WHAT THE MARKET IS REQUESTING.
IN WHICH ZONES.
Real demand data from the Riviera Maya real estate market. Not what's listed, what's actually being requested. Read from active broker channels.
The key numbers.
Requests observed
1676
In 115 days
Per day
15
Unique requests per day observed
Playa del Carmen
50%
Includes sub-zones (Centro, Playacar…)
Apartment-type demand
36%
Includes studio, penthouse
Where the market is looking.
Playa del Carmen and Tulum capture 77.7% of all demand signals (50.3% and 27.4% of pairs). The geographic duopoly holds consistent shape across the month: Cancún trails at 8%, then Puerto Morelos at 5.6%, while sub-zones remain a PDC/Tulum phenomenon only.
#1
Playa del Carmen
1062
50.3% of total
#2
Tulum
578
27.4% of total
#3
Cancún
176
8.3% of total
#4
Puerto Morelos
114
5.4% of total
#5
Puerto Aventuras
59
2.8% of total
#6
Cozumel
51
2.4% of total
#7
Corredor RM
32
1.5% of total
#8
Norte Cancún
14
0.7% of total
#9
Sur
13
0.6% of total
#10
Isla Mujeres
8
0.4% of total
#11
Interior
3
0.1% of total
#12
Emergentes y otros
1
0.0% of total
Source: FEUDO® Demand Reading · May 8–Aug 30, 2026 · Pairs (request, zone). One request mentioning N zones counts N times.
What's being requested within each zone.
Tulum remains the only major zone where houses (36.3%) outrank apartments (34.7%); everywhere else vertical product leads. Puerto Morelos has the least defined demand of any zone above 100 pairs — 35.7% of its pairs arrive with no property type — while the Riviera Maya corridor (Akumal, Xpu-Há) is the most land-heavy at 18.8%.
Playa del Carmen
1062
Tulum
578
Cancún
176
Puerto Morelos
114
Puerto Aventuras
59
Cozumel
51
Corredor RM
32
Norte Cancún
14
Sur
13
Isla Mujeres
8
Interior
3
Source: FEUDO® Demand Reading · May 8–Aug 30, 2026 · 2111 pairs (request × zone). Zones with fewer than 3 pairs excluded from cross-tab.
What format dominates aggregate demand.
Vertical product (apartment, penthouse, studio) is 41.2% of requests against 26.4% for houses. The long tail — hotel, villa, fractional, townhouse — held steady again this run at under 1% of demand combined, with no new type appearing.
Apartment
House
Not specified
Land
Studio
Penthouse
Commercial space
Hotel
Villa
Fractional
Other
Townhouse
2111 total pairs (request × zone).
Bedroom count requested.
Unspecified bedrooms (39.2%) is still the largest single bucket, ahead of 2-bedroom demand (30.0%). Among leads who do state a number, 2 and 3 bedrooms take 78% of the answers — defined demand concentrates in the middle of the market.
Not specified
2 bedrooms
3 bedrooms
1 bedroom
4 or more
2111 total pairs (request × zone).
THE LEAD WHO ARRIVES WITHOUT DEFINING ANYTHING IS THE MAJORITY.
Only 74.4% of requests arrive with a property type defined, and just 60.8% with bedrooms. Four out of ten leads cannot tell you how many rooms they need. The narrative of the ideal-buyer-ready-to-close is statistically false. The real work is diagnosis, not inventory exhibition.
What price ranges the market is playing in.
Budgets are reported in the currency the lead uses for reference, and the peso side is the larger set: 1,044 requests quoted in MXN against 616 in USD. The two sets describe different markets — 68.9% of MXN budgets sit at or below $6M, while 44.1% of USD budgets start above $400K.
Budget in US dollars
$200K – $400K
$400K – $800K
Up to $200K
Over $800K
No budget stated
622 requests referenced in USD
Budget in pesos
$3M – $6M
Up to $3M
No budget stated
$6M – $12M
Over $12M
1053 requests referenced in MXN
USD and MXN budgets are independent sets — leads report in the currency they use as reference. Totals are computed within each currency subset of the 1676 unique requests observed.
What characteristics are requested most often.
Explicit mentions during the period. One request can mention several — not mutually exclusive.
Immediate delivery
Pre-construction
With mortgage financing
Resale
Pool (general)
Private / gated community
Cash buyer
Furnished
Ocean view
Government credit (INFONAVIT/FOVISSSTE)
Beachfront
Private pool
Vacation rental use
Pets allowed
Unfurnished
With rental history
Investment focus
1676 unique requests total. Percentages are share of requests that mentioned each condition — not mutually exclusive.
How demand moved month over month.
The systematized window through August shows consistent growth: 369 in May, 442 in June, 444 in July, 480 in August through the 30th. This is the strongest month on record since live capture began. Per-day velocity in August (15.5 daily) exceeds July's 14.3 and May's opening 11.8. The step up from April (225) to May (369) is a change in capture resolution, not a jump in the market; months before May are reconstructed from the same channels at lower fidelity and should be read as direction only.
Data goes back to Feb 2026; systematized capture since May 2026. Months before May are reconstructed from the same channels at lower resolution, so read them as direction, not precision.
Period covered
Feb 2026–Aug 2026
Month over month
Total signals
2,381
Unique requests across the window
Historical vs live
646 / 1735
Before May vs systematized capture
Source: FEUDO® Demand Reading · Feb 2026–Aug 2026 · Unique requests per month. Data since Feb 2026; systematized capture since May 2026.
Where this data comes from.
For it to be meaningful, you need to know what was measured, what wasn't, and why.
DATA ORIGIN
Textual search requests shared by brokers in market coordination channels during the period. Does not include portal searches or listing data.
PERIOD OBSERVED
Capture started 2026-05-08. 1676 unique requests classified in 115 days. 15 unique requests per day on average.
ZONE CONSOLIDATION
Mentions are standardized by geographic proximity. Tulum and its sub-zones enter the Tulum bucket. Mayakoba, Akumal, and Xpu-Há are reported in the Riviera Maya corridor between PDC and Tulum. Costa Mujeres and Bacalar appear for the first time in this reading.
ABOUT 'PAIRS'
One request can ask in multiple zones simultaneously. In zone analysis, each (request × zone) is counted as an independent pair — 2111 pairs vs 1676 unique requests. This reflects that a lead looking in both Tulum AND PDC generates real demand for both buckets.
PRIVACY
Zero personal data. No names, numbers, or lead identifiers. Aggregated categories only. This publication is statistical, not transactional.
WHAT IT DOESN'T INCLUDE
Not available inventory. Not closing prices. Not what's listed. It's what's being requested. The gap between supply and demand is precisely the data point.
DECLARED LIMITATIONS
Bedrooms and property type 'unspecified' are reported as-is, not imputed. Zones with fewer than 3 pairs are excluded from the zone × typology cross-tab to avoid readings that aren't representative.