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
2486
In 165 days
Per day
15
Unique requests per day observed
Playa del Carmen
50%
Includes sub-zones (Centro, Playacar…)
Apartment-type demand
37%
Includes studio, penthouse
Where the market is looking.
Playa del Carmen and Tulum together absorb 77.6% of all pairs: PDC at 50.3% and Tulum at 27.3%. Cancún (8.5%) and Puerto Morelos (5.4%) follow, and no secondary zone challenges the two-zone anchor.
#1
Playa del Carmen
1547
50.3% of total
#2
Tulum
838
27.3% of total
#3
Cancún
261
8.5% of total
#4
Puerto Morelos
165
5.4% of total
#5
Puerto Aventuras
75
2.4% of total
#6
Cozumel
69
2.2% of total
#7
Corredor RM
39
1.3% of total
#8
Norte Cancún
26
0.8% of total
#9
Sur
20
0.7% of total
#10
Isla Mujeres
14
0.5% of total
#11
Interior
5
0.2% of total
#12
Emergentes y otros
15
0.5% of total
Source: FEUDO® Demand Reading · May 8–Oct 19, 2026 · Pairs (request, zone). One request mentioning N zones counts N times.
What's being requested within each zone.
Tulum is the closest to a balanced product mix: apartments at 37.1% and houses at 33.8%, versus Playa del Carmen where apartments lead at 44.9% and houses sit at 25.9%. Cancún leans vertical at 44.1% apartments.
Playa del Carmen
1547
Tulum
838
Cancún
261
Puerto Morelos
165
Puerto Aventuras
75
Cozumel
69
Corredor RM
39
Norte Cancún
26
Sur
20
Isla Mujeres
14
Interior
5
Emergentes y otros
15
Source: FEUDO® Demand Reading · May 8–Oct 19, 2026 · 3074 pairs (request × zone). Zones with fewer than 3 pairs excluded from cross-tab.
What format dominates aggregate demand.
Apartments (37.1%), studios (3.6%) and penthouses (1.7%) make up the vertical product, 42.4% of unique requests combined. Houses follow at 26.3% and land at 4.3%. One in four requests (25.0%) names no property type.
Apartment
House
Not specified
Land
Studio
Penthouse
Commercial space
Hotel
Commercial warehouse
Fractional
Villa
Commercial office
Other
Townhouse
3074 total pairs (request × zone).
Bedroom count requested.
Among requests that name a layout, 2 bedrooms (29.0% of all requests) and 3 bedrooms (18.0%) dominate, together 77.5% of the specified group. The largest single group, however, is Not specified at 39.3%.
Not specified
2 bedrooms
3 bedrooms
1 bedroom
4 or more
3074 total pairs (request × zone).
THE LEAD WHO ARRIVES WITHOUT DEFINING ANYTHING IS THE MAJORITY.
39.3% of requests carry no bedroom spec and 25.0% name no property type. The ideal buyer who arrives fully defined is the exception. 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. MXN is the more common reference (1,588 requests vs 897 in USD). In USD, $200K to $400K leads at 38.7%; in MXN, Up to $3M (34.4%) and $3M to $6M (32.4%) are nearly even.
Budget in US dollars
$200K – $400K
$400K – $800K
Up to $200K
Over $800K
No budget stated
897 requests referenced in USD
Budget in pesos
Up to $3M
$3M – $6M
No budget stated
$6M – $12M
Over $12M
1588 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 2486 unique requests observed.
What characteristics are requested most often.
Explicit mentions during the period. One request can mention several, so they are not mutually exclusive. Immediate delivery (33.7%) is almost twice as common as pre-construction (18.4%), and mortgage financing appears in 13.0%.
Immediate delivery
Pre-construction
With mortgage financing
Resale
Pool (general)
Private / gated community
Cash buyer
Furnished
Government credit (INFONAVIT/FOVISSSTE)
Ocean view
Beachfront
Private pool
Vacation rental use
Unfurnished
Pets allowed
With rental history
Investment focus
2486 unique requests total. Percentages are share of requests that mentioned each condition — not mutually exclusive.
How demand moved month over month.
Within the live capture, monthly volume climbed from 369 in May to 442 in Jun, 444 in Jul, 499 in Aug and 515 in Sep. October is in progress at 276 so far. Months before May are a lower-resolution reconstruction, so the jump from Apr (225) to May (369) reflects a change in capture, not market growth.
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–Oct 2026
Month over month
Total signals
3,191
Unique requests across the window
Historical vs live
646 / 2545
Before May vs systematized capture
Source: FEUDO® Demand Reading · Feb 2026–Oct 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. 2486 unique requests classified in 165 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 — 3074 pairs vs 2486 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.