“What’s the buy-in for Tulum?” is the first question in almost every conversation. The honest answer isn’t a single number: it’s a list. Here’s ours, with the catalog open as of September 30, 2026.
We have 45 properties in Tulum, 43 with a published price. The median is 160.000 dollars. And 17 of those 43 —four out of ten— are priced at 150.000 or less.
What’s available under 150.000 dollars
Sorted low to high, with size and area as listed:
- 89.400 USD — 33,92 m², Tulum
- 90.000 USD — 47,56 m², Región 15
- 94.150 USD — Tulum (no size listed)
- 94.988 USD — 49,65 m², La Veleta
- 95.000 USD — Avenida Cobá con Neptuno
- 103.369 USD — 45 m², Región 15
- 106.107 USD — 49 m², La Veleta
- 122.926 USD — 106 m², La Veleta
- 125.000 USD — 45,27 m², Región 15
- 129.000 USD — Tulum
- 130.000 USD — Avenida Cobá
- 136.894 USD — 63,56 m², La Veleta
- 136.894 USD — 63 m², La Veleta
- 145.000 USD — La Veleta
- 149.000 USD — 51 m², Región 15
- 149.000 USD — 42 m², Centro de Tulum
- 150.000 USD — Aldea Zamá
Three takeaways from the full list
1. The real entry range is 90.000 to 150.000, not 150.000 to 300.000. The spread between the cheapest and priciest unit here is 60.600 dollars, and both are condos or studios in the same city.
2. Under 150.000, square footage matters more than the area. With 122.926 dollars you get 106 m² in La Veleta; with 125.000 you get 45,27 m² in Región 15. Almost the same money, more than double the space. They’re not the same product or the same strategy: one is for living in or annual lease, the other is built for short-term vacation rental.
3. Aldea Zamá shows up right at the ceiling. The only unit from that area on this list is exactly 150.000. Below that figure, the established area simply isn’t available in our inventory.
What you need to add to that price
None of the figures above is what leaves your bank account. On top of price, budget for:
- Closing costs: acquisition tax, notary, registry, and —for foreigners— the bank trust (fideicomiso). In Quintana Roo they typically run between 5% and 8%, plus the trust’s annual fee.
- Furnishing, if it will be rented: 8.000 to 15.000 dollars for a studio or small condo, set up to host guests.
- Maintenance fee, monthly and forever. In projects with a pool, gym, rooftop or spa, it’s the most underestimated expense.
With that, a 125.000 unit becomes a real investment of between 139.000 and 150.000 dollars. That number —not the ad price— is what any return should be calculated on.
How to choose among the seventeen
Four questions, in this order, that narrow the list to two or three contenders:
- Delivered or pre-sale? Delivered means income this year. Pre‑sale means 18 to 36 months with no rent and construction risk.
- Short‑term rental or annual lease? Short‑term needs a location with tourist traffic and furniture; annual needs size and proximity to services. They’re two different lists.
- What’s the maintenance fee? Ask for it in writing. Two units at the same price can deliver very different returns just because of that fee.
- How many identical units are in the building? Forty identical studios competing on the same platform push everyone’s nightly rate down.
Note what’s not in this article: no return promises. Of Tulum’s 43 listings, none substantiates an ROI with account statements, and we’re not going to invent one. What’s verifiable is this: price, square footage, and area.
If you want the full sheet for the seventeen with a link to each listing, write to us and we’ll send it, with the four questions above already put to the developer.
Own catalog from inversionesdemexico.com reviewed on September 30, 2026: 79 properties published in Spanish, 45 in Tulum, 43 with price. Peso-to-dollar conversion using the September 29, 2026 rate, 17,897 MXN/USD. Closing-cost and furnishing ranges are market estimates to guide calculations, not figures from a specific transaction. Prices change; these are as of that date.
VersiĂłn en español: QuĂ© se compra hoy en Tulum con 150.000 USD · VersĂŁo em portuguĂŞs: Quanto rendem US$ 150 mil hoje em Tulum · Version française: Que peut-on acheter aujourd’hui Ă Tulum avec 150 000 USD ?
