Terreno Macario Gómez, Lote 001
A 599.08 m² jungle lot at Km 15 of the Cobá road, held by the agrarian community’s own instrument rather than by a deed, and priced for the buyer who already knows what that means.
FEUDO listing. FEUDO holds the sale mandate on Lote 001 from its current holder. What follows is our own read of this land, published because we represent this listing, not an independent review of a project we have no stake in.
Terreno Macario Gómez is a single lot, Lote 001, at Kilómetro 15 of the road that runs from Tulum toward Cobá, inside the Ejido Macario Gómez (an ejido is communally held land under Mexico’s agrarian system, where families hold possession rather than a private deed). Surveyed at 599.08 m² (6,448 sq ft), with sides of 35 m (115 ft) and 25 m (82 ft) meeting at oblique corners rather than square ones. It is uncleared jungle behind a wire fence, reached by an unpaved track, with a high-tension line along one boundary. It is held under cesión de derechos, the ejido’s own transfer of possession rights, recorded by the Comisariado Ejidal in 2017. There is no escritura (notarised deed) and no bank lends against it. The asking price is $570,000 MXN (≈ USD 33,600), and cash is the only way it closes.
Source: Plano 01, “Lote 001”, MEDIDAS Y COLINDANCIAS with its CUADRO DE CONSTRUCCIÓN (March 2019) and the Cesión de derecho of the Comisariado Ejidal de Macario Gómez (3 April 2017), both from the holder’s own expedient; FEUDO’s own system for FEUDO’s own system; FEUDO’s curated listing data. USD reference is FEUDO’s own conversion at Banxico FIX 16.9647 (25-Aug-2026). Captured 29-Aug-2026.
It fits you if
You already understand how ejido possession works, or you are willing to go to the comisariado and learn it before you commit anything. That single willingness is what separates the buyer for this lot from everyone else looking at land near Tulum.
You can pay cash and you are buying on a horizon measured in years, not in months. Entry price is what this lot competes on, and patience is what it asks for in return.
You want a small, private, off-grid-capable piece of jungle for a cabin or a rural second home, on a corridor where boutique lodging and cenotes are what is actually being built.
You want the surface figure corrected before you price it, rather than after. This page publishes the correction and what it does to the price per m², in the direction that does not flatter the listing.
It doesn't if
You need a deed. There is no escritura here and no certificado parcelario from the agrarian registry in the file; what exists is a possession right recognised by the ejido.
You need financing of any kind. Four of the five ways property changes hands in Mexico are structurally closed on this lot. Cash is the fifth.
You want services at the lot line. There is no confirmed water, drainage or electricity connection, only an unpaved track with poles along it and a transmission line overhead.
You want to know what you can build before you buy. Nothing in the file states a permitted density, coverage ratio or height, and this page does not invent one.
You expect to resell quickly. The pool that can buy this is the same narrow pool you would be selling back into.
Still a village, on the road that turned into an eco-tourism corridor.
Macario Gómez sits north of Tulum on the road to Cobá, where Avenida Cobá leaves town and becomes highway. It has grown in recent years and it is still a village: a handful of streets, few houses, artisan work visible as you pass. What has grown around it is not urban. Along the corridor, land is going into eco-tourism: boutique lodging in the villa and small-hotel format, cenotes, parks. On the stretch between Macario Gómez and Francisco Uh May the corridor already carries several small hotels and guesthouses, a cenote, a handful of local restaurants, and visible traces of new lot subdivision on the land east of the road. Commercially, the nearest thing of any scale is the Soriana Hiper back in Tulum.
This reading, unlike the rest of this site’s zone coverage, is not backed by a formal dossier: FEUDO’s own zone-research repository carries no entry for this corridor, and this listing’s own commercialization record flags the same gap in its own words. What is above is Vinny Govea’s own direct observation of the corridor, dictated 29-Aug-2026, cited as exactly that: a working read, not a 49-page dossier like the ones this site’s other zones carry.
