Puerto Morelos Real Estate
Puerto Morelos real estate in Puerto Morelos, Quintana Roo offers asking prices from USD 44,000 for land to USD 2,000,000+ for beachfront homes, with condos starting around USD 149,000 in November 2026. The town sits 36 kilometers south of Cancún and 30 kilometers north of Playa del Carmen, and recorded 19,202 residents in 2020. Foreign buyers purchase coastal property through a fideicomiso bank trust, with total closing costs of 5 to 8 percent of the purchase price.
Puerto Morelos real estate in Puerto Morelos, Quintana Roo offers asking prices from USD 44,000 for land to USD 2,000,000+ for beachfront homes, with condos starting around USD 149,000 in November 2026. The town sits 36 kilometers south of Cancún and 30 kilometers north of Playa del Carmen, and recorded 19,202 residents in 2020.
By Daniel Ortega · Last reviewed 2 November 2026
Explore Puerto Morelos Real Estate
Why Puerto Morelos
Puerto Morelos became Mexico's youngest municipality in 2015 and remains less crowded than Playa del Carmen or Tulum, with about 940 active vacation-rental listings compared to thousands in neighboring cities. Condo prices average around USD 2,000 per square meter, 15 to 25 percent below Playa del Carmen's USD 2,500 to USD 3,000 per square meter.
Puerto Morelos real estate at a glance
| Fact | Value | Source · as of |
|---|---|---|
| Population (2020 census) | 19,202 in town; 26,921 municipal | https://en.wikipedia.org/wiki/Puerto_Morelos |
| Distance to Cancún airport | 20 to 30 minutes | https://www.mexicotravelandleisure.com/blog/puerto-morelos-mexico/ |
| Condo price range | USD 136,000 to USD 2,000,000+ | https://mayaocean.com/city/puerto-morelos |
| Average price per m² | ~USD 2,000 (condos) | https://caribeluxuryhomes.com/puerto-morelos-real-estate-market-update/ |
| Rental yield estimate | 6 to 8% long-term, 6 to 10% STR | https://www.referencerealestate.mx/en/blog/puerto-morelos-2026-invest-buy |
| Active STR listings | ~937 | https://www.airroi.com/airbnb-data/mexico/quintana-roo/puerto-morelos |
| Restricted zone | Yes (fideicomiso required) | https://www.bajaproperties.com/blog/fideicomiso-how-foreigners-buy-real-estate-mexico/ |
Real estate agents in Puerto Morelos
Real-estate agents in Puerto Morelos work on commission paid by the seller, typically 3 to 5 percent of the sale price. PropertyMex charges no buyer or seller commissions; owners and agencies pay small listing fees from USD 9.99.
Puerto Morelos neighborhoods
Centro and Beachfront
The town center and beachfront zone run along Rafael E. Melgar, with the town plaza, restaurants, dive shops and small hotels within walking distance of the beach. Boutique beachfront condo developments dominate new construction, with asking prices from USD 185,000 for one-bedroom units to USD 280,000 and up for two-bedroom ocean-view condos. Beachfront homes start around USD 400,000 and reach USD 2,000,000 or more.
Selva Escondida (and jungle zones)
Selva Escondida and Selva Escondida II are gated residential communities 8 to 10 minutes from the beach, set in lush jungle with over 30 shared amenities including pools, pickleball courts and pet zones. Two-bedroom condos start around USD 179,000, with delivery in 2026 and 2027. The neighborhood attracts retirees, snowbirds and long-term renters looking for lower prices and resort-style facilities away from the beachfront premium.
La Colonia and Pescadores
These inland residential neighborhoods near Highway 307 house local families, long-term expats and service workers. Colonia Pescadores offers the most affordable rentals and resale homes in Puerto Morelos, with two-bedroom houses for rent from MXN 12,000 to MXN 18,000 per month. The area is better suited for owner-occupied living or long-term rentals than vacation rentals, and walkability to the beach is limited.
