WHAT PEOPLE ASK
BEFORE THEY COMMIT CAPITAL.

Industry estimates point to 3–4 years of oversupply. Demand has dropped since 2024 and prices are flat or slightly declining in some segments, which gives a buyer with written criteria room to negotiate. The question is never whether Tulum is good or bad as a whole. It is which units, in which microzones, under which legal structure, fit your specific profile, and how many of those survive filtering.

No. Not without a full audit. RETUR-Q (Registro Estatal de Turistas de Quintana Roo) became mandatory in 2026. Operating a rental property without it is illegal and carries fines up to MXN $100,000. Beyond the regulation, thousands of comparable units now compete for the same guests in Tulum, which compresses occupancy. If your model was built on a developer's projected occupancy from 2022, that number no longer holds. We run scenario models with real operating costs, RETUR-Q compliance, and occupancy modeled from local supply and demand.

It's real, and it varies by microzone and developer profile. Our filter includes an assessment of each developer's operational track record and the specific location involved. Of approximately 300 active projects in Tulum, those with the highest risk exposure share identifiable patterns: irregular commercial practices, inconsistent delivery history, and compliance gaps. We don't name individual developments publicly, and we discuss them directly in consultation.

That question misframes the decision. We don't time the market. We evaluate specific opportunities against specific buyer profiles. What is true in 2026: oversupply is real, some developers need sales, and there are legitimate distressed opportunities. That gives a buyer with written criteria room to negotiate. It does not make every project worth buying. If you don't have criteria yet, that is where we start.

Both are legitimate and the comparison deserves an honest answer. Mexico is stronger when: entry price for comparable square footage in premium locations is lower, developer financing doesn't require Mexican credit history, and dollarized pricing protects USD buyers from peso exposure. Mexico is weaker when: a peso mortgage is priced by each bank case by case rather than off a published market rate, so you cannot compare it against your USD credit line until you hold both letters in writing; closing costs add 6–10% to your purchase price; and legal protections in disputes are less transparent. We walk through both scenarios in the first consultation.

Closing costs in Mexico typically add 6–10% to the purchase price. Main components: ISAI, the acquisition tax, which is municipal and not state: 3% in Cancun and 4% in Playa del Carmen today, so ask for the rate of that municipality and the date it was reformed. Then notary fees at 1–2%, and fideicomiso setup for foreigners in the restricted zone (approximately USD $1,500–2,000 setup plus USD $500–800 annually), and legal representation. Some developer financing programs absorb part of these. Always read the fine print. We build a total-cost model for every transaction before you commit.

It runs backwards from what most buyers expect. We start from what you cannot tolerate, because that is easier to name than what you want when you have never bought here. Unacceptable legal risk. Developer profiles you would walk away from immediately. Zones that don't fit your actual use case. Price floors and ceilings that make certain structures irrelevant. What survives the elimination is your shortlist, and it is usually much shorter than you expected.

A 30-minute exploration call to see if there's a real fit. It costs USD 100, paid upfront, and that amount is credited toward whatever you do next. If there is a fit, we move. If not, we say so on the call and that is the end of it.

By whether there is a decision to make and whether the person is the one who makes it. The process only produces something useful when both sides commit time to it. Someone who arrives to 'see what's out there' without a budget, timeline, or objective won't get far in it. The people who get the most from FEUDO Group arrive knowing what they cannot tolerate, even if they don't yet know exactly what they want.

Yes, with conditions. A property tour in this market means active construction sites, Quintana Roo humidity and heat, concrete floors, no air conditioning, and potentially three or four properties in a day. It is not comfortable. We make it as efficient as we can, and it requires advance commitment, a confirmed profile, and a qualified decision framework before anything is scheduled. Tours come after the filter, for people evaluating specific options against written criteria.

Our market is not primary housing. We work with buyers deploying discretionary capital: investment, lifestyle, or second-home purposes with a clear financial objective. If you're buying your first and only home because you need somewhere to live, this is probably not the right conversation. If you're allocating part of your capital to a real asset in a market with year-round tourism demand, and you want someone who will pressure-test that decision with you, it might be.

Because a diplomatic voice doesn't help you when a developer is six months late on delivery or a contract clause is working against your interests. Clients hire us to argue their side, including when that is uncomfortable. You'll hear things clearly, even when they're not what you hoped for.

No. We build your criteria, then we find what matches. Our rate is set and published in advance and does not change with which project you pick, so the filter has nothing to gain by favoring one. And it runs before any commercial relationship exists.

Our work sits with the buyer, the investor, and whoever is launching a project. We are not taking on new properties to sell. If a property you own fits what a client is looking for, it can surface through our off-market network, and even then our representation stays with the buyer.

The filter runs before any commercial relationship exists, so nothing reaches you that has not been screened first. Whoever contacts you has read your case: there is no call center and no commission-based sales team. The tools we build answer the buyer's questions: what does this cost in total, what is the title status, and what does the zone actually rent for. And you talk to Vinny, the principal.

No. We work across Quintana Roo and have professional network coverage across Mexico. We go where the data supports a recommendation.

Yes, if they're serious. A first-time investor can still have a clear objective. We help you build criteria before you build a portfolio.

