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Puerto Morelos Real Estate for Sale
A fishing town twenty minutes from Cancún International with a reef a few hundred metres offshore. Sixteen of our eighteen listings here are apartments, and five of the seven finished ones are on the beach.
Puerto Morelos
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Puerto Morelos sits between Cancún and Playa del Carmen, about twenty minutes from Cancún International Airport, and it has held on to more of its character than either of its neighbors. We list 18 properties here: 16 apartments in five projects, three contiguous beachfront parcels and a commercial premises. Seven are finished, and five of those seven are on the beach.
What it is like
It is still recognisably a fishing town. There is a central square a block from the sand, a leaning lighthouse left over from a hurricane in the 1960s that has become the town's emblem, a small fleet that goes out in the morning, and a handful of restaurants around the plaza where the fish comes off the boats.
The reef is the defining feature. The Puerto Morelos Reef National Park sits a few hundred metres offshore, closer to the beach than almost anywhere else on this coast, which means calm water inside it, excellent snorkelling and diving, and regulated access with guides required in parts.
Inland there is the Ruta de los Cenotes, a road running west lined with cenotes, zip lines and jungle parks, and the town's botanical garden. Development is low rise by comparison with Cancún and the pace is slower.
What is for sale
Sixteen condos, from $168,562 USD for a one bedroom to $905,693 USD for a two bedroom beachfront apartment, with a median asking price across the book of $343,000 USD. Seven are finished, all in two beachfront buildings: Distrito Puerto, lofts and one and two bedrooms from $250,000 USD to $562,500 USD, and Sole Blu Ocean Living, a one bedroom at $541,830 USD and a two bedroom at $905,693 USD. The pre-construction stock is THEA, Musa del Puerto and Village Blu, one to three bedrooms from $168,562 USD. We list no houses here.
Beyond the apartments: Punta Brava, three contiguous beachfront parcels totalling 25,834 sq ft at $2,358,000 USD, and a 455 m² commercial premises at Musa del Puerto. Contiguous beachfront land of that size is not common on this stretch of coast, and the fact that the three parcels adjoin is a material part of what is being offered.
Who it suits
A rental owner who values the twenty minute transfer, because a guest lands at Cancún and is on the beach inside the hour; a family or a diver who wants the calm water inside the reef; and a buyer who wants finished beachfront under $600,000 USD, which Tulum cannot offer. For the parcels, a developer or a private buyer planning something on the water. The proximity to the airport is the commercial argument in every case: this is the closest genuinely low rise beach town to Cancún International, which matters for both rental demand and resale.
What to watch
Nine of the sixteen condos are pre-construction: confirm the delivery date in writing and ask what stands on the site today. On the two finished beachfront buildings, ask for the community fee and the building's rental rules.
Beachfront land beside a national marine park carries environmental restrictions on what may be built, how much may be cleared and how water and waste must be handled. Establish the permitted position on the specific parcels with documents before valuing them.
The federal maritime zone applies at the shoreline, and its concession terms are a material item on any beachfront purchase. For foreign buyers, the fideicomiso, a bank trust giving full ownership rights, applies within fifty kilometres of the coast.
Confirm the title and the boundaries of all three parcels independently, and check that the contiguity is reflected in the documents rather than only on the plan.
Deciding between Puerto Morelos and Tulum? Our Tulum vs Puerto Morelos guide sets the two side by side, starting with the drive to Cancun airport.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Puerto Morelos
The draw
- Finished beachfront apartments from $250,000 USD
- The closest low rise beach town to Cancun International
- A reef a few hundred metres offshore
What you get
- 18 properties, seven finished, five of those on the beach
- Median $343,000 USD, from $168,562 USD
- Three contiguous beachfront parcels at Punta Brava, $2,358,000 USD
On the doorstep
- Puerto Morelos Reef National Park
- The leaning lighthouse and the central square
- Ruta de los Cenotes running inland
Getting around
- Cancun airport about 20 minutes
- Playa del Carmen about 25 minutes
- On the highway between the two
Punta Brava | Three Contiguous Beachfront Parcels in Puerto Morelos
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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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