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Playa, Tulum, Cancún — each with its own vibe

Playa is vibrant, Tulum trendier, Cancún more touristy. I help you pick the city that fits your investor profile.

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1
Cities covered
10
Verified projects
132
Units available

My method

What I actually analyze before pitching you an area

I don't sell a city. I analyze an area, street by street, with the same grid for every project. If an area fails the grid, I don't offer it — even if the developer pays me more.

What I actually analyze before pitching you an area
  1. 01

    Real walkability

    I measure the exact distance to the beach, groceries, schools and restaurants. Not the brochure distance: the GPS one, on foot, in July at 2 p.m.

  2. 02

    Developer track record

    Delivered projects, real delays, finish quality, lawsuits. I talk to buyers from earlier phases before talking price.

  3. 03

    Comparable price per m²

    I compare the project's price per m² to recent sales within 1 km, not to the city average. Two streets change everything.

  4. 04

    Incoming supply

    How many units hit the same segment in the next 36 months? That's what crushes rents, not demand.

  5. 05

    Actual rental occupancy

    Occupancy rate and average nightly rate for the area, from platform data, not seller projections.

  6. 06

    Fees that eat the net

    Condo fees, rental management, taxes, pool maintenance, electricity. Gross looks pretty; net decides.

  7. 07

    Confirmed infrastructure

    Maya Train, new roads, hospitals, international schools: I look at what's funded and under construction, not what's announced.

  8. 08

    Safety and street life

    I walk the area at night. Lighting, open shops, families around. That never shows up in a brochure.

  9. 09

    Resale liquidity

    How long a comparable unit takes to sell, and at what discount to asking. Your exit matters as much as your entry.

  10. 10

    Legal title framework

    Fideicomiso, condo regime, building permits, hotel zoning. A beautiful project without permits is still a risk.

  11. 11

    Cost of living

    Groceries, private school, health insurance, housekeeping. Essential if you plan to live there 3 to 12 months a year.

  12. 12

    Stress test

    I rerun your numbers at −20% occupancy and +15% costs. If it still holds, we talk. If not, we look elsewhere.

Markets

Where I have projects right now

Real numbers, pulled from my active portfolio.

Playa Del Carmen, Mexique

Playa Del Carmen

Analyzed with my 12-criteria grid

10 project(s)
132 unit(s) available
Projet à Playa Del Carmen
Projet à Playa Del Carmen
Projet à Playa Del Carmen

From138 228 USD

Alive year-round: 5th Avenue, schools, hospitals, a solid expat community.

Quality of life9/10
Investor potential9/10
Mixed use9/10
Airport (Cancún)
55 min
High season
Dec → April
Rental profile
Short + long term
Entry ticket
From ~US$150,000

Living here

Everything is walkable or bikeable. Private hospitals, bilingual schools, North-American groceries, a huge Quebec community. Easiest city to land in without Spanish.

Investing here

Steady 12-month occupancy, a mix of tourists and long-stay expats. Fast resale because buyer demand never stops.

Both

The best compromise: live there in winter and rent the rest of the year without killing your yield.

Best for

Investors who want stable rentals and an easy resale. A good first purchase in Mexico.

What I watch

Projects too far from the beach or downtown rent less. I always check walkability.

Field signals

  • 5th Avenue / Calle 38 corridor: rents drop fast past 30th Avenue.
  • Heavy new supply up north — I check absorption before every project.
  • The Maya Train brings Playa closer to Cancún and Tulum: real mobility impact.
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Tulum, Mexique

Tulum

Analyzed with my 12-criteria grid

Jungle, design, international crowd. Lots of style, lots of new projects.

Quality of life7/10
Investor potential7/10
Mixed use7/10
Airport (Tulum TQO)
25 min
High season
Nov → April
Rental profile
Short term / boutique
Entry ticket
From ~US$180,000

Living here

Slower pace, nature everywhere, a creative international crowd. Fewer medical and school options than Playa: check that if you come with kids.

Investing here

Highest nightly rates in the region in high season, but sharp seasonality and massive new supply. The developer choice decides between 8% and 2%.

Both

Works if you come in low season and rent December to April, when rates spike.

Best for

Airbnb profiles who accept more seasonality in exchange for high nightly rates.

What I watch

Supply is huge. I look at the developer, the real delivery date and the rental management first.

Field signals

  • Aldea Zama and La Veleta don't behave alike: different yields, different guests.
  • Many projects announced, few delivered on time. I check permits first.
  • Power, water and road access: details that decide the guest's real comfort.

