Artesan, Puerto Aventuras
An 11-residence building in Puerto Aventuras' marina precinct, still under construction: what its own price lists, offer letter and bank instructions actually show.
Artesan is a boutique, 4-level building of 11 residences inside the gated marina precinct of Puerto Aventuras, Quintana Roo, with an elevator, an infinite-edge pool, a gym and a roof lounge with a jacuzzi. Eight units are 3-bedroom (173.83–217.60 m², two of them penthouses with a private roof) and three are 2-bedroom (89.12 m² each). As of the developer’s most recent dated site photos the building’s shell and facade are largely complete, with roof-level finishes still under way and no delivery date stated in writing anywhere in the shared materials. Three of the eleven units, including the larger penthouse, are already sold.
Source: ARTESAN BROCHURE NOVIEMBRE.pdf; Artesan MXN and USD price lists (01-May-2026); ARTESAN 2BED.pdf, ARTESAN 3BED.pdf; site photography in 05_AVANCE DE OBRA (dated through Jun-2026), all developer-issued. Captured 26-Aug-2026.
It fits you if
You want a small, boutique building in Puerto Aventuras’ marina precinct, with an elevator, infinite-edge pool, gym and a roof lounge with jacuzzi, over a large resort-style complex.
You’re comfortable buying while construction finishes: the developer’s own dated photos show the shell largely complete through mid-2026, but no document anywhere in the shared folder states a delivery date.
You want the building’s real remaining product: six of the eight available units are the same 3-bedroom, ~175 m² layout, not the broader 2- and 3-bedroom mix the brochure advertises as a whole.
You’re willing to verify who actually holds title before wiring anything, given that payment instructions name two individuals’ personal bank accounts, not a company or an escrow account.
It doesn't if
You need the cheapest ticket in the range. There is exactly one 2-bedroom unit left at USD 401,575; every other available unit starts near USD 774,000.
You need bank financing now. A mortgage requires a constituted condominium regime and a complete legal file, and neither is in what the developer shared.
You need a written delivery date or a fixed payment calendar: neither exists in the shared folder; the offer letter leaves both blank per buyer.
You’re planning flight connections around the brochure’s “45 minutes to Cancún airport.” Our own routed calculation from the same address comes out closer to 59.
A gated marina town, not a neighborhood.
Puerto Aventuras is a single master-planned, gated community built around a deep-water marina, about halfway between Playa del Carmen and Tulum. There is one controlled entrance off Federal Highway 307; inside, the pace is quiet and retirement-oriented, golf carts as common as cars, marina-side cafés, early sport-fishing departures. The resident population skews heavily toward North American and European retirees and second-home owners. Day-to-day needs, a small supermarket, pharmacy, basic clinic and a school, sit inside the gates; anything specialized, a larger hospital, a mall, means a drive to Playa del Carmen.
“Gran Marina,” the label some market monitors use for this stretch of condo development facing the marina, is not an official district: Puerto Aventuras has one perimeter and one governance structure, and the marina-facing strip is a location inside it, not a separate neighborhood. There is no nightlife to speak of, and the community’s own homeowners have an open, multi-year dispute with the original developer’s trust over governance, covered further below.
Source: FEUDO zone research, Puerto Aventuras dossier, researched 22-May-2026, drawing on expat-forum threads, established Riviera Maya real-estate blogs and Puerto Aventuras’ own Colonos assembly records. It describes the community, not this building.
The buyer this zone attracts is the one least equipped to chase this paperwork.
Puerto Aventuras markets itself, accurately, to retirees and second-home buyers who want simplicity: a gated perimeter, golf carts instead of traffic, a marina instead of a highway. That is a real and reasonable thing to want. It is also, on the record, a community with an unresolved governance dispute between its founding trust and its homeowners’ association, one that has previously kept owners from their own units while paperwork was contested.
Artesan’s own materials add a second layer to the same pattern rather than resolving it. There is no legal file in the shared folder, the building is still under construction with no stated delivery date, and the party actually receiving a buyer’s money is two named individuals rather than a company. None of that means something is wrong. It does mean that the person this zone is built for, someone retiring away from exactly this kind of administrative friction, is the person least likely to run the checks that this specific building currently requires.
The coast itself adds ordinary, well-documented seasonal risk on top: hurricane exposure is rated high for the municipality of Solidaridad, which includes Puerto Aventuras, and its beaches see seasonal sargassum, typically May through September. Neither is particular to Artesan; both are part of owning here.