That's the starting point. We don't move anyone toward a decision they're not ready for. Explaining the process is part of the work, at whatever stage you are.

Yes. In the restricted zone (50km from the coast and 100km from a border), foreigners buy through a fideicomiso (bank trust) or a Mexican entity. Outside the restricted zone a foreigner does not need a fideicomiso, but does file a written undertaking with the SRE under article 10 A of the Foreign Investment Law and obtains a permit before holding title. It must be structured correctly from the start.

A bank trust that holds title to your property on your behalf. The bank is the legal titleholder; you are the beneficiary with full rights to use, rent, sell, or transfer. Setup: approximately USD $1,500–2,000. Annual fee: approximately USD $500–800. Those are market ranges from industry sources, not a quote from your bank: ask the bank for its own schedule. It is the standard structure for a foreign buyer in the restricted zone.

Depends on your structure. For investors with multiple properties or rental income, a Mexican entity (SAPI, SA de CV) can offer fiscal efficiency. For individual buyers with a single property, a fideicomiso is usually simpler. We help you evaluate which structure fits your specific volume and tax situation.

Don't buy from influencer-backed launches, random WhatsApp groups, or anyone who creates urgency before they explain the legal structure. We verify title deed chain, urban development license, environmental permits, developer financial solvency, and compliance record before any recommendation goes forward.

Some, yes. Many, no. We only work commercially with developers who have a demonstrated delivery track record, environmental compliance, and financial solvency signals that support completion. The market has had real failures, and some current projects carry construction delays driven by insufficient sales and a damaged market reputation. We're transparent about that.

Start with: (1) Confirm the título de propiedad covers the land the development sits on, verifiable at the Registro Público de la Propiedad. (2) Confirm the developer holds a Licencia de Construcción, not just a project presentation. (3) Ask for the MIA (Manifestación de Impacto Ambiental) if environmental credentials are claimed. (4) Request references from a completed prior project and visit it. If the developer hesitates on any of these, you have your answer.

When the seller is a proveedor (a developer, a builder, a promoter, or anyone who intervenes in the advisory and sale to the public), NOM-247-SE-2021 obliges the contract to give you five business days from its signature to cancel, with a refund of everything you handed over. The refund runs between 5 and 15 business days from the day you notify them in writing, and they can only deduct operating costs that are properly documented and that both parties stipulated beforehand. Three limits belong with the right, because the right misleads without them. The clock runs from the signature on the contract, not on the deed: once you have deeded, the transfer is done and this window no longer exists. It covers property destined for housing, not commercial property or commercial land. And a resale between two private parties has no adhesion contract, so it has no window either. The right also has to be written into your contract, because the norm obliges the proveedor to establish it. When the draft arrives, look for that clause before you sign. It takes a minute, and coming from a developer, a contract without it is already non-compliance with the norm.

There is no single number, and publishing one would be false for half the country. What sets the pace: whether the property is finished or pre construction, whether a fideicomiso has to be set up, how fast the municipality issues the certificates the notary asks for, and, in pre construction, the delivery date the developer actually meets. Our purchase timeline page walks through what each track depends on

Depends entirely on what you're buying. Developments with valid environmental permits, correct zoning classifications, and an MIA on file are defensible. Developments that claim eco-friendly credentials without documentation are another story. We ask for the environmental permit and the MIA, and we read them.

Yes. Operations we structure operate within the PROFECO framework (Mexico's Procuraduría Federal del Consumidor, the federal consumer protection agency for real estate transactions). A PROFECO-registered contract gives the buyer recourse through an independent federal agency, on top of whatever the private parties agreed. Ask any developer or agent you're evaluating: 'Is this contract registered with PROFECO?' If they don't know what that means, you know where you stand.

Yes. Reading a contract in a second language, at the speed of a sales conversation, is where most of the exposure sits, and in this market the agent controls the information flow and the documentation is in Spanish. We work with international buyers with that in mind: every contract we review, we explain. Every clause we flag, we explain why. If you're not sure what you signed, we treat that as urgent.

Yes, through three channels: Mexican bank mortgages (require Mexican credit history and RFC, complex for recent arrivals), developer financing (most common for pre-construction; doesn't require Mexican credit, structured over the construction period), and international lenders with Mexico exposure (limited options). Most foreign buyers at the pre-construction stage use developer financing.

The rate is a figure of your counterparty rather than a figure of the market, so we don't publish one here. A Mexican bank sets it by product, by borrower profile and by month. Developer financing is set by whoever is lending it to you, and that is a developer rather than a regulated financial institution, so the terms live entirely in the contract. What to do instead of chasing a number: get prequalified with more than one lender, ask each of them for the rate in writing with the amount and the expiry date on the letter, and compare the letters against each other. If you hold strong USD credit, we model a US credit line against a Mexican mortgage using your actual letters.

Always. The point is knowing the size and type of purchase your capital supports before anyone shows you anything. Without that, any recommendation is just a catalog.

Pre-construction entry points in some zones of Quintana Roo start below MXN $3 million. But capital isn't the only variable. We help you understand your leverage, your financing options, and what that entry point actually buys in each zone.