Lead Coverage
Investors bet on a richer Tulum
Airlines are pulling 72 percent of this quarter’s US capacity to Tulum. Investors answer with Tulum luxury tourism, a Faena complex, and a 57-room UMusic hotel opening in December.
Tulum Real Estate, Development, and Investment Context
Reporting and analysis on property, permits, development risk, legality, market trends, and investor context in Tulum.
275 linked stories
274 stories · Page 1 of 14
Society
A thousand signatures over Tulum power bills went to the president
CFE bills in Tulum doubled in two cycles, Aldea Zama residents say, with charges on empty apartments, 1,000 signatures to the president, and amparos that changed nothing.
Real Estate
Sedetus pinned two Tulum developments to a map and told buyers to walk away
Sedetus and Tulum's city government warn against Yaax Taanil Kaah and Zonot Kaahah, two Tulum developments without permits now advertised on Facebook.
Real Estate
A furnished apartment and an empty one are two different tax bills in Tulum
Rental income tax in Mexico splits foreign owners in two. Residents pay on net income with a 35 percent deduction. Non-residents pay 25 percent of the gross rent, with nothing deducted.
Businesses
Tulum business owners ask landlords to cut commercial rents
Some commercial rents in Tulum still pass 40,000 pesos a month in the low season. Business owners want landlords to cut them, and about 70 shops have already closed this year.
Real Estate
Long term listings in Tulum average 19,066 pesos, and that is before the utilities
A long-term rental in Tulum averaged 19,066 pesos a month across 113 listings on September 2. What that buys by neighborhood, and the costs the rent leaves out.
Real Estate
4,500 vacation rentals in Tulum, and no map of the ones inside irregular settlements
Vacation rentals in Tulum have spread into irregular settlements, the hotel association says, and no census exists to count them. Five registries would answer it. None has been crossed.
Riviera Maya Travel
Cross 180 days in Quintana Roo and your license stops being a tourist question
Driving in Mexico with a foreign license is legal in Quintana Roo as long as the card is valid. The insurance rule, the papers to carry, and the 180-day limit.
Real Estate
Tulum's property market is doing the zoning the boom skipped
Routes vanished, occupancy fell, and prices bent. The case for Tulum real estate investment now runs through absorption, a water permit, and a 13-route winter schedule.
Society
Cost of living in Tulum in 2026
Numbeo puts rent, power, internet, and a phone in Tulum at 12,430 pesos a month. The rest of the cost of living in Tulum, priced line by line for 2026.
Riviera Maya Travel
Residency in Tulum is decided in another country, then stamped 60 kilometers away
A temporary resident visa for Mexico is granted abroad, exchanged at INM within 30 days, and priced at 1,847 pesos. What Tulum applicants should clear before booking the appointment.
Real Estate
Judge Orders Possession Returned in Tulum Land Dispute and Clears Officials to Break Locks
A judge ordered possession of parcel 1981 handed over at noon Tuesday, the latest turn in a Tulum land dispute that has run through amparos and reversals since 2016.
Society
Anyone Can Touch These Live Wires, and in Tulum Nobody Is Checking
Bare bus bars, open breaker boxes, and meters lying in rubble show how electrical safety in Tulum depends on installations no one routinely inspects and few owners maintain.
Real Estate
Tulum Authorities Flag Ocean Tulum, the Second Development Warning in Under Two Weeks
Quintana Roo and Tulum authorities urged the public to avoid any purchase, sale, or rental tied to Ocean Tulum, a development they say operates without required permits.
Politics
Tulum is forgiving half the penalties on old property tax debt until September 29
The new Tulum property tax discount cuts 25 percent off bills from past years and half the penalties on old debt, with a September 29 deadline.
Real Estate
An apartment in central Tulum now costs more than the average Quintana Roo wage
Rent in Tulum starts near 10,000 pesos for an apartment in town while the state's average wage is about 9,200. The condo market is correcting. Long-term housing is not.
Real Estate
Only one in five Tulum homes is lived in, and sales just halved
Units under construction climbed from 1,466 to 13,266 in six years. New figures show Tulum real estate oversupply relative to annual sales, which fell to 1,711.
Riviera Maya Travel
Tulum Needs More Than Marketing. It Needs a Crisis Management Strategy
Tulum Renace targets beach access, mobility, and infrastructure. Restoring tourist confidence, a contributor argues, depends just as much on what hotels and operators decide to do.
Real Estate
State names a Tulum development operating without a single permit
Quintana Roo's urban development agency says the Mayab Tulum project lacks the permits required by state law and warns that any purchase or rental agreement there could carry legal risk.
Businesses
Seventy Tulum storefronts went dark, and the city says the landlords hold the answer
Around 70 Tulum businesses have suspended operations in recent months. The municipal enforcement director points to commercial rents, not permits, and asks landlords to adjust.
Society
La Veleta goes first as Tulum's public space operation targets workshops and street vendors
The Tulum public space operation starts in La Veleta, where inspectors and municipal police will review street vendors, mechanical workshops, and abandoned property.