Source: zone observation dictated by Vinny Govea, 29-Aug-2026 (no formal dossier exists for this corridor, confirmed against FEUDO’s zone-research repository the same day); FEUDO’s own system.
Entry-level land, not an urban promise.
The thing most listings in this corridor do is borrow Tulum’s vocabulary. This one cannot, and that turns out to be the useful part. The ejido regime is why the entry price is what it is, and it is also why the buyer pool is small: a bank will not lend against it, so the people looking are people who arrived already understanding what they are looking at. FEUDO’s own note on who this suits puts it in one line, that this is entry-level land rather than an urban illusion, and that the sale is filtered toward whoever understands the ejido model instead of marketed at whoever is browsing.
Where that becomes a real argument rather than a consolation is the corridor itself. What is being built along this stretch is not subdivisions of serviced urban lots; it is small-scale lodging on jungle parcels, which is a use that a possessed ejido lot can actually host. The obstacle and the opportunity are the same fact, and a buyer who treats the regime as a discount to be exploited rather than a condition to be understood is the buyer this listing is not for.
Source: FEUDO’s own system; zone observation dictated by Vinny Govea, 29-Aug-2026; no name or contact detail from that record appears on this page.
Six questions to settle before you sign.
Each one comes straight out of the surveyor’s plano, the ejido’s own instrument, or FEUDO’s own system. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
The lot has been offered as 875 m². The surveyor’s own drawing says 599.08 m². Which is right, and how did the gap survive?
Both numbers come off the same drawing. 875 is what you get multiplying two side lengths as if the lot were a rectangle. It is not a rectangle, and the surveyor’s own arithmetic says so.
Read the reasoning +Close −
The plano for Lote 001 gives four sides: 35.000 m, 25.000 m, 35.000 m, 25.000 m. Multiply the first two and you get 875 m², which is the figure that has circulated, that the holder herself stated in March 2026, and that FEUDO’s own operating system still carries. But the same drawing prints the bearings alongside the distances, and they do not meet at right angles: side 1 to 2 runs S 40°19’47.65” E, side 2 to 3 runs N 02°52’49.51” E. The corners are roughly 43° and 137°, so the lot is a leaning quadrilateral, not a rectangle, and the surveyor’s own CUADRO DE CONSTRUCCIÓN closes it at SUPERFICIE = 599.084 m². Applying the enclosed angle to those same two sides reproduces about 599 m², which is FEUDO’s own check on the surveyor’s figure, not a second measurement. A third number, 589 m², appears in an earlier version of the same survey.
Why it moves the decision
This is 32% less land than the figure the lot has been shown with, and it moves the price per m² from about $651 to about $951 MXN, which is most of the distance between the bottom and the middle of this corridor’s own comparables (see the market read below). A buyer who priced this lot at 875 m² was pricing something that does not exist. Worth being just as precise about the direction of the error: the correction makes the lot look worse on paper, and it is published for that reason rather than in spite of it.
How it gets settled
Work from 599.08 m². Treat 875 m² as superseded, including where it still appears in FEUDO’s own listing data, and have a surveyor re-walk and stake the four corners before closing, since the boundary is what the ejido instrument describes only in words.
Source: Plano 01, “Lote 001”, MEDIDAS Y COLINDANCIAS, CUADRO DE CONSTRUCCIÓN (March 2019, signed by the surveying topógrafo), from the holder’s own expedient; FEUDO’s own system; FEUDO’s curated listing data. The 599 m² cross-check from the bearings is FEUDO’s own calculation, stated as such.
Question 2 of 6
What does a cesión de derechos actually transfer, and what does it not?
It transfers possession rights inside an ejido, recognised by the ejido’s own elected body. It is not a deed, no notary is involved, and no public property registry records it.
