LIVE FEED
SELECTIVE OPPORTUNITIES

Cozumel

$2,796
Median Price / m²
Market Pulse:
64.2% SELL THROUGH
116 Units Available
326 Total Units
Q-RATED

Executive Summary

The Cozumel market demonstrates a compelling bull case driven by its robust, tourism-based economy. Key strengths include strong, consistent tourism-driven demand, reflected in high occupancy rates for both hotels and vacation rentals. The market's fundamentals appear solid, with a city-wide sell-through rate of 64.2% and a median price of $2,796/m², indicating healthy transactional velocity and value appreciation in line with broader Quintana Roo trends.

Conversely, the bear case is rooted in significant informational and regulatory opacity. The primary risks are a lack of a forward-looking, publicly accessible Urban Development Plan (PDU) for 2026, which introduces substantial regulatory uncertainty for new projects. This is compounded by the absence of a recent, island-specific housing market report from SEDETUS, creating a risk of misjudging supply/demand dynamics and potentially leading to an unforeseen market oversupply. A lack of detailed infrastructure planning further clouds long-term value assessment.

This is a high-demand market where current opportunities are tempered by significant forward-looking regulatory and data-related risks.

✅ Tailwinds

  • + Sustained high tourism demand, with millions of cruise passengers and high hotel occupancy rates driving rental demand.
  • + Quintana Roo is a leading state in Mexico for housing price appreciation, indicating strong investor confidence in the region.
  • + Growing preference for vacation rentals among tourists, which can offer higher yields than traditional long-term rentals.
  • + Significant foreign investment, particularly from U.S. buyers, accounts for a majority of real estate transactions on the island.

⚠️ Headwinds

  • ! Lack of specific, publicly available 2026 PDU zoning and density regulations for Cozumel, creating significant regulatory and development risk.
  • ! Absence of a recent, island-specific SEDETUS housing market report, making it difficult to accurately gauge housing supply and absorption rates.
  • ! No clearly defined PIMUS mobility projects for Cozumel, which could lead to future infrastructure bottlenecks as tourism and population grow.
  • ! Potential for market saturation as new developments come online, a risk that is difficult to quantify without clear government data and reports.

Neighborhood Alpha

CENTRO

Centro presents as the island's high-density commercial core, characterized by a bustling, walkable environment. Its infrastructure is well-established, catering to a high volume of cruise ship tourists and local residents. The tenant profile is a dynamic mix of short-term renters seeking immediate access to amenities and a stable base of long-term local tenants, making it a prime location for high-turnover rental strategies.

NORTH HOTEL ZONE

The North Hotel Zone offers a more tranquil, residential atmosphere compared to Centro. It attracts second-home owners and longer-stay vacation renters seeking a relaxed coastal experience. While infrastructure is undergoing modernization, it can be inconsistent, representing both a risk and a potential for value appreciation as improvements are completed. This area is suitable for assets targeting a more discerning, long-duration tourist.

SOUTH HOTEL ZONE

Dominated by large-scale luxury resorts, the South Hotel Zone is Cozumel's premier high-end tourism corridor. The area's infrastructure is well-maintained to support its upscale market, though it is highly vehicle-dependent. The tenant demographic consists almost exclusively of high-income tourists and vacationers, making it the target submarket for premium, amenity-rich rental properties focused on diving and marine activities.

Investment Conclusion

The investment thesis for Cozumel must be carefully balanced. The strategy should focus on capitalizing on the proven, high-performing tourism sector while actively mitigating the considerable risks posed by the opaque local regulatory environment. New development carries elevated risk; therefore, acquiring existing, cash-flowing assets in proven locations is the most prudent approach.