Sources: legal, construction-status and payment findings from Artesan’s own Drive (detailed in the questions below). Buyer profile and governance history from FEUDO zone research (Puerto Aventuras dossier, 22-May-2026). Hurricane rating from CENAPRED’s municipal risk atlas for Solidaridad (2023); sargassum pattern from local and travel-forum reporting cited in the same dossier.
Five questions to settle before you sign.
Each one comes from cross-referencing the developer’s own documents against each other, or against the public record on the zone. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 5
One price list, four different exchange rates. Which one is yours?
The developer’s own peso and dollar sheets, same date, imply rates from 16.61 to 19.00 across different units of the same building.
Read the reasoning +Close −
Both price lists are dated 01-May-2026 and cover the same eight available units. Dividing the peso price by the dollar price unit by unit gives four distinct implied rates: about 17.50 on the ground floor and first-floor units (101, 103, 201, 203), about 16.87 on two of the second-floor 3-bedrooms (301, 303), 19.00 on the one remaining 2-bedroom (302, which shares the same published USD 4,506/m² rate as 301 and 303), and 16.61 on the penthouse (403 PH). Banxico’s FIX reference for the date this analysis was written, 25-Aug-2026, is 16.9647.
Why it moves the decision
On a single-page document with one issue date, that spread is real money: the 2-bedroom unit’s peso price implies a rate about 12% above every other unit on the same sheet at the same USD/m². Whoever negotiates in the currency the seller did not intend to favor is negotiating against a number nobody actually fixed.
How it gets settled
Ask, in writing, which currency the contract is denominated in for the specific unit you’re considering, and have the other currency’s figure treated as a courtesy conversion, not a second price you can hold them to.
Source: Artesan MXN - Lista de precios 01May 2026.pdf and Artesan USD - Lista de precios 01May 2026.pdf, both captured 26-Aug-2026; Banxico FIX 16.9647, 25-Aug-2026.
Question 2 of 5
The building isn’t finished. What exactly are you buying today?
No document states a delivery date. The developer’s own site photos, spread across five months, show a shell that’s largely closed in with roof-level finishes still under way.
Read the reasoning +Close −
Phone photos in the developer’s "05_AVANCE DE OBRA" folder, dated by their own EXIF metadata, show the building’s exterior stucco and balconies substantially complete by February 2026, the facade essentially finished with a rooftop structure still bare by May 2026, and interior walls at roof level still unpainted drywall over exposed concrete on 17-Jun-2026. The materials specification sheet states explicitly that finishes may still change "porque el conjunto... está en construcción" (because the building is under construction). No brochure, price list or spec sheet gives a delivery month or quarter.
Why it moves the decision
A buyer comparing this to a finished unit elsewhere is not comparing like for like. What’s being sold today is a position in a building that is close to done, not a keys-in-hand residence, and the gap between "close" and "delivered" is exactly where a construction schedule slips.
How it gets settled
Ask for the current construction schedule and the trigger that starts the delivery clock (occupancy permit, not a verbal estimate), and tie any remaining payment to that milestone rather than a calendar date.
Source: EXIF-dated photos in 05_AVANCE DE OBRA (00_Febrero 2026, 00_Mayo 2026, 00_Junio 2026); "1. Descripcion de proyecto y materiales.pdf".
Question 3 of 5
Your payment goes to two people’s personal bank accounts. Who are they?
The seller of record is named "Artesan Residences" in the offer letter. The account instructions name two individuals at Banco Santander, not a company.
Read the reasoning +Close −
The offer-letter template names the seller as "ARTESAN RESIDENCES" and describes the future contract as a promise to purchase or to constitute a fideicomiso (the bank trust a foreign buyer uses to hold coastal Mexican real estate, since direct foreign ownership is restricted within 50 km of the coast). The separate bank-account document, titled for payments from "el Promitente Fideicomitente" (the promising trust-settlor), lists two personal Santander accounts: one under Luis Alfredo Alarcón Gómez, one under Michelle Elena Elizabeth Alarcón Anciaux.
Why it moves the decision
Neither document says these two people are the titleholders who will actually appear as fideicomitente on the eventual trust deed. Paying into a personal account is not automatically wrong, but the money should go to whoever’s name will be on the paper you rely on to enforce the deal, and that has to be confirmed, not assumed from a bank slip.
How it gets settled
Before wiring anything, ask for the current title or the fideicomiso application naming the actual titleholder, and confirm both named account holders match that name. If they don’t, ask why.
Source: Carta Oferta Artesan 2025_web.pdf; CUENTAS BANCARIAS ARTESAN.pdf, both in 07_OFERTA Y CUENTAS.