Read the reasoning +Close −
The instrument on file is a cesión de derecho (transfer of rights) issued by the Comisariado Ejidal of Macario Gómez on 3 April 2017, citing Article 27 of the Mexican Constitution and the Ley Agraria. It records that the previous possessor ceded his rights definitively and irrevocably to the current holder, that the comisariado witnessed and authorised it, and that the new possessor undertakes to abide by the ejido’s internal rules. It lists the four boundary measurements in words (35.00 m north, 35.00 m south, 25.00 m east onto a Calle S/N, 25.00 m west) and states no surface at all. What the file does not contain is an escritura (a notarised public deed), a certificado parcelario from the RAN (the national agrarian registry), or any entry in a public property registry. FEUDO’s own system records the legal status simply as cesión de derechos, régimen ejidal, and logs the contract_status for this listing as pending, with no NOM-247-SE-2021 package assembled.
Why it moves the decision
This is the fact that decides who can buy. No bank lends against it, so cash is the only route in. The ejido’s internal rules travel with the land, which means the ejido is a party to your ownership in a way a condominium association never is. And the route from possession to a deed runs through the agrarian system, not the notary: it exists, but it is neither quick nor guaranteed, and nothing in this file shows it has been started. FEUDO’s own record is candid that the fear this provokes is mostly unfamiliarity rather than a defect, and equally candid that unfamiliarity is exactly what shrinks the buyer pool and slows the sale.
How it gets settled
Before committing anything, go to the Comisariado Ejidal of Macario Gómez in person and confirm that the current holder appears as the recognised possessor of Lote 001 today, not only in 2017, and ask directly what the ejido requires to recognise a new possessor. Then ask a lawyer who works agrarian matters, not a general real-estate notary, what regularisation would take here and what it would cost. Do both before money moves.
Source: Cesión de derecho, Comisariado Ejidal de Macario Gómez, 3 April 2017, from the holder’s own expedient; FEUDO’s own system; no name or contact detail from that record appears on this page.
Question 3 of 6
The asking price is $570,000 MXN. Against what?
Against no appraisal at all. The only reference points are five asking prices for other land in the same corridor, and the corrected surface puts this lot in the upper half of them rather than the lower.
Read the reasoning +Close −
$570,000 MXN is FEUDO’s own listed asking price, agreed with the holder and carried identically in FEUDO’s own system, in its curated listing data and in the June 2026 portal export for this listing. No appraisal, valuation memo or price document exists in the material reviewed, which is unsurprising: a cesión de derechos does not state a price and there is no lender demanding a number. The five comparables that do exist are asking prices for other land in Macario Gómez and neighbouring Francisco Uh May, ranging from $380 to $1,199 MXN/m². At 599.08 m² this listing works out to about $951/m², sitting third of six. At the 875 m² previously on file it would have read about $651/m², sitting fifth. FEUDO’s own broker-request monitor carries no land comparable for any zone, so it cannot corroborate or contradict any of this.
Why it moves the decision
The correction to the surface, not the price, is what moved this listing’s position in its own market. A buyer negotiating here has no third-party valuation to anchor to, in either direction, and neither does the seller: what exists is a small set of asking prices, none of them confirmed sales. That is a thinner evidence base than any deeded listing would carry, and it is worth knowing before treating $570,000 as either a bargain or a stretch.
How it gets settled
Treat the $951/m² figure as a position in a range of asking prices, not a valuation. If the number matters to the decision, commission an independent appraisal that explicitly prices possession rights rather than fee-simple land, since the two are not the same asset and a standard appraisal will not say so.
Source: FEUDO’s own system and its 10-Jun-2026 portal export (five zone comparables, in MXN/m² as that record states them), FEUDO’s own system; FEUDO’s curated listing data; FEUDO’s own broker-request monitor. Price per m² is FEUDO’s own division of the asking price by the surveyed surface.
Question 4 of 6
How do you get to it, and what runs along the boundary?
An unpaved track off the Cobá road at Km 15, with power poles along it and a high-tension line marked on the plano as one of the lot’s own boundaries.
