Executive Summary
This week's data reveals a strategic pivot by developers to combat currency volatility, with major players introducing fixed exchange rates ($17.20 MXN) and deferred 30/70 payment plans. Unprecedented financing options have emerged, highlighted by 20-year terms with fixed rates as low as 3%, while aggressive discounting—peaking at 37%—is being deployed to clear remaining inventory. Meanwhile, premium boutique developments across the Riviera Maya are reporting critical scarcity, with multiple projects down to their final 3 to 5 units.
Tulum
Aggressive Financing & Deep Discounts
Tulum developers are deploying highly aggressive financial instruments to stimulate Q1 absorption. Miraluna has introduced a rare 20-year financing structure with fixed rates between 3% and 8%, significantly lowering the barrier to entry. Simultaneously, developers holding near-complete or immediate-delivery inventory are offering massive price cuts, with Costa Caribe leading the market by offering up to 37% off select units. Despite these incentives, premium inventory remains scarce; projects like Junglar, Poc Ta Poc, and La Reserva are down to their final 3 to 5 units, indicating strong underlying demand for high-end, well-located assets.
Market Briefs
- The Curve: New 22-unit development announced in Aldea Zama, featuring Studios to 2-Bedrooms with a July 2027 delivery.
- Junglar: Critical scarcity reached with only 3 luxury units remaining, priced between $8.79M and $9.49M MXN.
- Humana: Immediate delivery available; only 1 Studio remains at $3.17M MXN, alongside 5 Penthouses starting at $13.4M MXN.
- Itza Selva: All 4-bedroom Penthouses and 3-bedroom Standard units are officially sold out, leaving only 2 Swim-Up units available.
- Zamajal: Construction is advancing rapidly, with concrete pouring underway for the development's signature water feature.
Playa del Carmen
Fixed Exchange Rates & Deferred Payments
To counter USD/MXN volatility, Playa del Carmen developers are heavily promoting fixed exchange rates. The DK portfolio (DK 42, DK 44 Fase 1 & 2) has locked in rates at $17.20 to $17.75 MXN while offering 30/70 deferred payment plans over 12 months. This strategy provides foreign investors with critical pricing predictability. On the construction front, major projects are hitting significant milestones: Ceiba at 25 is nearing completion with rooftop pools filled, and Maia has reached level 7 verticality. Inventory is tightening in the mid-to-high segment, with Palmara down to its last 5 units and Kalani 25 offering up to 12% discounts to clear its remaining 12 units.
Market Briefs
- DK 42: Units available from $4.62M MXN, featuring a 30/70 payment plan and a fixed exchange rate of $17.20 MXN.
- Ceiba at 25: Project is nearing completion in the Golden Zone, with aerials confirming rooftop pools are filled and ready.
- Palmara: Only 5 units remain available, with prices starting at $7.25M MXN; 16 units are already sold or reserved.
- Buzz: 25 units remain available from $2M MXN, offering up to 10% discounts for higher down payments ahead of Dec 2026 delivery.
- Gobernador 28: All 1-bed and 3-bed units are sold out; 23 2-bed units remain starting at $3.32M MXN.
Bacalar
Price Appreciation & Early-Stage Promos
Bacalar continues to show strong capital appreciation potential. Aldea Mayab has officially increased prices across multiple units, now starting at $330,000 USD, signaling strong early absorption. Conversely, newer projects like Aldea Kalan are currently in their "Friends & Family" phase, offering 6% off list prices for early adopters, presenting a clear arbitrage opportunity for investors looking to enter the emerging lagoon market before further price hikes.
Market Briefs
- Aldea Mayab: Prices have increased across the board, with entry units at $330k USD and Penthouses reaching $989k USD.
- Aldea Kalan: Friends & Family phase is active, offering units from $3.45M MXN with a 6% discount for a Sept 2027 delivery.
Puerto Morelos
Vertical Progress & Presale Pricing
Construction velocity in Puerto Morelos is accelerating. Piedra de Mar has completed its ground-floor structures and is preparing for first-floor slab pours, coinciding with the release of their February 2026 presale price list. Musa del Puerto is also advancing rapidly, with structural work now revealing the actual sea views from second-floor units, which is expected to drive a surge in mid-construction sales.
Market Briefs
- Piedra de Mar: Ground floor complete; new presale price list released with T1 units starting at $3.2M MXN.
- Musa del Puerto: Construction advancing steadily, with structural work now showcasing sea views from Unit 224.
Cozumel
Final Inventory Push
Cozumel's Northern Hotel Zone is seeing rapid absorption of sustainable luxury products. Elementos Life is down to its absolute final inventory, leveraging new amenity renders to close out the remaining units. The scarcity of new-build, eco-luxury product on the island is driving urgency among buyers.
Market Briefs
- Elementos Life: Only 4 exclusive units remain (A-14, A-13, A-9, A-6A) as the developer releases new renders of the amenity hub.