Question 4 of 5
Puerto Aventuras has a documented HOA-versus-trust dispute. Does it reach this building?
Nothing in Artesan’s own folder mentions it. Independent reporting on the community it sits inside does.
Read the reasoning +Close −
Puerto Aventuras’ governance has an open, multi-year conflict between the original developer’s fideicomiso and the Colonos homeowners’ association, including a 2021 episode where owners were denied access to their own properties pending a documents dispute, and a 2024 assembly record describing "problemas heredados de la administración anterior" still being worked through. None of Artesan’s own materials mention which side of that structure this building falls under.
Why it moves the decision
A retiree or second-home buyer, the profile this community is built for, is the buyer least likely to chase down an HOA governance dispute before closing, and the one who feels it hardest if access or fees become contested later.
How it gets settled
Ask which HOA or trust body governs this specific building and request its current bylaws and fee structure directly, rather than relying on general community reputation.
Source: FEUDO zone research (Puerto Aventuras dossier, researched 22-May-2026), drawing on mexicodailypost.com (13-Jul-2021) and puertoaventurasliving.com (2024 Colonos assembly record).
Question 5 of 5
Three of eleven units are already gone, and they’re the cheap ones. What happens to the entry ticket next?
The three sold units are two of the three 2-bedrooms and the larger penthouse. One 2-bedroom is left; every other available unit is the same 3-bedroom.
Read the reasoning +Close −
Of Artesan’s 11 units, three show "VENDIDO" on both dated price lists: units 202 and 402 (both 2-bedroom, 89.12 m² / 959 sq ft) and 401 PH (a 3-bedroom with private roof). That leaves one 2-bedroom (302, USD 401,575) and seven 3-bedrooms, six of them an identical 3-bedroom/3-bath layout at 173.83 to 176.44 m² / 1,871 to 1,899 sq ft priced within about 2% of each other (USD 773,792 to 794,988), plus the remaining penthouse at USD 898,000.
Why it moves the decision
The published range, USD 401,575 to 898,000, reads as if the building has room at every price point. In practice it has exactly one unit left below USD 700,000. Once 302 sells, the real entry ticket becomes whatever the remaining 3-bedroom units are asking, roughly double today’s quoted floor.
How it gets settled
If the 2-bedroom price is what drew you in, treat it as a single, specific unit to move on now, not as evidence of what the building generally costs.
Source: Artesan MXN and USD price lists, 01-May-2026, both captured 26-Aug-2026.
You can settle this without them
- Whether "Artesan Residences" is a registered legal entity, and whether the two individuals named on the bank-account instructions match whoever appears as fideicomitente once a specific unit is under contract.
- The current state of the Puerto Aventuras Colonos-versus-fideicomiso (bank trust) dispute: assembly minutes are published by the association itself.
- Actual drive time to Cancún airport at the hour you’d fly: the brochure’s 45 minutes and this analysis’s routed 59 both deserve a real test run before you book around either.
Only they can answer this
- A firm delivery date in writing, tied to a construction milestone rather than a verbal estimate.
- Whether the condominium regime is filed or constituted yet, since a bank mortgage cannot proceed without it.
- The actual payment plan and earnest-money terms for the specific unit you want: the offer letter’s fields are blank until a buyer negotiates them.
- What the HOA fee will be once the building is delivered and staffed. Nothing in the shared folder states one.
Everything they shared, counted.
A brochure, floor plans, both price lists, a materials spec sheet and months of dated construction photography. What isn’t here: a legal file, an HOA fee schedule, a fixed payment plan, or the purchase contract itself. Broker paperwork (the blank offer-letter template and the bank-account instructions) is discussed above, in the diligence questions, rather than counted here as buyer documentation.
As shared by the developer · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. ARTESAN BROCHURE NOVIEMBRE.pdf
Floor plans
3 files, e.g. ARTESAN 2BED.pdf
Construction / delivery status
14 files, e.g. Monthly photo and video folders, Nov-2024 through Jul-2026 (e.g. "00_Julio 2026", "00_Junio 2026")
Price list
2 files, e.g. Artesan MXN - Lista de precios 01May 2026.pdf
Legal / trust documentation
No escritura (deed), condominium regime or trust-formation instrument in the shared folder. The only document naming the legal structure is the buyer offer letter, which points to a future "contrato de promesa de compraventa o... de constitución de fideicomiso" (promise to purchase, or to set up the bank trust a foreign buyer holds coastal Mexican property through) not yet drafted.