Read the reasoning +Close −
The surveyor’s plano labels one 35 m side LÍNEA DE ALTA TENCIÓN (high-tension line), one 25 m side CAMINO DE ACCESO (access road), the opposite 25 m side PROPIEDAD PRIVADA, and the remaining 35 m side as Lote 002. The field photographs match: a stone-and-earth track running between jungle, a painted concrete marker reading 15 Km at its mouth, utility poles carrying lines along it, and a lattice transmission tower visible above the canopy. The lot itself is uncleared second-growth jungle behind a barbed-wire fence with a hand-painted PROPIEDAD PRIVADA sign. The same plano’s topographic overlay contours the lot from roughly 6.0 m to 11.4 m, about five metres of fall across 35 m of length.
Why it moves the decision
Three separate things a buyer would otherwise discover on site. The access is terracería (an unpaved track), which is passable but is not a municipal street and carries no maintenance obligation from anyone. A high-tension easement along a boundary typically restricts what can be built near it, and this lot is small enough that a setback on one 35 m side is a real share of it. And five metres of fall across a lot this size is a foundation and drainage question before it is anything else, though it is also what makes an elevated build worth considering.
How it gets settled
Ask CFE, Mexico’s national utility, for the width of the right-of-way on that transmission line and what it prohibits, before designing anything. Get the access track’s status confirmed at the ejido: who opened it, who maintains it, and whether your right to use it is recognised in writing or only in practice. And walk it in the rain, not only in March.
Source: Plano 01, “Lote 001”, MEDIDAS Y COLINDANCIAS, and its topographic overlay (March 2019), from the holder’s own expedient; four field photographs of the lot and its access, March 2026.
Question 5 of 6
What can you actually build on it?
Nothing in the file answers this, and that is the honest answer rather than a missing paragraph.
Read the reasoning +Close −
FEUDO’s own system records the vocation for this lot as long-horizon: campestre (rural, country) use, cabins, off-grid second home, land banking. That is a commercial read of who the lot suits, and it is not the same thing as a permission. No certificado de uso de suelo (a dated municipal land-use certificate), no COS or CUS ratio, no height limit and no density figure appears anywhere in the material reviewed. FEUDO’s own buying guide states plainly that land use is what says what may be done on a parcel, that it is accredited with a current municipal certificate, and that this certificate is separate from both the construction permit and the operating permit. On ejido land held by possession rather than by deed, the more basic question comes first: whether the municipality regulates this parcel at all, or whether what governs it is the ejido’s own internal rules.
Why it moves the decision
On a lot of 599.08 m², the difference between one cabin and a small cluster is the whole investment thesis, and no one selling this land can tell you which it is. Any figure quoted to you about what fits here, by anyone, is currently coming from judgment rather than from a document.
How it gets settled
Ask the Tulum municipality for a certificado de uso de suelo for this specific parcel and see what comes back, including the answer that it falls outside their remit, which is itself the information you need. In parallel, ask the ejido what its internal rules permit on a possessed lot. Do not price a building programme before both answers exist.
Source: FEUDO’s own system; compass guía de compra, parte-4; no certificate or municipal record was found in the material reviewed.
Question 6 of 6
Who is actually looking for land like this, and how long does it take?
FEUDO’s own demand monitoring says: very few people, moving slowly, and the ones that exist are a specific profile rather than the general market.
Read the reasoning +Close −
FEUDO’s own system logs velocity for this listing as lenta (slow) and demand fit as parcial (partial), with the note that land in Tulum works only for someone who intends to build or to hold long, and that this buyer is most often the Mexican living in the United States for whom immediacy is not the point. The June 2026 portal export for this listing records zero matches and zero interactions in its period, against a demand profile in which land is 9% of what buyers were asking for and houses are 36%. FEUDO’s own broker-request monitor tells the same story from the other side: across the whole Tulum area it logs five land requests in the under-USD-150k band, this listing’s band, and two in the ejido belt specifically, one of them arriving in the most recent period after none in the one before. The same record names the friction directly, as fear of ejido matters observed among Mexicans and foreigners alike, attributed to unfamiliarity rather than to a defect, and answerable by the fact that a buyer can walk into the ejido and verify before committing anything.
