Tulum real estate crackdown rattles Riviera Maya market as buyers face risk of illegal developments

A regional agency in Quintana Roo warned Tuesday that 14 developers in Tulum are operating without the proper permits to sell property, a move that could leave buyers with unclear titles and homes that lack basic services such as electricity, sewer connections or paved roads.

SEDETUS, working with the Tulum City Council, identified the firms — Oken, Arunte, Haciendas Coba, Lula Sanctuary, Naia Holistic Community, Cibelia, Rosela, Viventum, Uxan Tulum Bamboo Villas, Nova Tulum, Cenote Gardens, Akun, Xeelenja Tulum and 528 Tulum — as operating outside the law. The agency noted that it had previously flagged more than two dozen developers; many have since been cleared after showing compliance.

Susann Rottloff, a real estate agent with The Agency Real Estate, told the Daily Mail that she has heard of Xeelenja Tulum, Oken and Naia Holistic Community, but described the remainder as no-name firms to be avoided or treated with caution.

Rottloff said the permitting process in Quintana Roo can be lengthy and costly, which she suggested is one reason why some developers may sell without the proper permissions. She stressed that buyers should work through a licensed agent and retain a local attorney to verify that a project has the correct permits; legitimate documents should bear stamps from municipal and state authorities, and buyers can reach SEDETUS for verification at atencion@sedetus.gob.mx.

Beyond the enforcement action, the Riviera Maya real estate outlook is mixed. The area has seen a rapid build-out over the past five years as Americans flocked to all-inclusive resorts, beaches and Mayan ruins, but price corrections have started as the market cools from the post-pandemic surge.

Officials point to infrastructure upgrades, including Tulum's international airport completed in 2023 and the Maya Train, a 14-stop line completed in 2024, as catalysts for longer-term growth. Analysts note that many purchases continue to be cash deals due to limited mortgage availability and borrowing costs hovering around the high single digits.

Prices across the region have been uneven. Some luxury homes remain active on the market, including a nearly 9,500-square-foot villa listed for about $5.2 million and other properties offered at more accessible levels, such as a five-bedroom, five-and-a-half-bath home near the beach listed for $995,000. The mix of price points reflects a market still adapting to a cooling period after a heated run during the pandemic.

As Tulum continues to mature, agents say there is a shift from purely vacation-oriented purchases to families seeking longer-term residence. The market could eventually rival Playa del Carmen, but the enforcement warnings underscore the need for due diligence: buyers should verify permits with municipal and state authorities, work with reputable agents and lawyers, and consult SEDETUS before proceeding with any purchase.