HOA & fees
No HOA fee schedule in the shared folder, despite an elevator, pool, cisterns and common-area systems that need one.
Payment terms
No fixed installment calendar. The offer-letter template leaves "Payment Plan" and "Earnest Money" blank, to be filled per buyer.
Purchase contract
The folder holds a blank offer-letter (Carta Oferta) template, not a purchase contract. It states the actual promise-to-purchase or trust contract is shared only after an offer is accepted.
2 smaller gaps, worth knowingopen +close −
The brochure describes the building in general terms as "8 units of 170.688 m² / 1,837 sq ft" and "3 units of 86.224 m² / 928 sq ft". The unit-by-unit price list, dated the same season, shows eight different totals for the 3-bedroom units (173.83 to 217.60 m² / 1,871 to 2,342 sq ft, the penthouses larger because they carry a roof) and a consistent 89.12 m² / 959 sq ft for the three 2-bedrooms. The marketing summary rounds to a single figure; the price list is what a specific unit is actually sold against.
The materials specification sheet states the finishes shown "podrán tener variaciones finales sin alterar la calidad" (can vary in their final form without changing quality) because the building is still under construction. That is a normal disclaimer for a project at this stage, but it means the granite counters, hardware brands and fixtures listed there describe an intent, not a delivered spec, until the unit is walked.
The property, rendered and under construction
Renders and site photography supplied by the developer. Illustrative of the property as designed and as it stands mid-construction, not a guarantee of any particular unit's final finish.
A real range, and a rate that doesn’t hold across it.
Price range
USD 401,575 – 898,000
Entry ticket
USD 401,575 unit 302, last 2-bedroom
Financing
Cash, or preventa (pre-sale) instalments see below
Delivery
Not stated. Site photos show the building near-complete, but no document gives a date. See below.
Where these figures come from +Close −
USD 401,575–898,000 comes directly from “Artesan USD - Lista de precios 01May 2026.pdf,” covering the eight units marked available on that date; a parallel peso price list, same date, prices the same eight units in MXN. Dividing one by the other, unit by unit, does not return one exchange rate: it returns four, from 16.61 to 19.00, detailed in the first diligence question above. Banxico’s FIX reference for 25-Aug-2026, the day this analysis was written, is 16.9647, close to three of the four implied rates and about 12% below the fourth. Artesan’s own published USD/m² runs USD 4,127–4,506 depending on level; the USD 4,417 shown in the market chart below is our own area-weighted average across the eight available units, not a figure either price list states directly.
No document states a delivery date: not the brochure, not either price list, not the two unit spec sheets. What the developer’s own dated site photography shows: the building’s exterior stucco and balconies largely finished by February 2026, the facade essentially complete with the rooftop structure still bare in May, and roof-level interior walls still unpainted drywall on 17-Jun-2026. The materials spec sheet separately states finishes may still change because the building is under construction. Read together, that is consistent with a building close to finished rather than freshly broken ground, but it is our reading of photographs, not a date the developer put in writing. Confirm the actual delivery trigger with them before relying on it.
No fixed payment plan appears in the folder: the offer-letter template leaves both “Payment Plan” and “Earnest Money” blank, to be negotiated per buyer, with a stated 30-day validity after a contract draft is shared and a 50% penalty on the earnest money if the buyer doesn’t proceed after that. That moves financing detail to a case-by-case negotiation rather than a published schedule, and it collides with the gap above: a bank needs a constituted condominium regime and complete file before it lends, and neither is in these documents. How financing works here is a separate page; this is only what is specific to this project.
Three of eleven units, including the larger private-roof penthouse, are already marked “VENDIDO” on both dated price lists. No verbal statement from any seller should be relied on over the developer’s own disclosure documents.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where the asking price stands against other marketed condo product across Puerto Aventuras, and whether buyers are actually asking in that band.
Asking price per m², marketed condo product across Puerto Aventuras
Land and single-house listings excluded: price per m² is not comparable across product types. Artesan’s own bar is our weighted computation, explained above; the rest are a third-party monitor’s figures, not verified against each developer’s own price sheets the way Artesan’s was. All eight, Artesan included, are preventa (pre-sale) listings, n=8: none of the seven comparables is a delivered, built unit, so this is pre-sale against pre-sale, not pre-sale against finished product.
- Tao Náutico5,778
- Bloom Puerto Aventuras4,688
- Artesan (this project)4,417
- Puerto Aqua4,392
- Marina Aqua3,989
- Gran Península3,887
- Blue House3,553
- Casa Chaak2,611
Third of eight, in the upper half of Puerto Aventuras’ marina-facing product. Only Tao Náutico and Bloom ask more per square meter; most of the rest of the field sits USD 2,600–4,700/m².
