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
2033
In 136 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 capture 7 out of 10 requests. PDC holds at 50.3% of pairs; Tulum at 26.9%; the duopoly remains intact while Cancún, Puerto Morelos, and secondary zones hold the remainder.
#1
Playa del Carmen
1276
50.3% of total
#2
Tulum
683
26.9% of total
#3
Cancún
218
8.6% of total
#4
Puerto Morelos
139
5.5% of total
#5
Puerto Aventuras
63
2.5% of total
#6
Cozumel
58
2.3% of total
#7
Corredor RM
37
1.5% of total
#8
Norte Cancún
20
0.8% of total
#9
Sur
17
0.7% of total
#10
Isla Mujeres
13
0.5% of total
#11
Interior
4
0.2% of total
#12
Emergentes y otros
9
0.4% of total
Source: FEUDO® Demand Reading · May 8–Sep 20, 2026 · Pairs (request, zone). One request mentioning N zones counts N times.
What's being requested within each zone.
Tulum remains the only major zone where houses (35.3%) rival apartments (35.7%); Playa del Carmen's vertical preference shows 45.1% apartments and 24.7% unspecified type. Cancún mirrors Playa with 41.7% apartments but carries a higher unspecified load at 28.0%.
Playa del Carmen
1276
Tulum
683
Cancún
218
Puerto Morelos
139
Puerto Aventuras
63
Cozumel
58
Corredor RM
37
Norte Cancún
20
Sur
17
Isla Mujeres
13
Interior
4
Emergentes y otros
9
Source: FEUDO® Demand Reading · May 8–Sep 20, 2026 · 2537 pairs (request × zone). Zones with fewer than 3 pairs excluded from cross-tab.
What format dominates aggregate demand.
Apartments alone represent 36.6% of demand; adding studios and penthouses (5.2% combined) reaches 41.8% of signals for vertical product. Houses are 26.4%, land 4.7%, commercial 1.3%. Not specified at 25.1% reflects ongoing exploration rather than collection failure.
Apartment
House
Not specified
Land
Studio
Penthouse
Commercial space
Hotel
Fractional
Commercial warehouse
Villa
Commercial office
Other
Townhouse
2537 total pairs (request × zone).
Bedroom count requested.
Not specified (39.3%) leads all categories, followed by 2-bedroom (29.7%) and 3-bedroom (17.9%). Among leads who declare, 2- and 3-bedroom requests capture 72% of defined demand. Single-bedroom represents 9.1%, four-or-more just 4.0%.
Not specified
2 bedrooms
3 bedrooms
1 bedroom
4 or more
2537 total pairs (request × zone).
THE LEAD WHO ARRIVES WITHOUT DEFINING ANYTHING IS THE MAJORITY.
Nearly 4 in 10 requests carry no bedroom specification. One-quarter omit property type. These are not weak data points—they are the real market signal: leads shop by location and price first, layout second. The deal-ready buyer with everything pre-defined is the outlier. Diagnosis and fit assessment drive conversion.
What price ranges the market is playing in.
USD and MXN demand splits nearly evenly (731 vs 1,301 pairs). MXN concentrates at entry: 34.5% up to $3M, 33.0% in the $3M–$6M band. USD buyers cluster mid-market: 40.2% at $200K–$400K, with 29.5% reaching $400K–$800K.
Budget in US dollars
$200K – $400K
$400K – $800K
Up to $200K
Over $800K
No budget stated
731 requests referenced in USD
Budget in pesos
Up to $3M
$3M – $6M
No budget stated
$6M – $12M
Over $12M
1301 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 2033 unique requests observed.
What characteristics are requested most often.
Explicit mentions during the period. One request can reference multiple conditions—not mutually exclusive.
Immediate delivery
Pre-construction
With mortgage financing
Resale
Pool (general)
Private / gated community
Cash buyer
Furnished
Ocean view
Government credit (INFONAVIT/FOVISSSTE)
Beachfront
Private pool
Vacation rental use
Pets allowed
Unfurnished
With rental history
Investment focus
2033 unique requests total. Percentages are share of requests that mentioned each condition — not mutually exclusive.
How demand moved month over month.
The live window spans 136 days from May 8 to Sep 20, capturing 1,992 unique requests at 15 per day average. Demand arc: 369 (May) → 442 (Jun) → 444 (Jul) → 499 (Aug) → 338 (Sep). August's 499 signals represent the peak; August averaged 16.1 requests per day. June's inflection from historical reconstruction to systematic capture (Apr: 225 → May: 369) establishes the baseline; July and August sustained high velocity; September has moderated to 11.6 daily. Cumulative live signals exceed the historical baseline (Feb–Apr: 646) by a 3-to-1 ratio.
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–Sep 2026
Month over month
Total signals
2,738
Unique requests across the window
Historical vs live
646 / 2092
Before May vs systematized capture
Source: FEUDO® Demand Reading · Feb 2026–Sep 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. 2033 unique requests classified in 136 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 — 2537 pairs vs 2033 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.