A listing is usually published around what the seller wants to show. The more useful question is what someone thinking of buying in Tulum is actually looking for. We have no call log or contact-form records to show off, and we won’t invent any. We have two sources that can be verified: what our listings say and what people type into Google. We put them side by side.
The inventory, measured on October 13
We read the full catalog through the site’s API. There are 79 listings in Spanish, and 46 are in Tulum. (47 mention Tulum; we left out one that is in Chemuyil, in the municipality of Akumal.) Of those 46:
- 45 show a price with a figure. In one, the field says only “USD.”
- Prices run from about $89,000 to $990,000, with the median at about $164,000. We converted the peso listings to dollars at 17.897 pesos per dollar, the rate we used in earlier articles; it is an approximate conversion, not today’s rate.
- 18 cost $150,000 or less, 17 fall between $150,000 and $250,000, and 10 are above $250,000.
- By stated area: La Veleta 11, Aldea Zamá and Boca Zamá 11 and Región 15, 5. The rest are in other areas or have none stated.
- 35 are delivered unfurnished, 6 furnished and 5 fully equipped.
Put plainly: the inventory is entry-level and mid-range. Three out of four listings are priced at $250,000 or less.
What the listings don’t say
Here is the uncomfortable part. We checked which fields are filled in across the 46:
- Floor area: 31 of 46.
- Bedrooms: 26 of 46.
- Parking: 1 of 46.
- Delivery year: 1 of 46.
- Monthly rent: 0 of 46.
- Annual yield: 0 of 46.
- Stated annual income: 1 of 46.
Buyers in Tulum almost always buy to rent, or at least so that the property pays for itself. And the two figures that answer that question, how much it rents for and what it yields, are missing from every one of our listings. It isn’t that we’re hiding anything: we don’t have measured rental data, and we won’t publish a made-up number. But a buyer who can’t find it will look for it somewhere else.
What people type
In Search Console we pulled the queries containing “tulum” from July 15 to October 11, 2026 (89 days):
- 60 distinct queries, 299 impressions and 0 clicks.
Zero clicks in almost three months: that is the starting point, and it’s worth saying before drawing any conclusions. These are small numbers. They show the shape of what people search for, not volume to brag about.
The shape, by group:
- General investment searches (about 30 queries, 204 impressions): “invertir en tulum” (56 impressions, average position 69), “bienes raices tulum” (35, position 57), “inversion inmobiliaria tulum” (23, position 74), “inversión tulum” (13, position 76).
- Searches by development name (10 queries, 61 impressions): “yaaxlum tulum” (16 impressions, position 12), “soko tulum” (13, position 18), “hacienda tuk tulum” (8, position 55), “tulix tulum” (6, position 49). There are also names that aren’t our listings (“highline,” “levy holding,” “palais,” “saskab”): people looking for a specific development that isn’t in our catalog.
- Safety, in French: “tulum dangereux” (6 impressions) and “tulum mexique dangereux” (3).
- How to buy, in English: “how to buy property in tulum mexico” (5) and “buying property in tulum” (2).
Price per square meter, where it can be calculated
Of the 46, 26 show both a price and a floor area between 20 and 300 square meters, enough to run the numbers. The result: from about $1,160 to about $3,550 per square meter, with the median at about $2,170. The cheapest per meter is a 106-square-meter unit in La Veleta listed in pesos; the most expensive is a 42-square-meter studio at $149,000. These are our own calculations on published prices, not market valuations. But they show what a listing without a floor area hides: the list price alone compares nothing.
What follows from this, and what doesn’t
Someone searching for a specific name finds us much closer to the first page. Searches for a development we do list (Yaaxlum, Soko) sit around positions 12 and 18. The general ones (“invertir en tulum”) sit around 57-76, meaning page six or seven. It’s no surprise, but it is a directive: each listing is a door, and the one carrying the development’s name is the one that’s open.
Some questions our listings can’t answer on their own. Safety and “how do foreigners buy” aren’t settled by a listing; they’re settled by an article. That’s why we write them.
What we can’t claim. We don’t know how many of those searchers end up asking about a property, because Search Console can’t see what happens after the click, and in this period there were no clicks. We also don’t track queries by contact form. That’s why the title says “what they look at” and not “what they buy.”
What we would do with this if it were your purchase
- Look at the total price, not the list price. On top of the published price, set aside 5% to 8% for closing and deed registration. This is an approximate range; it varies by transaction.
- Demand the floor area and delivery date. If a listing doesn’t say how many square meters it has or when it’s delivered, ask before comparing prices: a 34-square-meter unit and a 125-square-meter one don’t compare equally.
- Don’t accept a yield with no source. Ask for the measured rent of the unit itself or of an identical one in the same building. A percentage with no occupancy behind it is advertising.
- Search by the development’s name. It’s the quickest way to compare listings, reviews and construction progress for the same project.
- Verify the title deed before putting down a deposit. You review first, then you reserve.
What we’re going to fix in our listings
The list of empty fields is our outstanding task: fill in floor area, bedrooms and delivery where the developer has them, and add measured rent only when it exists, with its source. When a listing moves from “no data” to “data with a source,” we’ll report it using the same yardstick we used to measure this one.
If you’re considering one of the 46, or a specific Tulum development you can’t find, write to us: we’ll send you the actual listings, the estimated total price and what is still to be confirmed with the developer.
Inventory queried from the inversionesdemexico.com API on October 13, 2026; peso-to-dollar conversions use 17.897 MXN/USD and are approximate. Google Search Console searches from July 15 to October 11, 2026; figures change daily. Closing-cost percentages are approximate and should be confirmed case by case before deciding.
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Versión en español: 46 propiedades de Tulum publicadas: qué mira de verdad quien pregunta · Versão em português: Tulum: 46 propiedades publicadas, o que quem pergunta olha de verdade · Version française: Ce que regarde vraiment l’acheteur parmi 46 biens à Tulum
