Riviera Maya · Quintana Roo
Market and zone briefs for the Riviera Maya, written from Riviera Audit's own data: zone scores, active alerts and current apartment listings. Every figure is checked against that data before a brief is published.
Foreign capital entering the Riviera Maya faces a moderately strong Mexican peso. The USD/MXN exchange rate stands at 18.18 as of October 5, 2026, while the EUR/MXN pair is at 20.47 as of the same date. These rates remain relevant benchmarks for euro and dollar-denominated investors calculating acquisition costs.
Cancún commands the highest asking price density in the corridor at $4,189/m² across 779 active listings, positioning it as the corridor's most mature and liquid market.
Playa del Carmen median apartment asking price stands at $3,555/m² across 834 listings, with a middle half ranging from $2,227–$4,834/m². Median listing price is $274,936.
Tulum's Intelligence Score of 41/100 (as of 2026-10-01) has risen 2.6 points since 2026-08-15, a modest upward correction within a very high risk classification.
Puerto Morelos remains an emerging mid-corridor asset positioned between established Cancún ($4,189/m² across 779 listings) and Playa del Carmen ($3,705/m² across 685 listings).
Akumal holds the lowest asking-price position in the Riviera Maya corridor at $2,361/m² median (middle half $1,858–$2,944/m²), significantly below Tulum at $2,778/m², Playa del Carmen at…
Bacalar scores 29/100 as of 2026-10-01, up 5.2 points from the prior run on 2026-08-15. The modest improvement reflects marginal stabilization rather than genuine momentum.
Cozumel's Intelligence Score stands at 49/100 as of 2026-10-01, a decline of 0.9 points from the prior run on 2026-08-15.
Mahahual's Intelligence Score stands at 26/100 as of 2026-10-01, up 4.5 points from the prior run on 2026-08-15.
Short reads calculated straight from our datasets each time you open them: prices, professionals, developments, currency, land tenure and more, each labelled with the kind of evidence behind it.
Median price per m² across the corridor’s main markets and their neighbourhoods, from more than 2,000 current listings.
Agencies, developers, notarios, lawyers and lenders across the corridor: how many there are, where they operate, and what their public reviews say.
More than 160 developments on the market off-plan or newly built: where they cluster, their entry prices, and the beachfront premium.
How the exchange rate and interest rates moved since June 2026, and what that does to a foreign buyer’s budget.
Certified ejidos and communal land in the corridor’s municipalities, from the National Agrarian Registry.
Named projects and developers with permit status and unit counts, gathered from permit notices and development news.
Named storms in our records for the Riviera Maya, their strength and, where reported, the zones they affected.
Estimated nightly rates, occupancy and gross yields for 1- and 2-bedroom units, with the caveats you need before using them.
Ejido land cannot legally be sold to private buyers without a formal conversion process. How to spot ejido exposure before you buy.
A systematic framework for judging a developer and a pre-sale contract before committing capital to an unbuilt project.
AMPI membership signals professional commitment but does not guarantee ethical conduct. The additional checks that matter.
How closing-wire fraud works in Mexican real estate and the verification steps to complete before you send funds.
New briefs, zone score changes and risk alerts, every Monday.
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The Riviera Maya, measured.