Why it moves the decision
Two things follow. This is not a liquid asset and should not be bought expecting to resell quickly, because the pool that can buy it is the same narrow pool that can buy it from you. And the buyer who does want it is not shopping on the same terms as the rest of the market, which is why the entry price rather than the finish is what this lot competes on.
How it gets settled
If you are buying, buy on a horizon you can actually hold, and verify at the ejido first, which is the step that turns the objection into a decision. If you are a broker with a client who fits this profile, FEUDO can tell you what has and has not been settled before you present it.
Source: FEUDO’s own system and its 10-Jun-2026 portal export (pulse, demand_profile, demand_by_type), FEUDO’s own system; FEUDO’s own broker-request monitor, land requests tagged Tulum and the ejido belt; no name or contact detail from that record appears on this page.
What exists on this lot, counted.
Four documents and four photographs. That is the whole file, and for land held by possession inside an ejido it is close to what one should expect: no developer generates paperwork here, and the ejido’s own instrument is short by design. What is below is what was found, not what should exist.
From the holder’s own expedient and FEUDO’s own system · checked 29-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Floor plans
2 files, e.g. Plano 01, “Lote 001”, MEDIDAS Y COLINDANCIAS (March 2019): the boundary drawing with its CUADRO DE CONSTRUCCIÓN, bearings, distances and closing coordinates
Legal / trust documentation
1 file, e.g. Cesión de derecho issued by the Comisariado Ejidal of Macario Gómez, dated 3 April 2017, naming the ceding and receiving parties and listing the four boundary measurements
Brochure / sales materials
No developer brochure exists. FEUDO’s own two-page broker ficha is the closest equivalent and is not cited here as a source; it is the broker kit, not an independent document.
Construction / delivery status
There is no urbanisation record, because there is no urbanisation. The lot is uncleared jungle behind a wire fence, reached by an unpaved track.
Price list
No price document exists. A cesión de derechos does not state a price, and none of the material reviewed carries an appraisal. The $570,000 MXN figure is FEUDO’s own listed asking price, agreed with the holder and carried consistently across FEUDO’s own system, its curated listing data and the June 2026 portal export.
HOA & fees
Raw land with no condominium regime and no association; there is no cuota de mantenimiento (maintenance fee) to document.
Payment terms
No payment-terms document exists. There is no developer here to administer a calendar.
Purchase contract
No signed purchase contract exists for this sale in the material reviewed, and no NOM-247-SE-2021 legal package has been assembled. FEUDO’s own system logs contract_status as pending.
6 further gaps, worth knowingopen +close −
Whether a certificado parcelario has ever been issued for this lot by the RAN (Registro Agrario Nacional, Mexico’s agrarian registry), and whether the ejido has ever run the parcelling programme that produces one. That single answer decides whether the path to a deed is years long or effectively closed, and no document in the file addresses it.
Which of the two 25 m sides is actually the street. The surveyor’s plano labels the northwest side CAMINO DE ACCESO (access road) and the opposite side PROPIEDAD PRIVADA (private property); the 2017 ejido instrument instead puts a Calle S/N (unnamed street) on the east boundary. Both cannot be right, and frontage is what an access easement hangs on.
Whether electricity, water or drainage can actually be brought to the lot line, on what terms, and at what cost. Power poles run along the access track in the photographs and a high-tension line borders the lot, but a transmission line overhead is not a service connection, and nothing in the file records a CFE feasibility study or a quote.
What may legally be built here. Ejido land outside a municipality’s urbanised area typically carries no COS or CUS (the ratios that cap ground coverage and total buildable area) on file at all, and none appears in the material reviewed. FEUDO’s own buying guide is explicit that land use is accredited with a current, dated municipal certificate, and that this certificate is a separate document from a construction permit.
