◈ KevLiving · Territory 03
Tulum
Quintana Roo, Mexico · 20°N · 87°W
International investor corridor · airport opened 2023
The honest Tulum take
Tulum is the most talked-about market in Mexico, which means it is also the most misunderstood. The hype is real — and so are the traps. The buyers who did well bought in Aldea Zama between 2018–2022 and hold titled, freehold units with private utility infrastructure. The buyers who are underwater bought pre-construction promises in zones without proper ejido conversion, without title, and without delivery guarantees. The difference is knowing exactly where the line is.
The airport changes everything
Tulum International (TQO) opened in 2023 with direct flights from Houston, New York, Miami, Toronto, and European hubs. Previously, all Tulum tourism routed through Cancún — a 90-minute drive. Direct access compresses the effective travel time for the high-value buyer segment that drives Aldea Zama rental market. The airport thesis has played out: nightly rates in 2024–2025 outperformed 2022 forecasts by a meaningful margin.
Where to buy (and where not to)
The only sub-market Kev actively recommends to foreign buyers is Aldea Zama — freehold titles (escritura pública), private streets and utility infrastructure independent of municipal systems, HOA governance, and an established rental management ecosystem. The Beach Zone (Zona Hotelera) has title complexity and is under federal maritime zone regulations. The Pueblo and surrounding roads have ejido conversion risk. Aldea Zama has none of these problems — and that is why it trades at a premium and generates the best rental yields.
The 2026 window
Tulum market consolidated significantly in 2023–2025 after the construction boom. Pre-construction speculative plays are off the table at prior pricing. What remains are: (1) completed units with established rental track records; (2) boutique projects from credible developers in Aldea Zama's northern extension; (3) distressed sellers from the 2020–2022 buyers who over-leveraged. Each of these has a different risk profile and a different buyer. Kev can identify which category any specific listing falls into.
◈ Available Listings
Current inventory in Tulum
Browse verified listings or message Kev directly for off-market opportunities not published here.