West side and Ruta de los Cenotes
West of the highway, residential subdivisions and land parcels extend toward Leona Vicario and the Ruta de los Cenotes. Land prices here average MXN 4,492 per square meter, 30 to 40 percent below Playa del Carmen. The zone is growing as a permanent-residence market with single-family homes and small gated communities, but lacks beach access and urban services found closer to Centro.
Leona Vicario
Leona Vicario is a separate town 15 kilometers inland with 7,028 residents (2020 census). It serves as a more affordable bedroom community for workers in the Cancún–Riviera Maya corridor, with minimal tourist infrastructure and limited real-estate inventory aimed at foreign buyers. Prices and cost of living are lower than Puerto Morelos proper.
Buying in Puerto Morelos as a foreigner
Puerto Morelos sits within Mexico's restricted zone (less than 50 kilometers from the coast), so foreign residential buyers must use a fideicomiso bank trust under Article 27 of the Mexican Constitution. Total closing costs in Quintana Roo run 5 to 8 percent of the purchase price, paid by the buyer.
- Make an offer and sign a promissory agreement (contrato de promesa de compraventa) with a deposit, typically 10 percent of the asking price held in escrow.
- Hire an independent attorney to verify the title at the Public Registry of Property, confirm no liens or debts exist, and check that the seller holds clear title.
- If the property is in the restricted zone, apply for the permit from the Secretaría de Relaciones Exteriores (SRE) to establish a fideicomiso; the current permit fee is MXN 21,650.
- Select a Mexican bank authorized to act as trustee and open the fideicomiso trust; one-time setup fees range from USD 1,500 to USD 2,500, plus an annual trustee fee of USD 500 to USD 700.
- Attend the closing before a notario público, who calculates and collects the 2 percent ISAI acquisition tax, notary fees (0.8 to 1.5 percent), public registry fees and appraisal costs, then records the deed.
- Register the transaction with the Registro Nacional de Inversiones Extranjeras (RNIE); the notary usually handles this step for a fee of around USD 300 to USD 500.
Can Americans buy property in Mexico? Puerto Morelos taxes & closing costs
Puerto Morelos local guides
Rentals and short-term rental rules
Long-term rentals in Puerto Morelos range from MXN 10,000 per month for a one-bedroom apartment in the colonia to MXN 24,000 or more for a two-bedroom condo near the beach, yielding an estimated 6 to 8 percent annual return for landlords. Vacation rentals perform best within 5 to 10 minutes of the beach, with 821 active Airbnb listings in 2026 and a median occupancy of 35 percent. Top-performing beachfront properties achieve occupancy of 55 percent and gross yields of 6 to 10 percent, but the market is more selective than Playa del Carmen or Tulum. Many interior properties in Selva Escondida and La Colonia work better as long-term rentals or owner-occupied homes.
Cost of living in Puerto Morelos
Monthly living costs in Puerto Morelos run 20 to 30 percent below Playa del Carmen and 40 to 60 percent below Cancún Hotel Zone for similar quality. The following rows show typical expenses for one or two people.
| Monthly cost | Typical range | Source · as of |
|---|---|---|
| Two-bedroom rental (long-term) | MXN 12,000–24,000 (~USD 600–1,200) | https://rentola.mx/en/for-rent/puerto-morelos |
| Electricity (CFE, bimonthly) | MXN 1,500–6,000 (varies with AC use) | https://experiencepuertomorelos.com/cost-of-living-in-pm/ |
| Internet (fiber) | MXN 500–1,200 | https://experiencepuertomorelos.com/cost-of-living-in-pm/ |
| Drinking water (garrafón delivery) | MXN 24 per 20-liter bottle | https://experiencepuertomorelos.com/cost-of-living-in-pm/ |
| LP gas (cooking, hot water) | ~MXN 500 per refill (lasts months) | https://experiencepuertomorelos.com/cost-of-living-in-pm/ |
| Colectivo (local bus) | MXN 10 per trip | https://experiencepuertomorelos.com/cost-of-living-in-pm/ |
| Groceries and dining | USD 425–600 per month | https://internationalliving.com/countries/mexico/puerto-morelos-mexico/ |
| Total monthly budget (couple) | USD 1,200–1,700 | https://internationalliving.com/countries/mexico/puerto-morelos-mexico/ |
Deals of the week in Puerto Morelos
Price-reduced and newly listed properties, picked every Monday · updated 2 November 2026
Developments
All developments in Puerto Morelos
Puerto Morelos real estate FAQ
What is a fideicomiso and why does a foreign buyer need one in Puerto Morelos?