  • Prioritize Stabilized Assets: Focus on acquiring existing, income-producing properties to bypass the uncertainties and risks associated with new development under the current ambiguous PDU.
  • Submarket Selection is Critical: Target assets in Centro for high-volume, short-term rental demand or the South Hotel Zone for premium, high-ADR vacation rentals, as both have proven infrastructure and demand drivers.
  • Mandate Enhanced Due Diligence: Allocate additional resources for hyper-local legal and zoning due diligence to navigate the lack of clear public data. No capital should be committed without a thorough, on-the-ground regulatory assessment.
Generated January 19, 2026 • Market Intelligence v2

Instant Equity: Deals Trading Below Market Value

Image of Swimming Pool at Laurel, featuring Open Concept Living, Luxury Interior.
SOLD 47%
VS AVG -54%

Laurel

SOLD OUT
$266,971 - $490,356 USD
Surface
114.58
-
334
m2
Bedrooms
AI Rating
Opportunistic
Cozumel
Centro
Lounge, Common Area, Sitting Area, Relaxing Area, Sala, Salón, Área de descanso, Fire Pit, Bonfire Area, Outdoor Fireplace, Fogatero, Pozo de fuego, Yoga Deck, Yoga Studio, Meditation Area, Wellness Deck, Plataforma de yoga, Área de yoga, Ocean View, Sea View, Coastal View, Vista al mar, Vista marina, Security, Gated, Guarded, Surveillance, Safe, Secure, 24/7 Security, Vigilance, Seguridad, Vigilancia, Seguridad 24/7, Lobby, Entrance Hall, Reception Area, Foyer, Vestíbulo, Recibidor, Parking, Parking Space, Garage, Car Park, Estacionamiento, Parqueo, Garaje, Aparcamiento, Rooftop Terrace, Roof Deck, Sky Lounge, Terrace, Rooftop, Azotea, Terraza en la azotea, Terraza superior, Beach Access, Direct Beach Access, Private Beach Access, Ocean Access, Walk to Beach, Acceso a la playa, Acceso directo a la playa, Garden, Green Space, Landscaped Area, Yard, Jardín, Áreas verdes, Swimming Pool, Pool, Lap Pool, Spa Pool, Community Pool, Piscina, Alberca, Grill Area, BBQ Area, Barbecue Area, Outdoor Kitchen, Grilling Station, Zona de parrillas, Área de barbacoa, Barbacoa
277573
509828
Image of Swimming Pool at Existence, featuring Ocean View Bedroom, Waterfront Property.
SOLD 78%
VS AVG -11%

Existence

SOLD OUT
$402,189 - $437,297 USD
Surface
123.2
-
156
m2
Bedrooms
AI Rating
Strategic
Cozumel
South Hotel Zone
Fire Pit, Fireplace, Bonfire area, Outdoor fireplace, Fire ring, Fogata, Pozo de fuego, Spa, Hot tub, Jacuzzi, Wellness center, Health spa, Sauna, Balneario, Tina de hidromasaje, Parking, Parking lot, Car park, Garage, Designated parking, Spot, Estacionamiento, Parqueo, Garaje, Aparcamiento, Rooftop Terrace, Roof deck, Sky lounge, Roof garden, Terrace on roof, Terraza en la azotea, Azotea, Terraza, Lounge, Common area, Living room, Salon, Clubhouse, Recreational room, Salón, Sala de estar, Sala común, Club social, Swimming Pool, Pool, Plunge pool, Lap pool, Aquatic facility, Alberca, Piscina, Ocean View, Sea view, Beach view, Waterfront view, Coastal view, Vista al mar, Vista marina, Garden, Yard, Backyard, Green space, Patio, Landscaped area, Jardín, Jardines, Beach Access, Direct beach access, Private beach access, Walk to beach, Acceso a la playa
402189
549099
Image of a Modern Architecture, featuring Building Exterior and Wood Accents.
SOLD 0%
VS AVG -23%