Buyer requests in Puerto Aventuras, by price band
May–June against July–August 2026. The three bands this project’s range touches or borders.
USD 150–250k
below this project’s range
USD 400–700k
where the last 2-bedroom sits
USD 700k+
where every 3-bedroom sits
Puerto Aventuras is a thin market: a handful of requests move a band a lot. The USD 700k+ band, where every 3-bedroom at Artesan now sits, held flat at two requests across both periods; the 400–700k band, where the last 2-bedroom sits, actually cooled.
Source: FEUDO’s own broker-request monitor. It measures what brokers wrote down, which is not the whole market and skews toward what circulates between agents. A read on direction, not a valuation, and no price on this page was derived from it.
How this one can be paid for
Five ways a property changes hands in Mexico. Which of them are actually open on this project, and what gates the ones that are not. How each one works is a separate page.
- CashOpen
The route the offer-letter template is built for: it has a blank line for earnest money and a note that funds go to the seller’s bank accounts on file. Those accounts belong to two named individuals, not a company, which is exactly the kind of detail cash removes the bank’s incentive to check on your behalf. That review falls to you.
- Bank mortgageConditional
A mortgage needs a constituted condominium regime and a complete legal file, and this building, still under construction as of the developer’s own recent photos, has neither in the shared folder. On this coast a foreign buyer also holds title through a bank trust (fideicomiso) rather than directly, which the bank’s file will need to reflect before it lends.
- Pre-construction instalmentsOpen
The building is actively being built, which is what this modality is for. But the offer letter leaves "Payment Plan" blank rather than publishing a fixed calendar, so nothing here says whether instalments would run against dates or against verified construction milestones. Ask for that in writing before the earnest money moves.
- Developer financingNot offered in writing
Nothing in the shared folder offers it and nothing rules it out. If it is offered, the lender is the developer and not a regulated institution, and that adhesion contract has to be registered with PROFECO to hold up against a buyer.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican system, so it does not exist for a foreign buyer. Worth one check if you are Mexican and worked in Mexico at any point: a housing sub-account can sit there unnoticed for years.
Each verdict below comes from the project's construction state, its restricted-zone location and what the developer's own folder contains, judged against the five ways property is paid for in Mexico. They are not quotes, and no rate appears here: in bank credit the rate is set by the bank and in developer financing by the developer, so it is a fact about your counterparty, not about the market.
The developer publishes a legal-description address (Manzana 19, Lote 09: the platted city block and lot number inside the development, not a street number) but no coordinate. The pin below marks the Puerto Aventuras marina itself, on Privada Xel-Há, the same street named in that address ("Calle Caleta Xelha"). It locates the marina precinct the building sits in, not the specific parcel, which whoever coordinates this page should confirm against the actual lot before publishing.
Complejo turístico Puerto Aventuras, Calle Caleta Xelha, Manzana 19, Lote 09, Plano 01, Municipio de Solidaridad, Quintana Roo.
Open the full mapPin: OpenStreetMap node 1437446563 ('Marina Puerto Aventuras', Privada Xel-Há), checked 26-Aug-2026. Proposed marina-precinct location, not a confirmed parcel pin: pending confirmation. Cross-checked 28-Aug-2026 against the Google Maps place listing for “Artesan Residences”.
How far to what
- Supermarket on Hwy 307 (Aki / Chedraui)5 km6 min
- Playa del Carmen, town centre22 km19 min
- Hospital, Playa del Carmen23 km21 min
- Tulum, town centre46 km39 min
- Cancún International Airport (CUN)The brochure claims 45 minutes to this same airport. Clear-road routing from the address it publishes comes out closer to an hour.76 km59 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 26 August 2026. Times assume clear roads. Because the pin marks the marina, not the confirmed parcel, these numbers inherit that same margin.
Worth being precise about what sits inside what: this is one building inside the gated perimeter of Puerto Aventuras, which is itself inside the municipality of Solidaridad, Quintana Roo. “Gran Marina” describes a stretch of marina-facing development within that single community, not a separate town or district, and a listing that leans on it as if it were one is describing the postcard, not the address.
Start here
Want everything
behind what you just read?
The documents, the ones still missing, and what we would ask before an offer. Independent analysis, not a substitute for the developer’s own disclosure and not a sales pitch.
Or write directly to [email protected]
Tell us what you want to know.
We’ll come back with what the documents confirm, what they don’t, and what we’d ask before an offer.