Cenoteseh-NOH-tay
A cenote is a natural sinkhole formed when limestone bedrock collapses, exposing freshwater pools or underground rivers, characteristic of the Yucatán Peninsula. The water within a cenote belongs to the Mexican nation and is administered by federal water authority CONAGUA under Article 27 of the Mexican Constitution.
By Daniel Ortega · Last reviewed 8 November 2026
How it works
A property containing or adjacent to a cenote typically commands a premium as a selling and rental feature for its beauty, swimming access and ecological significance, but the landowner does not own the water and must comply with federal and state environmental protection rules. In Yucatán State, Article 22 of the Regulation for Cenotes, Caves and Grottos prohibits construction within 50 meters of the cenote edge, and Article 23 requires sanitary facilities to be at least 75 meters away with a groundwater-flow study. Any development that could affect the cenote or surrounding ecosystem typically requires an environmental impact authorization (MIA) from the federal environmental authority SEMARNAT or its state counterpart, costing approximately USD 1,000 to 8,400 according to ingenieriaambiental.net. Owners must keep the cenote free of contamination and cannot modify it. Buyers should verify land use classification, ecological protection zone designation, proximity restrictions, existing permits and environmental compliance before closing, especially in Tulum and Akumal where cenote and biosphere protections are common.