Nari

SOLD OUT
Starting from $196,480
Surface
63.57
-
143
m2
Bedrooms
AI Rating
Strategic
Cozumel
Centro
Parking, Parking Space, Car Park, Estacionamiento, Parqueo, Security, Safety, Vigilance, Protección, Seguridad, Fire Pit, Outdoor Fireplace, Fogata, Pozo de fuego, Jacuzzi, Hot Tub, Spa, Whirlpool, Bañera de hidromasaje, Tina de hidromasaje, Garden, Yard, Green Space, Jardín, Jardines, Lounge, Common Area, Relaxation Area, Sala de estar, Salón, Yoga Deck, Meditation Area, Wellness Deck, Plataforma de yoga, Área de yoga, Swimming Pool, Pool, Alberca, Piscina, Rooftop Terrace, Roof Deck, Sky Lounge, Terraza en la azotea, Azotea, Grill Area, BBQ Area, Barbecue Zone, Zona de parrilla, Área de barbacoa, Asador
204498
328273
Image of a Rooftop Pool, featuring Rooftop Terrace and Sundeck.
SOLD 63%
VS AVG -22%

Galia

SOLD OUT
Starting from $261,005
Surface
55
-
128
m2
Bedrooms
AI Rating
Strategic
Cozumel
Centro
Grills, BBQ, Barbecue, Grill area, Parrillas, Asadores, Infinity Pool, Zero-edge pool, Vanishing edge pool, Horizon pool, Piscina infinita, Alberca infinita, Green Areas, Gardens, Parks, Landscaped areas, Green spaces, Lawn, Áreas verdes, Jardines, Zonas verdes, 24/7 Security, Constant vigilance, Round-the-clock security, 24-hour security, Seguridad 24/7, Vigilancia 24/7, Seguridad veinticuatro siete, Sunbathing Area, Solarium, Sundeck, Tanning area, Lounge area, Área para tomar el sol, Solárium, Zona de bronceado, Gym, Fitness center, Workout room, Exercise room, Health club, Gimnasio, Centro de fitness, Dive Equipment Wash Station, Scuba gear wash, Dive gear rinse station, Equipment cleaning station, Estación de lavado de equipo de buceo, Área de limpieza de equipo de buceo, Elevator, Lift, Ascensor, Elevador, Covered Parking, Sheltered parking, Shaded parking, Carport, Estacionamiento cubierto, Parqueo techado, Garaje cubierto, Lobby, Reception area, Entrance hall, Foyer, Vestibule, Recibidor, Entrada, Co-working Area, Shared workspace, Business center, Workstation, Office space, Área de co-working, Espacio de trabajo compartido, Centro de negocios, Rooftop, Terrace, Roof deck, Sky lounge, Roof garden, Azotea, Terraza en la azotea, Multipurpose Area, Flexible space, Event room, Common area, Recreation room, Versatile space, Área de usos múltiples, Salón multiusos, Zona polivalente, Indoor Parking, Underground parking, Garage, Enclosed parking, Estacionamiento interior, Parqueo subterráneo, Garaje interior, Lock-off System, Dual key system, Sectional unit, Separable unit, Sistema lock-off, Unidades divisibles, Ocean View, Sea view, Beach view, Waterfront view, Vista al mar, Frente al mar, Balcony, Terrace, Veranda, Loggia, Balcón, Laundry Room, Utility room, Washer/dryer room, Cuarto de lavado, Lavandería, Equipped Kitchen, Full kitchen, Fitted kitchen, Kitchen with appliances, Furnished kitchen, Cocina equipada, Cocina integral, Cocina amueblada, Air Conditioning, A/C, Climate control, Central air, Aire acondicionado, Clima, Fans, Ceiling fans, Cooling fans, Ventiladores, Abanicos
271912
505146

The Prime Collection: Top 1% Trophy Assets

Image of Rooftop Terrace at Distrito Norte, featuring Modern Architecture, Stone Facade.
SOLD 75%
VS AVG -35%

