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
1147
In 83 days
Per day
14
Unique requests per day observed
Playa del Carmen
49%
Includes sub-zones (Mayakoba, Playacar…)
Apartment-type demand
37%
Includes studio, penthouse
Where the market is looking.
Playa del Carmen and Tulum absorb 77% of all searches, but Tulum's precision keeps fading: 67.0% of its pairs named a specific colonia in May, down to 50.0% in July. PDC's decline over the same stretch has been far shallower, from 32.0% to 27.5%.
#1
Playa del Carmen
699
48.7% of total
#2
Tulum
411
28.6% of total
#3
Cancún
111
7.7% of total
#4
Puerto Morelos
89
6.2% of total
#5
Puerto Aventuras
41
2.9% of total
#6
Cozumel
35
2.4% of total
#7
Corredor RM
22
1.5% of total
#8
Sur
11
0.8% of total
#9
Norte Cancún
8
0.6% of total
#10
Isla Mujeres
5
0.3% of total
#11
Emergentes y otros
3
0.2% of total
Source: FEUDO® Demand Reading · May 8–Jul 29, 2026 · Pairs (request, zone). One request mentioning N zones counts N times.
What's being requested within each zone.
Not all zones request the same product. Tulum has flipped from apartment-leaning to house-leaning since May (42.9% apartment-type vs 35.7% house in May, now 34.1% vs 41.3% in July), while PDC still sits vertical (44.2% apartment vs 27.9% house) even as its own gap narrows (25.4pp → 18.2pp → 16.3pp). Undefined product type peaks away from the two anchors — Norte Cancún (37.5%) and Puerto Morelos (36.0%) — against 24.0% in PDC.
Playa del Carmen
699
Tulum
411
Cancún
111
Puerto Morelos
89
Puerto Aventuras
41
Cozumel
35
Corredor RM
22
Sur
11
Norte Cancún
8
Isla Mujeres
5
Emergentes y otros
3
Source: FEUDO® Demand Reading · May 8–Jul 29, 2026 · 1435 pairs (request × zone). Zones with fewer than 3 pairs excluded from cross-tab.
What format dominates aggregate demand.
Vertical product (apartment, studio, penthouse) represents 42% of demand, against 27.5% for houses — but 24.6% of requests still arrive with no product type at all.
Apartment
House
Not specified
Studio
Land
Commercial space
Penthouse
Fractional
Townhouse
Hotel
1435 total pairs (request × zone).
Bedroom count requested.
Real demand concentrates between 2 and 3 bedrooms (47.0% combined). Unspecified is still the single largest bucket at 39.7%, though it keeps trending down: 41.9% of May's requests omitted bedrooms, 41.4% in June, 35.9% in July.
Not specified
2 bedrooms
3 bedrooms
1 bedroom
4 or more
1435 total pairs (request × zone).
THE LEAD WHO ARRIVES WITHOUT DEFINING ANYTHING IS THE MAJORITY.
Only 75.4% of requests come with property type defined. Only 60.3% with bedrooms. 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. 62% of requests reference pesos, and that set splits almost evenly between the two lowest brackets (35.6% up to $3M, 35.3% between $3M and $6M); the dollar set sits higher, with 43.0% above $400K.
Budget in US dollars
$200K – $400K
$400K – $800K
Up to $200K
Over $800K
No budget stated
430 requests referenced in USD
Budget in pesos
Up to $3M
$3M – $6M
No budget stated
$6M – $12M
Over $12M
717 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 1147 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
Government credit (INFONAVIT/FOVISSSTE)
Private pool
Ocean view
Beachfront
Pets allowed
Vacation rental use
Unfurnished
With rental history
Investment focus
1147 unique requests total. Percentages are share of requests that mentioned each condition — not mutually exclusive.
How demand moved month over month.
June remains the live-phase peak at 442 requests. July stands at 395 through Jul 29, running 13.6/day against June's 14.7 and May's 12.9 — a mild pullback in cadence, not a drop, after a strong recovery mid-month (Jul 20–24 averaged 20.4/day, the strongest stretch of the live capture). The Apr→May step is a resolution change, not growth: systematized capture starts in May.
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–Jul 2026
Month over month
Total signals
1,852
Unique requests across the window
Historical vs live
646 / 1206
Before May vs systematized capture
Source: FEUDO® Demand Reading · Feb 2026–Jul 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. 1147 unique requests classified in 83 days. 14 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 — 1435 pairs vs 1147 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.