A fideicomiso is a bank trust that allows foreign buyers to hold beneficial ownership of residential property within Mexico's restricted zone—land within 50 kilometers of the coast or 100 kilometers of an international border. Puerto Morelos sits on the coast, so foreign buyers must establish a fideicomiso with a Mexican bank acting as trustee. The trust lasts 50 years, renews indefinitely and gives full rights to use, rent or sell the property.
What are typical closing costs when buying property in Puerto Morelos?
Closing costs in Puerto Morelos total 5 to 8 percent of the purchase price, paid entirely by the buyer. The largest line items are the 2 percent ISAI acquisition tax, notary fees of 0.8 to 1.5 percent, fideicomiso setup for foreign buyers, public registry fees and property appraisal. On a USD 300,000 condo, a buyer should budget USD 15,000 to USD 24,000 for closing costs.
How much does a condo cost in Puerto Morelos in 2026?
Condo asking prices in Puerto Morelos start around USD 136,000 for studios and one-bedroom units in inland developments, range from USD 185,000 to USD 320,000 for one-bedroom beachside units, and run USD 280,000 to USD 600,000 for two-bedroom beach or ocean-view condos. The average price per square meter is approximately USD 2,000, which is 15 to 25 percent lower than Playa del Carmen.
Can a foreign buyer get a mortgage in Mexico for Puerto Morelos property?
Mexican banks rarely lend to non-resident foreigners, and when they do, down payments of 40 to 50 percent are common, with interest rates higher than US or Canadian mortgages. Some developers offer in-house financing on pre-construction units with 20 to 30 percent down and terms of 2 to 5 years. Most foreign buyers in Puerto Morelos pay cash or secure financing in their home country before purchasing.
What is the rental market like in Puerto Morelos?
Long-term rentals in Puerto Morelos yield 6 to 8 percent annually, with two-bedroom condos renting for MXN 12,000 to MXN 24,000 per month. Vacation rentals work best within 5 to 10 minutes of the beach; Puerto Morelos has about 821 active Airbnb listings and a median occupancy of 35 percent. Top beachfront properties achieve 55 percent occupancy and gross yields of 6 to 10 percent.
Is Puerto Morelos a good investment compared to Playa del Carmen or Tulum?
Puerto Morelos offers lower entry prices—15 to 25 percent below Playa del Carmen per square meter—less competition in the vacation-rental market and lower density, which attracts buyers prioritizing quality of life. The town is growing but lacks the hotel infrastructure of Playa del Carmen or Tulum. It makes sense for buyers seeking a primary residence, moderate long-term rental returns or beachfront value with a medium-to-long investment horizon.
What documents does a foreign buyer need to purchase property in Puerto Morelos?
A foreign buyer needs a valid passport, proof of legal entry to Mexico, a Mexican tax ID number (RFC, obtained from the SAT), proof of address in the home country and bank statements showing source of funds. The notary will request these documents to prepare the deed and apply for the SRE permit and RNIE registration. Some banks require additional identity verification to open the fideicomiso.
How long does it take to close on a property in Puerto Morelos?
A typical cash closing in Puerto Morelos takes 45 to 90 days from signed offer to recorded deed. The timeline includes due diligence and title search, SRE permit application, fideicomiso setup with the bank and final notary closing. Pre-construction purchases follow the developer's delivery schedule, often 12 to 24 months. Buyers should plan for longer timelines if the seller's title has issues.
Written and reviewed by
Daniel Ortega
Real-estate writer · Maestría en Dirección Inmobiliaria (MDI)
Born and raised in Mexico City, living in Cancún since 2015.
Last reviewed 2 November 2026 · All articles by Daniel