Distrito Norte

SOLD OUT
$207,000 - $927,000 USD
Surface
45
-
371
m2
Bedrooms
AI Rating
Strategic
Cozumel
Centro
Jacuzzi, Hot Tub, Spa, Whirlpool, Bañera de hidromasaje, Swimming Pool, Pool, Plunge Pool, Lap Pool, Alberca, Piscina, Security, Surveillance, Guard, 24/7 Security, Gated, Seguridad, Vigilancia, Rooftop Terrace, Roof Deck, Terrace, Sky Garden, Terraza en la azotea, Azotea, Terraza, Lobby, Entrance, Foyer, Reception, Vestíbulo, Recepción, Entrada, Garden, Yard, Green Space, Landscaped Area, Jardín, Área verde, Parking, Garage, Car Park, Parking Lot, Valet Parking, Estacionamiento, Parqueo, Garaje, Grill Area, BBQ Area, Barbecue, Outdoor Kitchen, Área de parrilla, Zona de asadores, Barbacoa, Lounge, Common Room, Living Area, Community Room, Relaxation Area, Salón, Sala de estar, Área común
207000
927000
Image of a Open-Concept Living, featuring Marble Countertop and Modern Dining Area.
SOLD 24%
VS AVG 108%

The Stella

SOLD OUT
Starting from $698,275
Surface
144.28
-
286
m2
Bedrooms
AI Rating
Opportunistic
Cozumel
Centro
Boutique commerce on the ground floor, Ground floor shops, Retail space, Commercial premises, Shops, Boutiques, Retail, Comercio boutique en planta baja, Tiendas en planta baja, Locales comerciales, Restaurants, Eateries, Dining establishments, Cafes, Bistros, Restaurantes, Cafeterías, Comedores, Bars, Pubs, Taverns, Lounges, Drinking establishments, Bares, Cantinas, Pubs, Lounges, Covered parking spaces for residents, Covered parking, Resident parking, Parking garage, Sheltered parking, Assigned parking, Private parking, Estacionamiento techado para residentes, Parking cubierto, Aparcamiento cubierto, Plazas de estacionamiento techadas, English room, Library, Reading room, Study, Quiet room, Lounge, Sala inglesa, Biblioteca, Sala de lectura, Sala de estar, Bar, Pub, Tavern, Lounge, Drinking establishment, Bar, Cantina, Pub, Lounge, Cinema, Movie theater, Screening room, Home cinema, Theater, Cine, Sala de cine, Proyecciones, Fun Padel, Padel court, Padel tennis, Padel, Padel divertido, Pista de padel, Padel, Gym, Fitness center, Health club, Workout room, Exercise room, Gimnasio, Centro de fitness, Sala de entrenamiento, Sala de ejercicio, Coworking, Shared office space, Workspace, Business center, Collaborative workspace, Hot desking, Coworking, Espacio de coworking, Oficina compartida, Centro de negocios, Infinity Pool, Zero-edge pool, Vanishing edge pool, Horizon pool, Piscina infinita, Alberca infinita, Piscina de borde infinito, Sunbed area, Sundeck, Tanning area, Lounge chairs, Solarium, Sunbathing area, Zona de tumbonas, Área de asoleaderos, Solárium, Área para tomar el sol, Pet Park, Dog park, Pet-friendly park, Dog run, Animal park, Parque para mascotas, Parque de perros, Área para mascotas, Mini Golf, Miniature golf, Putt-putt, Mini golf, Golf en miniatura, Golf Range, Driving range, Golf practice area, Practice range, Campo de prácticas de golf, Cancha de golf, Campo de tiro de golf, Family Pool, Main pool, General pool, Recreational pool, Piscina familiar, Alberca familiar, Piscina principal, Reflection Pool, Reflecting pool, Decorative pool, Water feature, Estanque de reflexión, Espejo de agua, Alberca de reflexión, Jacuzzis, Hot tubs, Spas, Whirlpools, Jacuzzis, Tinas de hidromasaje, Spas, Bañeras de hidromasaje, Rooftop Bar, Sky bar, Terrace bar, Bar on the roof, Bar en la azotea, Rooftop bar, Terraza bar, Viewpoint, Scenic overlook, Observation deck, Mirador, Panorama point, Scenic view, Mirador, Punto de vista, Observatorio, Fire pits, Fireplace, Outdoor fire pit, Bonfire area, Pozos de fuego, Fogateros, Chimeneas exteriores, Área de fogatas
727456
1464702
View of Open Concept Living at Nala, showcasing Modern Living Room, Boho Chic Decor.
SOLD 0%
VS AVG 15%