The identity and standing of the person on site who holds the key and would walk a buyer through the lot. The holder named someone locally in March 2026; nothing in the file confirms who that is or what authority they have.
The current predial (property tax) position, if any is assessed at all. Ejido possession is frequently outside the municipal cadastre, and an unassessed lot is not the same as a lot with nothing owed.
One price, one surveyed surface, and no appraisal behind either.
Asking price
$570,000 MXN
≈ USD 33,600 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Surveyed surface
599.08 m² 6,448 sq ft
Asking price per m²
≈ $951 MXN/m² FEUDO’s own division, on the surveyed surface
Independent appraisal
None on file no valuation exists in the material reviewed
Where these figures come from, and what they replace +Close −
599.08 m² is the surveyor’s own closing figure for Lote 001, printed as 599.084 m² in the CUADRO DE CONSTRUCCIÓN of the March 2019 plano and published here to two decimals. It replaces two other numbers that have circulated: 875 m², which is the product of the two side lengths treated as if the lot were rectangular and which is what FEUDO’s own operating system still carries, and 589 m², from an earlier version of the same survey. The diligence section above shows why the surveyor’s figure is the one that holds. The superseded 875 is named here rather than quietly dropped, in case anyone downstream is still working from it.
$570,000 MXN is FEUDO’s own listed asking price for this lot, agreed with its current holder and carried identically across FEUDO’s own system, its curated listing data and the June 2026 portal export for this listing. The price is set and payable in Mexican pesos; the dollar figure beside it is this page’s own conversion at one single rate, and it moves with the exchange rate until the day of transfer.
Financing follows what is actually for sale: a possession right over ejido land, sold directly, with no deed and no developer. How financing works here is a separate page; this is only what is specific to this lot.
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 only way this closes. The price is paid directly to the current holder, and the transfer is recorded before the ejido’s own comisariado, the elected body that administers the ejido, in the same form as the 2017 instrument already on file. FEUDO’s own buying guide is blunt about what cash costs you: in the United States the lender is the party that forces an independent appraisal and a title search. Pay cash and that party disappears, so the checking is yours to buy or to go without. On ejido land that warning carries more weight than usual, not less.
- Bank mortgageNot available here
A Mexican bank lends against a deeded, appraisable asset with a clean file behind it. There is no escritura (notarised public deed) here at all, only a possession right inside an ejido, and no structure to appraise. Nothing in FEUDO’s own financing doctrine or in the material reviewed describes any retail lending product that reaches land held this way.
- Pre-construction instalmentsNot available here
There is no pre-construction programme to join. This is a private holder selling a single lot, not a developer selling inventory against a construction calendar.
- Developer financingNot available here
This modality assumes a developer administering a payment plan under a contract registered with PROFECO, Mexico’s consumer protection agency. There is no developer in this transaction and no such contract in the file.
- Infonavit / co-financingNot available here
Infonavit and co-financing products are built around delivered, appraisable housing, the same structural gap that rules out a mortgage here, and neither exists for a foreign buyer regardless of what is being bought. Neither reaches ejido land in any case.
Each verdict below comes from what is actually for sale, a possession right over ejido land with no deed and no developer, judged against the five ways property changes hands in Mexico. Four of the five come back no_aplica, and they do so for one shared reason rather than four separate ones: there is nothing here a lender or a developer can attach to. Saying that plainly is the finding. No rate appears because the one modality that is open, cash, does not carry one.
Where this sits in what the zone actually moves.
Not a valuation, and the surface correction is what moved this listing’s position. Where its asking price per m² stands against other land on the same corridor, and whether anyone is actually asking at that price point.