No published project yet.

Cancún, Mexique

Cancún

Analyzed with my 12-criteria grid

International airport, massive tourism, diversified economy. Puerto Cancún is a game changer.

Quality of life8/10
Investor potential8/10
Mixed use7/10
Airport (CUN)
15-30 min
High season
Year-round
Rental profile
Tourism + residential
Entry ticket
From ~US$160,000

Living here

A real city: major hospitals, universities, malls, direct flights everywhere. Puerto Cancún and the Hotel Zone offer upscale residential living.

Investing here

Mexico's highest tourist volume plus a solvent local market. Both short and long-term rentals work.

Both

Great if you travel often: live 15 minutes from the airport and rent effortlessly the rest of the time.

Best for

Investors who want tourist volume and resale liquidity.

What I watch

Traffic and the exact location. Two streets change the returns.

Field signals

  • Puerto Cancún, Hotel Zone and downtown: three completely different markets.
  • Traffic drives value: I check real rush-hour access.
  • Many older towers: building condition matters more than the address.

No published project yet.

Puerto Aventuras, Mexique

Puerto Aventuras

Analyzed with my 12-criteria grid

Gated community, marina, quiet family feel between Playa and Tulum.

Quality of life8/10
Investor potential6/10
Mixed use7/10
Airport (Cancún)
1 h 10
High season
Dec → April
Rental profile
Family, long stays
Entry ticket
From ~US$200,000

Living here

Gated community with a marina, 24/7 security, calm beaches, a school and small shops on site. Ideal for retirement or a quiet family life.

Investing here

More modest but very stable returns, loyal family guests who return every year.

Both

Perfect as a second home rented a few months: the security gate reassures tenants.

Best for

Buyers looking for security, retirement or a long-term second home.

What I watch

Condo and community fees: they eat into net returns.

Field signals

  • Community fees are higher than elsewhere: I build them into the net math.
  • Little new supply: protects value, limits choice.
  • Check beach and marina access depending on the section of the complex.

No published project yet.

Puerto Vallarta, Mexique

Puerto Vallarta

Analyzed with my 12-criteria grid

Pacific coast, mountains, a charming old town. Strong winter season with Canadians.

Quality of life8/10
Investor potential7/10
Mixed use8/10
Airport (PVR)
10-30 min
High season
Nov → April
Rental profile
Snowbirds, long stays
Entry ticket
From ~US$200,000

Living here

Mountains and ocean, an authentic old town, a large Canadian community in winter. Solid healthcare and real cultural life.

Investing here

Very strong demand from November to April at high rates. The rest of the year is quieter: the math runs over 12 months.

Both

The classic snowbird play: occupy January-March, or rent at peak rates and come in the fall.

Best for

Canadian investors who already know the area and want winter rentals.

What I watch

Seasonality. We run the numbers over 12 months, not just high season.

Field signals

  • Zona Romántica, Marina and Nuevo Vallarta: three distinct return profiles.
  • Rainy season in summer: real impact on occupancy.
  • Direct flights from Montreal and Toronto = resale liquidity with Canadians.

No published project yet.

Mérida, Mexique

Mérida

Analyzed with my 12-criteria grid

Colonial city, one of the safest in Mexico. Domestic growth, not only tourism.

Quality of life9/10
Investor potential6/10
Mixed use6/10
Airport (MID)
20 min
Beach (Progreso)
35 min
Rental profile
Long term
Entry ticket
From ~US$130,000

Living here

One of the safest cities in the Americas. Low cost of living, great food, private hospitals, international schools. Dry, intense heat in summer.

Investing here

Steady appreciation driven by Mexican domestic growth rather than short-term rentals. A patience market, but very predictable.

Both

Good if you want a comfortable base with yearly rental while you're away.

Best for

Long-term profiles: appreciation and yearly rentals rather than Airbnb.

What I watch

It's a patience market. I won't pitch it if you need fast cash flow.

Field signals

  • North of the city: fast growth, better infrastructure, rising prices.
  • Colonial center: renovation costs vary wildly, I get it assessed before any offer.
  • Airbnb performs worse than on the coast: don't build a plan on it.

No published project yet.

1

Cities covered

10

Verified projects

132

Units available

Torn between two cities?

Tell me your budget and your goal, I'll tell you straight which one makes sense. Even if the answer is "neither".

Book a 15-min callSee all projects
Latitud365

Real estate agency specializing in high-yield projects in the Riviera Maya.

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