3,259 sq ft (303 m²). Note that the price ladder here does not track bedroom count, because what is being bought is land, privacy and the building's relationship to it.
Who it suits
Buyers who want jungle and space rather than walkability, people planning to live here full time, and anyone drawn to the off grid side of Tulum rather than the beach club side.
What to watch
Ask specifically how each house is serviced. Solar capacity, battery storage, water source, filtration and waste treatment are the questions that matter here, and they determine both the running cost and what the house can actually support.
Access roads are unpaved and can be demanding in the rainy season. Drive to the property yourself rather than relying on a description of the route.
Few houses come up for sale and owners tend to stay, so if you want Los Árboles specifically, be prepared to wait rather than to choose.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Quick facts
Beach
About 25 minutes by car to the beach road, by way of town
Town centre
Town square about 15 minutes by car from the gate at km 12.6 on the Tulum to Cobá road, plus the internal tracks
Condo prices
No condos; houses on large lots only
Lot prices
Single family lots averaging about 2 hectares (5 acres); ask us what is available
Land tenure
Private titled land under a condominium regime; foreign buyers hold through a fideicomiso
HOA fees
Community fee, recently about MXN 2,150 to $150 USD a month; we quote the current fee on each listing
Short-term rentals
Permitted, subject to the community's rules; RETUR-Q registration, a state operating license, lodging tax, 16% IVA and income tax
Infrastructure
No CFE grid: each house makes its own power with solar, batteries and a backup generator; rain capture plus community water; Starlink or antenna internet
Who this area suits
Los Árboles suits a buyer who has decided that the jungle is the point. Lots average about two hectares, clearing is limited to a small share of each one, and the canopy between houses was kept on purpose, so you can be outside and not see a neighbor. That is rare within reach of Tulum, and it is the whole proposition.
It suits people planning to live here for long stretches rather than to visit, and it suits the buyer who wants to live off grid by choice. There is no power grid inside the community, so every house runs on its own solar, batteries and backup generator, with rainwater and the community supply for water. The owners who are happiest here wanted that rather than tolerated it. It also suits someone who wants to build to their own design, within the community's rules, on a plot big enough to set the house well back from the road.
It is a poor fit for three kinds of buyer. If you want to walk to dinner, there are no shops or restaurants inside, and town is about fifteen minutes' drive from the gate. If you want a rental that works on occupancy, the guest who books Tulum usually wants the beach or the town rather than a track through the trees. And if you are in a hurry, few houses come up here and owners tend to stay, so you wait for the right one rather than choose between several.
Buy here for space and quiet, and come with a car.
Rental and market data
Data as of September 2026. Asking figures are from our own live listings on 24 September 2026, across three properties, all of them finished houses.
Asking prices from $499,900 USD to $675,000 USD, median $600,000. The homes run from 2,799 to 5,274 sq ft (about 260 to 490 m²) on large lots, and the price does not track the bedroom count: what is being bought is land, privacy and the house's relationship to it.
Price per square meter. We do not print one for Los Árboles. Few homes come up for sale here at any one time, so a per m² figure would describe particular houses rather than the community.
Short term rental. We do not print a rental figure here. The trackers publish town wide averages, and a jungle community fifteen minutes from town is not the stock they describe. Short term letting is permitted, subject to the community's rules. Owners register with the state tourism registry (RETUR-Q) and hold a state operating license, and rental income carries the state lodging tax, 16% IVA and income tax.
These are asking prices. They are not closed transactions and they are not comparables.
Where it is
Nearby areas
Holistika, the wellness quarter on the edge of town: quiet jungle streets around the Holistika hotel and its art walk, a few minutes from the town square.
Region 8, more of what we list there is land than anywhere else we cover: lots for a self build, closer to town and the beach, with more neighbors and less canopy.
Downtown, the town itself, about fifteen minutes from the Los Árboles gate: the market, shops and restaurants, and errands on foot.
Los Arboles
The draw
- Large lots where the canopy was kept between houses
- You can be outside and not see a neighbor
- Off grid living by design rather than necessity
What you get
- 3 houses, median $600,000 USD
- 2,799 to 5,274 sq ft on generous plots
- Solar, battery storage and rainwater capture
On the doorstep
- Unpaved limestone sacbe roads under mature trees
- Jungle rather than a commercial strip
- Complete quiet
Getting around
- Car essential
- Tulum town a real drive
- No shops or restaurants inside
Casa de los Sueños | 5-Bedroom Off-Grid Luxury Home in Los Árboles, Tulum
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Is Los Árboles on the power grid?
No. There is no CFE grid inside Los Árboles, so every house makes its own power, typically with solar panels, battery storage and a propane or diesel generator as backup. Water comes from rain capture plus the community supply; private wells are not allowed. Owners connect to the internet by Starlink or a private antenna link. On any house, ask for the solar capacity in kilowatts, the battery storage in kilowatt hours, the water storage and filtration, and how waste is treated and by whom. Those figures set the running cost and what the house can support, air conditioning above all.
Is the land in Los Árboles titled?
Yes. The developer states that every lot is fully titled and can be held by Mexican nationals, and by foreigners through a fideicomiso, the bank trust through which foreigners hold property within 50 kilometers of the coast; it is renewed every 50 years and carries full rights to use, rent, improve, sell and bequeath. The community is organized as a condominium regime with its own regulations and a federal environmental approval (MIA) dating from 2008, and we found no public record of ejido history. As with any purchase, the notary confirms the chain of title in the public registry before closing. This is general information rather than legal advice.
Can I build in Los Árboles, and what are the rules?
Yes, within rules the community still applies. Clearing is limited to 5% of each lot, and only 30% of that cleared area may be roofed living space. Plans, surveys and permits need written approval from the homeowners association's Vigilance Committee before work starts. Houses sit behind a 40 meter setback from the road and 20 meters from the sides, and there is no fencing outside the cleared area. The developer describes the lots as averaging about two hectares, or five acres. If you want help with the design and the build, we work with architects and contractors in Tulum who know these rules.
What does the Los Árboles community fee cover?
Owners pay a homeowners association fee, which recent listings put at roughly MXN 2,150 to $150 USD a month. It funds the 24 hour gate and security, the maintenance team, the community water supply and the 19 acre community center, and a share goes to the community's non profit, which works with neighboring villages. We quote the current fee on each listing.
How far is Los Árboles from Tulum town and the beach?
The gate is at km 12.6 on the Tulum to Cobá road, about 13 kilometers and 14 minutes' free flowing drive from the town square, so allow about fifteen minutes before the internal tracks to the house. The beach road is roughly ten minutes beyond town. Inside the community the roads are unpaved limestone tracks under mature trees, and the rainy season, roughly June to October, can make them demanding. Drive the route to the specific house yourself rather than relying on a description of it.
Can I rent out a house in Los Árboles?
Short term letting is permitted, subject to the community's own rules. Owners register with the state tourism registry (RETUR-Q) and hold a state operating license, and rental income carries the state lodging tax, 16% IVA and income tax. Be realistic about demand: most visitors to Tulum want to be near the beach or the town, and a house fifteen minutes up the Cobá road suits longer stays and guests who come for the jungle. This is general information rather than tax advice.
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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Holistika, the wellness quarter on the edge of town: quiet jungle streets around the Holistika hotel and its art walk, a few minutes from the town square.
Region 8, more of what we list there is land than anywhere else we cover: lots for a self build, closer to town and the beach, with more neighbors and less canopy.
Downtown, the town itself, about fifteen minutes from the Los Árboles gate: the market, shops and restaurants, and errands on foot.