Riviera Maya · Quintana Roo
Zone Intelligence
Puerto Morelos
Emerging mid-corridor zone positioned between Cancún and Playa del Carmen. Favored by buyers seeking lower density and direct Caribbean access. Development infrastructure maturing rapidly.
COVERAGE BUILDINGEJIDO: LOW
Score AI estimate
40
Risk AI estimate
Coverage building
Trend
—
Acquisition Tax Official
3%
once, at closing · Art. 27
Safety Trend AI estimate
falling
Avg STR Yield (est.) AI estimate
0.0%
Verified Participants Measured
9
40
Cautious
Zone Score · City Level
AI estimate
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ApprovedPendingLapsed
construction
construction
construction
construction — 44 units
construction — 44 units
Municipio-level data from the Registro Agrario Nacional's open-data catalogue — precision is per-municipio, not per-zone, so neighboring zones sharing a municipio (e.g. Akumal within Tulum municipio) show the same figures.
Ejidos in PUERTO MORELOS
2
Ejido Surface
81,570 ha
2 Certified Nuclei in this Municipio
ejido
ejido
Median price
$3,959/m²
Middle half of listings
$2,086 – $5,322/m²
| Neighbourhood | Median $/m² | Middle half | Listings |
|---|---|---|---|
| Puerto Morelos | $4,331 | $2,829 – $5,496 | 149 |
| Joaquín Zetina Gasca | $1,933 | $1,839 – $2,470 | 10 |
| Selva Escondida | $1,807 | $1,490 – $1,931 | 14 |
179 apartment listings collected up to 2026-10-25 from EasyBroker, propiedades.com. Neighbourhoods with fewer than 8 listings are not shown.
Quintana Roo (state), Q2 2026
+9.8% year on year
Previous quarter (Q1 2026)
+13.42%
Mexico overall
+7.31%
Sociedad Hipotecaria Federal index of homes appraised for mortgages (new and resale, all price segments), as reported by IIEG. It tracks the direction of local home prices, not the foreign-buyer condo market or the listing prices above. SHF does not publish this municipio separately, so this is the Quintana Roo state figure.
3 projects listed by developers and agencies. Prices are each project's “starting at” price for its cheapest unit, so they are not comparable with the price medians above.
| Neighbourhood | Projects | Entry from | Median entry | New-build $/m² vs resale |
|---|---|---|---|---|
| Puerto Morelos · 2 beachfront | 3 | $124,566 | $216,933 | — |
Developer and agency listings collected 2026-10-05. New-build $/m² is the median entry price per m² of projects listing a single unit type with its size, shown where at least 8 have one, beside the resale price median for the same neighbourhood.
| Month | Area | $/m² | Listings | Source |
|---|---|---|---|---|
| Oct 2026 | Zone-wide | $3,916 | 156 | EasyBroker listings |
| Oct 2026 | Zone-wide | $4,863 | 23 | propiedades.com listings |
Prices per m². Listing figures are medians of each collection. Sources differ in coverage, so compare months within the same source.
1br— yield$145/night
2br— yield$150/night
Riviera Audit consensus estimate, modelled from zone prices and the market data we track; not measured from booking records. Check against actual rental records before relying on it. Month: Aug 2026.
Found by AI search of press and government sites; check the source before relying on an item.
Puerto Morelos tourist luxury project — MIA denied
Environmental permit (MIA)
Puerto Morelos, Playa del Carmen, Benito Juárez y Cozumel beach restoration project — MIA approved
Environmental permit (MIA)
FRC-II — MIA denied
Environmental permit (MIA)
Proyecto turístico de lujo FRC‑II — MIA denied
Environmental permit (MIA)
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Sub-zone scores are neighbourhood-level and scored on their own dates; the Puerto Morelos zone score above is the city-level composite. A gap between them is not a contradiction.
The Riviera Maya, measured.