Where real beachfront is for sale near Tulum, and what it is asking
Beachfront homes on Tulum Land and Property's live listings on October 26, 2026 sit almost all in two bays north of town. Soliman Bay: eight listings, median asking $3,500,000 USD. Tankah Bay: twelve, median asking $1,525,000 USD. The Tulum beach zone had one home on the sand, asking $7,500,000 USD; its other fourteen listings, median $1,300,000 USD, are beach-road residences rather than homes on the sand. Asking prices, not sale prices.
The word "beachfront" is used loosely on this coast, including, for a reason explained below, on our own site. So this page starts by saying what it means here: a home or lot where the property itself meets the beach, with nothing but sand between the house and the water. A residence across the beach road, a condo with an ocean view, a lot a short walk from the shore are all real products with real buyers, and none of them is beachfront by that definition.
Measured that way, the answer to "where is beachfront for sale near Tulum" is short. On our site, it is Soliman Bay and Tankah Bay, two adjacent coves about 15 to 20 minutes north of town on the federal highway. The Tulum beach zone, the strip of hotels and beach clubs south of the ruins, has almost no residential beachfront on the market, because it was built for hotels: we list one such home there. Xpu-Ha, further north, is on our site as lots and one estate, none of which claims to sit on the sand.
The four coastal zones at a glance
Listings carrying our Beachfront property type, live on October 26, 2026, with sold listings and listings without a published USD price removed. "Claims frontage" means the listing's own name describes the property as beachfront, oceanfront, a beach house or having a private beach.
| Zone | Listings with Beachfront type | Of which residential | Of which claim frontage | Median asking (residential) | Range (residential) |
|---|---|---|---|---|---|
| Soliman Bay | 8 | 8 | 8 | $3,500,000 | $368,000 to $6,900,000 |
| Tankah Bay | 15 | 13 | 12 | $1,500,000 | $491,150 to $1,978,000 |
| Tulum Beach | 15 | 15 | 1 | $1,450,000 | $440,000 to $7,500,000 |
| Xpu-Ha | 5 | 1 | 0 | $950,000 (one listing) |
Tankah Bay's other two listings are boutique hotels, asking $4,800,000 USD and $6,500,000 USD. Xpu-Ha's other four are residential lots, asking $135,000 USD to $205,500 USD, median $162,250 USD, inside the Xpu-Ha Beach complex and not on the sand.
Soliman Bay
Solimán is a natural cove with a reef a short way off the beach, no large hotels and a semi-private beach. Everything we list there claims frontage, and seven of the eight listings are complete, so a buyer can stand in the house before deciding.
| Property type | Listings | Complete / Pre-construction | Median asking | Range |
|---|---|---|---|---|
| Houses (villas and estates) | 6 | 6 / 0 | $4,000,000 | $2,895,000 to $6,900,000 |
| Condos | 2 | 1 / 1 | $368,000 (1 bedroom, pre-construction) and $940,000 (3 bedrooms, complete) |
The six houses run from four bedrooms at $2,895,000 USD to ten bedrooms at $4,800,000 USD, with the highest asking price, $6,900,000 USD, on a six-bedroom beach house. The two condos are a finished three-bedroom residence at NEEA and the entry unit at Maranta, a seventeen-residence development whose developer states delivery for the first half of 2028.
Tankah Bay
Tankah is the bay immediately south of Solimán, closer to Tulum, with cenotes inland of the beach. It is where most of our finished beachfront condos are, and it is the only coastal zone where we can give a figure by bedrooms.
| Group | Listings | Complete / Pre-construction | Median asking | Range |
|---|---|---|---|---|
| All residential, Beachfront type | 13 | 6 / 7 | $1,500,000 | $491,150 to $1,978,000 |
| Residential, claiming frontage | 12 | 6 / 6 | $1,525,000 | $850,000 to $1,978,000 |
| 3-bedroom condos and penthouses, claiming frontage | 7 | 2 / 5 | $1,600,000 | $923,185 to $1,978,000 |
| 2-bedroom condos | 3 | 1 / 2 | $850,000 | $491,150 to $950,000 |
| Villas (3, 6 and 8 bedrooms) | 3 | 3 / 0 | $1,550,000 | $1,214,670 to $1,900,000 |
| Boutique hotels (Commercial) | 2 | 2 / 0 | $4,800,000 and $6,500,000 |
The one residential listing that does not claim frontage is a two-bedroom ocean-view condo at $491,150 USD; it is in the first row and out of the second. The three-bedroom row is the most useful number on this page: seven listings, a tight range, and a median of $1,600,000 USD for a finished or near-finished beachfront three-bedroom condo.
