Tulum's May opens with 34 fresh listings and 1,898 actively on market — but one in five built listings still sits 15%+ under our fair-value estimate. The buyer leverage is real if you can find it; the noise is what's hiding it.
Tulum market intelligence, refreshed nightly. Use the slicer to scope the market, then click any zone to drill in; methodology and sample sizes appear under each section.
Aldea Zama remains the benchmark for built-product pricing in Tulum, but the spread between polished inventory and ordinary resales is widening. Buyers are paying for certainty here: walkability, recognizable addresses, and a deeper comp set.
Region 15 rewards specificity. Finished, well-located product can clear near La Veleta pricing, while fringe lots and generic pre-construction need a sharper discount to compensate for execution risk.
Centro is the liquidity floor of the market. It is less romantic than the resort zones, but it gives brokers and sellers a cleaner read on true local demand, especially for smaller built product.