Playa del Carmen, Riviera Maya
Real estate,
no smoke.
I'll tell you what makes sense and what doesn't. Pre-sales and land in the Riviera Maya, with net numbers.
New on Sin HumoA good advisor keeps learning every day28
years in the market
2
active developments plus land
Service in English and Spanish
What other agents won't tell you.
The return you're sold is gross.
After management, platform fees, taxes and HOA, the net is usually much lower. I'll run it for you before you sign.
A pre-sale carries risk.
Permits, a PROFECO-registered contract, construction progress and who the developer is. We review it together, point by point.
Not everything for sale is right for you.
If a project doesn't fit your goal, I'll say so. I'd rather lose a sale than lose your trust.
Available projects
Condos in Playa del Carmen and land near Tulum. Published data, with its source.
Numbers, no smoke
What does it really earn?
Move the numbers. See the gross return you're promised and the net return you actually get.
Occupancy sources
- Low: AirROI vía The Latinvestor
- Mid: Airbtics, mediana sep-2025 a ago-2026
- High: SEDETUR, ocupación hotelera 2025 (techo de referencia)
Estimate based on public sources and editable assumptions. Not tax advice or a guaranteed return.
Gross return
10.7%
What's usually advertised
Net return
3.4%
After costs, taxes and closing
You keep per year: MX$89,951
See the breakdown
- Management (25%)
- −MX$67,176
- Booking platform (15%)
- −MX$40,305
- Lodging tax (6%)
- −MX$16,122
- Income tax (4.0%)
- −MX$10,748
- HOA fees
- −MX$44,400
Get the full breakdown
I'll send you the line-by-line math on WhatsApp and how it changes for each project.
Sin Humo, the podcast
Julio and Daniel Sodá talk real estate investing with no filter: the good, the bad and what nobody tells you. In Spanish.
Ask Julio a question
The best questions get answered in the next episode. I'll let you know when it's out.
Why Playa del Carmen
- growth of Solidaridad's population from 2010 to 2020 (159k to 334k)
- ×2
- INEGI, censos 2010 y 2020 (2020)
- yearly passengers projected for the Tren Maya by 2030
- 4 M
- Programa Institucional 2025-2030, vía El Imparcial (2025-10-15)
+39.7%
And what you also need to know
one-year growth in Playa del Carmen vacation rental supply.
More supply means more competition for every booked night. That's why everything here is calculated with net numbers and conservative scenarios.
Airbtics, sep-2025 a ago-2026 (2026-10-16)How buying with me works
We talk about your goal
Rental income, appreciation, living or legacy. Budget, timing and how you'll pay.
I show you what fits
A few options, with net numbers and the risks explained plainly.
We review everything before signing
Permits, contract, the bank trust if you're a foreigner, and closing costs.
I stay with you until handover
Construction progress, deed signing and whatever comes after.
The no-smoke pre-sale checklist
12 things to check before reserving any pre-sale condo.
Get the checklist
Tell me your budget and I'll send you options.
I reply personally on WhatsApp. No email chains, no bots.