Tulum Beach zone
This is the stretch most people picture when they say Tulum: the beach road, the hotels, the clubs. Our fifteen listings there carry the Beachfront property type because that is how the site groups the beach zone, and we are correcting that label. One is a home on the sand: a finished seven-bedroom estate on the hotel strip, with a guest house, whose own listing describes more than 80 feet of beach in front of it, asking $7,500,000 USD. The other fourteen are ten residences in the Faena District, three Amanatura homes by the hotel zone and one finished two-bedroom at Amira, a walk from the sand. Thirteen of those fourteen are pre-construction.
| Group | Listings | Complete / Pre-construction | Median asking | Range |
|---|---|---|---|---|
| Beach-road residences | 14 | 1 / 13 | $1,300,000 | $440,000 to $3,362,477 |
| 2 bedrooms | 6 | 1 / 5 | $1,039,300 | $440,000 to $1,150,000 |
| 3 bedrooms | 7 | 0 / 7 | $2,610,500 | $1,450,000 to $3,362,477 |
The one-bedroom at $802,500 USD completes the fourteen. None of these fourteen is a home on the sand. They are the closest residential addresses to the beach that the zone's hotel-led planning allows, which is a different product at a different price from Solimán and Tankah, and buyers should compare them on that basis.
Xpu-Ha
Xpu-Ha is a long open beach between Puerto Aventuras and Akumal, about 30 minutes north of Tulum. What we list there is land inside the Xpu-Ha Beach gated complex, 600 m² to about 1,000 m² lots asking $135,000 USD to $205,500 USD, plus a three-villa estate on 2.2 acres at $950,000 USD. The lots are described by their developers as a short walk from the shoreline, and the estate's own listing places it about five minutes' drive inland of the beach. None of our Xpu-Ha listings claims to meet the sand.
How to read these figures
Every number is an asking price on a listing live on our site on October 26, 2026. Nothing is a sale price. Beachfront in Tulum is a thin market: Soliman Bay's median rests on eight listings and a single sale at either end of the range would move it. Treat the ranges as the honest statement and the medians as a shortcut.
Whether a property truly meets the beach is a matter of the title and the federal maritime zone (the zona federal marítimo terrestre, the strip of beach that belongs to the nation and cannot be privately owned). A beachfront property is one whose land runs to that strip. The notary confirms this from the deed and the concession, not from the listing.
Frequently asked questions
Can a foreigner own beachfront property in Mexico? Yes. Property within 50 kilometers of the coast is held by a foreign buyer through a fideicomiso, a bank trust that gives the buyer full ownership rights. The legal steps are on our separate page on the process, with links to the official sources.
Is the beach in front of the house private? No beach in Mexico is private. The federal zone along the water is public. What a beachfront owner has is direct access and no neighbor between the house and that zone. Listings that say "private beach" describe a quiet stretch, not an exclusive one.
Why is Soliman Bay so much more expensive than Tankah Bay? Different product. Six of Soliman Bay's eight listings are complete houses of four to ten bedrooms on the sand. Most of Tankah Bay's stock is three-bedroom condos and penthouses in small buildings, more than half of them still under construction. The land and the location are comparable; what is for sale on each is not.
Does this page cover Akumal or Playa del Carmen? No. Those are separate coastal markets on our site, and the question answered here is beachfront near Tulum, which is the two bays and the beach zone.
This page is general information about asking prices on our listings, not advice. Confirm the details of any purchase with the notario (a government-appointed notary who acts as the legal authority on the transaction, not a US-style notary) and with your own adviser.
Source: Tulum Land and Property, live Listings collection on Webflow, read on October 26, 2026. Frontage descriptions are taken from the listings' own names and copy. Top photo: a beach house garden on Soliman Bay, not one of our listings, March 2016, by immeemz, CC BY 2.0.
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