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
1093
In 80 days
Per day
14
Unique requests per day observed
Playa del Carmen
48%
Includes sub-zones (Playacar, Centro…)
Apartment-type demand
36%
Includes studio, penthouse
Where the market is looking.
Playa del Carmen and Tulum absorb 78% of all searches, but Tulum's precision is fading: 67.0% of its pairs named a specific colonia in May, 48.2% in July. PDC has held flat near 28% the whole time.
#1
Playa del Carmen
661
48.5% of total
#2
Tulum
397
29.1% of total
#3
Cancún
102
7.5% of total
#4
Puerto Morelos
86
6.3% of total
#5
Puerto Aventuras
37
2.7% of total
#6
Cozumel
34
2.5% of total
#7
Corredor RM
21
1.5% of total
#8
Sur
9
0.7% of total
#9
Norte Cancún
8
0.6% of total
#10
Isla Mujeres
5
0.4% of total
#11
Emergentes y otros
3
0.2% of total
Source: FEUDO® Demand Reading · May 8–Jul 26, 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. The two anchors have split: PDC stays vertical (45.2% apartment-type against 26.6% houses), while Tulum now sits at parity (37.8% vs 37.5%) and tilts to houses in July. Undefined product type stays highest away from them — Puerto Morelos 37.2%, Cancún 36.3%, against 24.2% in PDC.
Playa del Carmen
661
Tulum
397
Cancún
102
Puerto Morelos
86
Puerto Aventuras
37
Cozumel
34
Corredor RM
21
Sur
9
Norte Cancún
8
Isla Mujeres
5
Emergentes y otros
3
Source: FEUDO® Demand Reading · May 8–Jul 26, 2026 · 1363 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 27.7% for houses — but 24.8% of requests still arrive with no product type at all.
Apartment
House
Not specified
Studio
Land
Commercial space
Penthouse
Fractional
Townhouse
Hotel
1363 total pairs (request × zone).
Bedroom count requested.
Real demand concentrates between 2 and 3 bedrooms (46.8% combined). Unspecified is still the single largest bucket at 40.0%, though July keeps running below it: 36.4% of this month's requests omit bedrooms, against 41.4% in June.
Not specified
2 bedrooms
3 bedrooms
1 bedroom
4 or more
1363 total pairs (request × zone).
THE LEAD WHO ARRIVES WITHOUT DEFINING ANYTHING IS THE MAJORITY.
Only 75.2% of requests come with property type defined. Only 60.0% 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 (36.1% up to $3M, 35.4% 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
412 requests referenced in USD
Budget in pesos
Up to $3M
$3M – $6M
No budget stated
$6M – $12M
Over $12M
681 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 1093 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)
Ocean view
Private pool
Beachfront
Pets allowed
Vacation rental use
Unfurnished
With rental history
Investment focus
1093 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 341 through Jul 26, running 13.6 per day through Jul 25 against June's 14.7 and May's 15.4 — a slow drift down in cadence rather than a drop, and one that reversed hard in the last week (Jul 20–24 averaged 20.4 per day, the strongest stretch on record). 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
1,798
Unique requests across the window
Historical vs live
646 / 1152
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. 1093 unique requests classified in 80 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 — 1363 pairs vs 1093 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.