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Mahahual Real Estate for Sale
A village on the Costa Maya at the southern end of Quintana Roo, on the Mesoamerican Barrier Reef, with a pedestrian malecón and a beachfront market that starts well below Tulum.
Mahahual
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View all propertiesMahahual is a village on the Costa Maya, at the southern end of Quintana Roo, a long way past the point where the Riviera Maya stops. It sits directly on the Mesoamerican Barrier Reef, the second largest reef system in the world, and the reef here runs close enough to the shore that you can swim out to it. That single fact shapes the whole place: the water is calm because the reef breaks the swell, the snorkelling and diving are the reason most people come, and the beach is shallow and flat rather than steep.
The malecón
The centre of the village is a pedestrian boardwalk of about 1.7 kilometres running along the sand, closed to traffic, with restaurants, bars, dive shops, beach clubs and small hotels along it. It is the whole of the village in one line, and it is walkable end to end in twenty minutes.
What it is not
Mahahual is not Tulum and is not trying to be. It is smaller, quieter and considerably cheaper, and the building here is low rise. A cruise terminal sits a few kilometres north of the village, which brings day visitors to the beach clubs when a ship is in and leaves the place empty again by evening. Buyers who look at Mahahual are usually choosing it over Tulum deliberately rather than as a compromise.
Getting there
Chetumal is about two hours south and is the nearest airport. Bacalar is a little over an hour inland. Tulum is roughly three hours north on the 307, and Cancún about four and a half. The Tren Maya runs through the region and has brought the whole of southern Quintana Roo materially closer to the airports than it was.
Quick facts
Beach
On the beach: the village sits on the sand and the reef is within swimming distance of the shore
Town centre
The malecón is the village; Bacalar a little over an hour inland, Chetumal about two hours south, Tulum about three hours north
Condo prices
Studios and apartments $248,824 to $338,235 USD asking. Quoted in pesos, so dollar figures move with the rate
Lot prices
No land listed here at present; the market we see is beachfront apartments
Land tenure
Fideicomiso for foreign buyers: Mahahual is inside the restricted coastal zone
HOA fees
About 2.5 to 3.5 USD per square metre a month at HAMA. Confirm the figure for the specific unit before you sign
Short-term rentals
Building rules decide; state registration, lodging tax and 16% IVA apply
Infrastructure
CFE power and mains water in the village; a cruise terminal a few kilometres north; Tren Maya through the region and Chetumal the nearest airport
Who this area suits
Mahahual suits the buyer who wants the Caribbean without the crowd and is willing to be a long way from an international airport to get it. Divers and snorkellers come first: the reef is the reason the village exists and the reason people keep returning, and a great deal of local life is organised around the water.
It also suits a buyer whose budget does not reach the Tulum or Playa del Carmen beachfront. A beachfront studio here costs what a jungle side apartment costs further north, and the entry point to the market is low enough that a second home is a realistic purchase rather than a stretch.
Who it does not suit
Anyone who needs an international airport within an hour, a large choice of schools or hospitals, or the restaurant and nightlife density of Tulum. Mahahual is a village, and the nearest city is Chetumal, two hours away.
Rental and market data
Data as of October 2026. Figures are from our own live listings in Mahahual.
Three live listings all at HAMA, the beachfront building on the malecón
$248,824 USD the lowest asking price, a studio of 46.48 m²
$338,235 USD the entry price for a penthouse studio of 71 m²
$280,000 USD a resale studio of 51 m² on the fourth floor
Peso priced the developer quotes in pesos, so dollar figures move with the rate
Asking prices, not achieved prices, and a small sample drawn from one building.
Where it is
Nearby areas
Bacalar, a little over an hour inland, on the Lagoon of Seven Colours: the other southern Quintana Roo market, and the one Mahahual is most often weighed against.
Tulum, about three hours north on the 307, where most buyers start before they look this far south.
Puerto Morelos, about four hours north, the other reef village on this coast and the closest comparison in feel.
Mahahual
The draw The Mesoamerican reef within swimming distance of the beach
The village A pedestrian malecón of about 1.7 km with restaurants, bars and dive shops
The water Shallow, calm and clear, sheltered by the reef
Offshore Banco Chinchorro, the largest coral atoll in the northern hemisphere
What sells Studios and apartments in small beachfront buildings
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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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Bacalar, a little over an hour inland, on the Lagoon of Seven Colours: the other southern Quintana Roo market, and the one Mahahual is most often weighed against.
Tulum, about three hours north on the 307, where most buyers start before they look this far south.
Puerto Morelos, about four hours north, the other reef village on this coast and the closest comparison in feel.