Condos for Sale in Puerto Morelos

Puerto Morelos condos are the closest apartments to Cancún International Airport that still sit in a beach town rather than a city, and that twenty minute transfer is the reason most buyers look here. We list 16 condos in Puerto Morelos today: 7 finished and 9 pre-construction. Asking prices run from $168,562 USD for a one bedroom to $905,693 USD for a two bedroom beachfront apartment, with a median of $307,600 USD. Sizes run from 439 sq ft to about 1,300 sq ft. One bedrooms are two thirds of the book, with a handful of two bedrooms and a single three bedroom.

The five projects

Distrito Puerto is finished and on the beach: lofts and one bedrooms from $250,000 USD, a one bedroom at $376,000 USD, two bedrooms at $450,000 USD and $562,500 USD, all beachfront, all walkable today. Sole Blu Ocean Living is the other finished beachfront building, a one bedroom at $541,830 USD and a two bedroom at $905,693 USD, the top of the town's book. Between them these two buildings hold five of the seven finished condos in Puerto Morelos, and every one of the five is on the sand, which is a better finished-beachfront ratio than anywhere else we sell.

THEA is pre-construction, one and two bedrooms from $168,562 USD to $403,613 USD, some garden facing, some with partial or full ocean views, and it is the entry to the town. Musa del Puerto is pre-construction, one bedrooms from $175,690 USD and a three bedroom at $437,680 USD. Village Blu is pre-construction, one bedroom beach apartments with large terraces from $305,200 USD.

Finished versus off plan

Seven of the sixteen are finished, all in the two beachfront buildings, so the choice here is unusually clean: a finished beachfront apartment from $250,000 USD, or an off plan apartment a street or two back from $168,562 USD. Pre-construction pricing here is usually 10 to 20 percent under a finished equivalent, in exchange for waiting and for taking the developer's delivery risk; confirm the delivery date in writing and ask what stands on the site today.

What the town is

A fishing town between Cancún and Playa del Carmen that has held on to more of its character than either neighbour: a central square a block from the sand, the leaning lighthouse left by a 1960s hurricane, a small fleet that goes out in the morning and restaurants around the plaza where the fish comes off the boats. The Puerto Morelos Reef National Park sits a few hundred metres offshore, closer to the beach than almost anywhere on this coast, which means calm water inside it, excellent snorkelling and diving, and regulated access with guides required in parts. Inland, the Ruta de los Cenotes runs west lined with cenotes and jungle parks. Development is low rise by comparison with Cancún and the pace is slower.

Who buys a condo here

Rental owners who value transfer time, because a guest lands at Cancún and is on the beach inside the hour, and the reef gives families and divers a reason to choose the town over its neighbours. Owners who fly in often and want the airport twenty minutes away without living in Cancún. And buyers who want finished beachfront under $600,000 USD, which Tulum cannot offer and Playa del Carmen rarely can. It suits least the buyer who wants nightlife or a house: the town is quiet and we list no houses here.

What to check

The federal maritime zone on the two beachfront buildings, held under concession rather than owned; ask to see it. Community fees, which on a beachfront building include the sea side maintenance. The rental rules of each building. For the nine pre-construction units, the delivery date in writing. And the fideicomiso, the bank trust through which a foreign buyer holds property within fifty kilometres of the coast, routine and 60 to 90 days to close.

The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables. The town, its reef and everything else we sell there are on our Puerto Morelos page, and the case for it against Tulum is in our Tulum vs Puerto Morelos guide.