Asking price per m², land in the Macario Gómez corridor
MXN/m², as the source record states them. All six are asking prices for available land, not confirmed sales, and none is a completed transaction. Five comparables plus this listing. FEUDO’s own broker-request monitor carries no land comparable for any zone, which is worth stating rather than substituting a built-condo figure that is not comparable to bare land.
- Francisco Uh May, 402 m² (small, more sellable format)$1199
- Koox Campestre, 924 m² (packaged and actively marketed)$1000
- This listing, 599.08 m²$951
- Macario Gómez, 444 m² (smaller-scale reference)$676
- Macario Gómez, 850 m² (closest in size)$647
- Macario Gómez, 1,975 m² (large, likely discounted)$380
Third of six, and this is the number the surface correction moved. Carried at the 875 m² previously on file, this listing would have read about $651/m² and sat fifth, below the 850 m² lot closest to it in size. On its surveyed 599.08 m² it reads about $951/m² and sits just under the two packaged, actively marketed lots at the top.
Broker requests for land, by price band
May-Jun against Jul-Aug 2026. This listing’s ask (≈USD 33,600) sits in the under-150k band. The counts are small enough that direction is all they carry.
Tulum land, under USD 150k
the band this listing sits in, and the thickest one logged for Tulum land
Ejido belt, under USD 150k
requests naming the ejido belt specifically
Ejido belt, USD 400-700k
well above this listing’s ask
Thin, and honest about being thin. What the monitor does show is that requests naming the ejido belt specifically exist and appeared in the most recent period rather than the one before, which is a direction, not a trend. FEUDO’s own system separately logs sale velocity on this listing as slow and demand fit as partial.
Source: the five zone comparables come from the commercialization record for this listing, 2026. The demand bands come from FEUDO’s own broker-request monitor, land listings tagged Tulum and the ejido belt. 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.
The pin below is the location the holder herself sent in March 2026, cross-checked against the one FEUDO’s own system lists for this listing: the two agree within about 170 m, which is ordinary variance on a track with no street address. It marks the lot’s position on the access road, not a surveyed corner.
Lote 001, Kilómetro 15, Camino a Cobá, Ejido Macario Gómez, Tulum, Quintana Roo, México
Open the full mapPin: the location shared by the current holder, 23-Mar-2026. Cross-checked against the map link on file in FEUDO's own system, resolved 29-Aug-2026, which sits about 170 m away. Consistent with the painted 15 Km marker photographed at the mouth of the access track and with the plano's own location as Kilómetro 15, Ejido Macario Gómez.
How far to what
- Macario Gómez (the village itself)5.2 km5 min
- Francisco Uh May (next village up the road)7.5 km7 min
- Soriana Hiper, Tulum (nearest full supermarket)14.1 km12 min
- Costamed (private hospital), Tulum15.6 km15 min
- Tulum town centre16.4 km17 min
- Cobá archaeological site30.9 km28 min
- Tulum International Airport (TQO)Nearly three times the straight-line distance, and not a routing error: the airport sits southwest of Tulum while this lot sits inland to the northeast, so the only road runs back down into town and out again.56.2 km58 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 29 August 2026. The pin marks the lot's position on the access road rather than a surveyed corner, so these distances carry that margin. Times assume clear roads, and the first stretch is unpaved.
Worth being precise about what sits inside what: Lote 001 is a parcel inside the Ejido Macario Gómez, an agrarian nucleus whose village of the same name lies 5.2 km further up the road, all of it within the municipality of Tulum. The lot is not inside the village and does not share its services. Nothing about being addressed to Macario Gómez implies a street, a connection, or a municipal boundary of any kind.
Start here
The land,
or the regime it comes with?
FEUDO holds the sale mandate on Lote 001. Tell us whether you are weighing the lot itself or the ejido question behind it, and we will come back with what is confirmed today, what we would settle before any money moves, and what verifying it at the ejido actually involves.
Or write directly to [email protected]
Tell us what you’re weighing.
FEUDO represents this listing. We’ll come back with what’s confirmed, what isn’t, and what the transfer would actually involve.