Nala

SOLD OUT
$345,690 - $382,834 USD
Surface
81
-
94
m2
Bedrooms
AI Rating
Watchlist / High Risk
Cozumel
South Hotel Zone
Ocean View, Sea View, Beach View, Waterfront View, Coastal View, Vista al Mar, Rooftop Terrace, Roof Terrace, Rooftop Deck, Sky Terrace, Terraza en la Azotea, Terraza Superior, Swimming Pool, Pool, Plunge Pool, Lap Pool, Communal Pool, Alberca, Piscina, Grill Area, BBQ Area, Barbecue Area, Grilling Station, Outdoor Kitchen, Área de Parrilla, Zona de Barbacoa, Asador, Concierge, Front Desk, Reception, Conserje, Garden, Yard, Backyard, Green Space, Landscaped Area, Jardín, Gym, Fitness Center, Fitness Room, Exercise Room, Workout Room, Health Club, Gimnasio, Lobby, Entrance Hall, Reception Area, Foyer, Vestíbulo, Recibidor, Lounge, Common Area, Living Area, Social Room, Sitting Area, Salón, Sala de Estar, Área Común
350663
388340

High-Growth Emerging Zones

View of Modern Living Room at Kiino, showcasing Spacious Interior, Neutral Decor.
SOLD 71%
VS AVG -22%

Kiino

SOLD OUT
$221,953 - $490,698 USD
Surface
64.4
-
269
m2
Bedrooms
AI Rating
Blue Chip Asset
Cozumel
North Hotel Zone
Beach Access, Direct beach access, Access to beach, Acceso a la playa, Swimming Pool, Pool, Communal pool, Alberca, Piscina, Jacuzzi, Hot tub, Whirlpool, Spa tub, Bañera de hidromasaje, Tina de hidromasaje, Rooftop Terrace, Rooftop deck, Roof deck, Terraza en la azotea, Azotea, Fire Pit, Outdoor fireplace, Hoguera, Fogatero, Chimenea exterior, Grill Area, BBQ area, Barbecue area, Área de parrilla, Zona de barbacoa, Spa, Wellness center, Health spa, Balneario, Centro de bienestar, Parking, Parking space, Garage, Estacionamiento, Parqueo, Aparcamiento, Garaje, Garden, Yard, Green space, Jardín, Áreas verdes, Ocean View, Sea view, Beachfront view, Vista al mar, Frente al mar, Lounge, Common lounge, Communal area, Relaxation area, Salón, Sala de estar, Área de descanso
226024
669262
Image of Garden at Elementos Life, featuring Modern Architecture, Aerial View.
SOLD 33%
VS AVG -22%

Elementos Life

SOLD OUT
$132,050 - $502,125 USD
Surface
54
-
195
m2
Bedrooms
AI Rating
Strategic
Cozumel
North Hotel Zone
Security, Safety, Surveillance, Guarded, Gated, Secure, Vigilance, Protection, Seguridad, Vigilancia, Protección, Garden, Yard, Lawn, Green Space, Landscaped Area, Patio, Jardín, Zonas verdes, Swimming Pool, Pool, Plunge Pool, Lap Pool, Communal Pool, Alberca, Piscina, Pileta, Beach Access, Direct Beach Access, Oceanfront Access, Waterfront Access, Beachfront, Coastal Access, Acceso a la playa, Frente a la playa, Acceso costero, Lounge, Common Area, Living Area, Recreation Room, Clubhouse, Relaxation Area, Common Room, Sala de estar, Salón, Zona común, Área de descanso, Jacuzzi, Hot Tub, Spa Tub, Whirlpool, Bañera de hidromasaje, Tina de hidromasaje, Ocean View, Sea View, Coastal View, Waterfront View, Panoramic Ocean View, Vista al mar, Vista marítima, Vista oceánica, Fire Pit, Fireplace, Outdoor Fire Pit, Bonfire Area, Campfire Area, Fogatero, Chimenea exterior, Foso para fogatas
132050
477019

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