Insider’s Guide: How to Buy Property in Tulum as a Foreigner

Tulum’s natural beauty, laid-back lifestyle and growing infrastructure have caught the attention of international buyers seeking real estate investment opportunities. The market is still maturing compared to more established coastal areas, but it continues to offer exciting potential - especially for those exploring well-located condos for sale in Tulum and understanding what sets them apart.

For anyone thinking beyond investment and imagining a new lifestyle abroad, our guide on retiring in Tulum offers insights into daily life, healthcare, and the community experience that make Tulum one of the most appealing places to settle in the Riviera Maya.

If you are evaluating different destinations, review our guide on how to buy property in Mexico to understand the overall process before focusing specifically on Tulum.

If you are exploring how to buy property in Tulum, this guide walks you through the process realistically and clearly - so you can decide if it’s the right move for you.

Understanding the Market

Tulum's new international airport is up and running, and the ongoing Mayan Train project is expected to improve regional connectivity once complete. These public investments, alongside rising tourism, have helped fuel interest in local real estate.

At the same time, Tulum is still catching up with infrastructure challenges, and increased development has created a wide range of options - some more promising than others. Prices have steadily increased, but opportunities still exist if you focus on quality, location, and long-term potential.

What to Consider Before You Buy Property in Tulum

When setting out to buy property in Tulum, several key considerations warrant attention:

1. Legal framework: Foreigners can legally buy property in Tulum through a Fideicomiso - a bank trust that holds the title on your behalf. This is standard practice for properties in Mexico within 50 km of the coast.

A Fideicomiso operates as a three-party agreement wherein the seller transfers the property to a bank, which then holds the legal title on behalf of the buyer. Through this arrangement, the buyer enjoys full ownership rights and privileges. The trust agreement is renewable every 50 years, ensuring long-term security for the property ownership.

2. Costs: Besides the sale price, budget around 6%–7% for closing costs when buying a home in Tulum. These costs include notary fees, taxes, and administrative paperwork.

If you are plan to buy for rental income, plan to invest another 10%–15% of the property’s value into furnishings and setup, which play a pivotal role in maximizing rental potential of your real estate investment in Tulum.

3. Financing options:

Some developers offer interest-free financing on presale condos in Tulum, which can be appealing if you're planning for gradual payments. This provides an opportunity to leverage your investment without the burden of interest payments.

Options to finance real estate in Mexico may differ from those available in many buyers' home countries, making it vital to compare lenders and fully understand the terms before securing a loan.

4. Location matters: Tulum is made up of very different micro-neighborhoods. Some are walkable and close to restaurants, while others offer more privacy in natural surroundings. Region 12, for instance, is attracting attention for its combination of low-density development and proximity to upcoming amenities.

In our guide about unique neighborhoods in Tulum we delve deeper into the unique character of some of the most popular neighborhoods in Tulum.

5. Construction quality: Given Tulum's demanding environment, meticulous attention to detail is paramount when you buy a property in Tulum. Tulum’s humid climate, salty air, and fast-paced construction scene mean not all builds are equal. From scrutinizing construction materials and architectural integrity to assessing infrastructure, fixtures and appliances, every element plays a crucial role in ensuring long-term satisfaction and savings.

6. Efficiency: Passive cooling, smart orientation, ceiling height, and quality windows all affect day-to-day livability and long-term maintenance. Good insulation system that allows you to eliminate external noise and outside heat or humidity is also one of the important things to have in mind when you buy a condo in Tulum.

7. Environmental practices: As Tulum’s rapid development races ahead of its infrastructure, paying attention to the environment is crucial when you purchase property in Tulum. Prioritizing developments that offer clean water supply, effective wastewater management, and preserve green spaces with native plants not only boosts the long-term value of your investment but also helps maintain the area's ecological balance.

Opting for pre-construction condos in Tulum that prioritize sustainability not only aligns with eco-conscious values but also ensures the lasting appeal and long-term value of your property.

Essential Steps to Buy Property in Tulum

Now that you're familiar with the key considerations let's walk through the process of how to buy a property in Tulum:

1. Research: Begin by researching the market and defining your priorities, including budget, preferred areas to invest in Tulum, property type, size and desired amenities. As many investors doubt which type of property in Tulum to invest in, explore different investment properties in Tulum first to make an informed decision that aligns with your financial goals and personal preferences.

2. Search listings (and developers): Online platforms are helpful, but often the best opportunities - especially in the presale phase - come directly from developers. Buying early can come with favorable pricing and flexible terms, as is the case with our condos for sale in Tulum, but it also requires trust in the team behind the project.

3. Do due diligence: Before committing, review the property's title, permits, and legal history. Make sure all paperwork is in order, and if you’re working with a developer, verify their experience and reputation.

4. Make an offer and negotiate: Get to know average prices in the area and be realistic about your budget. Some room for negotiation exists, especially if you’re paying upfront, but the market is competitive - especially for well-located and high-quality properties.

5. Closing the deal: Once the offer is accepted, a notary will handle the legal process, including setting up your Fideicomiso. If you’re abroad, many steps can be handled remotely via secure digital tools.

Considering Mayab Tulum?

We understand the unique appeal of Tulum and are here to help you navigate the process of how to purchase property and to turn your investment goals into reality.

If you are drawn to well-designed spaces that prioritize comfort, privacy, and environmental awareness, Mayab Tulum is worth exploring. It is a low-density residential project in Region 12, one of the areas with the most potential for balanced growth. Designed by Elias Rizo Arquitectos, it includes spacious apartments, double-height ceilings, and generous terraces - all surrounded by 6,000 m² of preserved and reforested green areas.

Whether you are looking to buy property in Tulum as a vacation home, rental property or investment opportunity, Mayab Tulum offers the perfect blend of luxury, functionality and comfort.