Puerto Juárez · Cancún · Beachfront resale
Beachfront Cancún condos from $350,000 USD
Amara sits on 220 linear metres of private Caribbean beach, one bridge from Puerto Cancún — at roughly half the price per square metre. There is no sales office here. Every unit is a resale, spread across a dozen listing agents at prices that don’t match. We track all of them. And we work for you, not the seller.
- We represent buyers only — never sellers
- Our service costs you nothing
- 329 purchases closed for foreign buyers
- AMPI-certified · Fully bilingual
Asking range
$350k–$680k
USD. Roughly MX$6.5M to MX$12.5M.
Unit sizes
94–300 m²
2, 3 and 4-bedroom layouts. Many with large terraces.
Beach frontage
220 m
Private, north-facing, sheltered by Isla Mujeres.
Furnished rents
$25k–$35k
MXN per month, long-term. Short-term runs higher.
Read this first
Why buying at Amara is harder than it should be
Amara is finished. People already live there. That means there is no developer, no price list, and no sales office to walk into.
Instead, owners list privately. One unit sits on Inmuebles24. Another is on MercadoLibre. A third is quietly shopped through a local agent who never posts it anywhere. Asking prices for near-identical units differ by 30% or more, because every seller picks their own number.
So the buyer who calls the phone number on one listing sees exactly one apartment. They have no idea what else is available, what recently sold, or whether the price they’re being quoted is fair. And the agent who answers that phone is paid by the seller.
We do the opposite. We pull every Amara unit currently for sale — across both towers, every portal, and the off-market ones — into a single list. We tell you which are overpriced and which are not. Then we negotiate for you. Our commission is split from the sale side, so the service is free to you and we have no listing of our own to push.
The case for Amara
Four things that make this building unusual
The beach
It faces the wrong way for sargassum
Amara’s beach points north, into the channel, with Isla Mujeres sitting across the water as a breakwater. The sargassum that hits Tulum, Playa del Carmen and the Hotel Zone arrives on east-facing shorelines. North-facing beaches like this one typically get a fraction of it. It is not immunity. It is a meaningful difference, and it is the single most common question buyers ask us.
The location
Puerto Cancún prices, minus Puerto Cancún prices
The marina, the golf course, Puerto Cancún Mall and La Isla are all a short drive away. Beachfront in Puerto Cancún itself starts well north of $700,000 USD. Amara delivers the same water and much of the same access for roughly half the cost per square metre — because the address is Puerto Juárez, not the polished side of the bridge.
The income
It already rents, today
Furnished units in the building lease long-term between MX$25,000 and MX$35,000 a month. Vacation rental demand is steady: guests are a five-minute drive from the Isla Mujeres ferry and fifteen from the airport road. You’re buying into a rental market that exists, with real comparables — not a projection in a developer’s brochure.
The risk
Nothing left to build
Pre-construction in the Riviera Maya carries delivery risk: dates slip, specifications change, and some projects never finish. Amara is built, delivered and occupied. The pool is full. The gym works. You walk the actual unit, meet the actual neighbours, and close in weeks rather than years.
Inside the community
What 220 metres of private beach looks like
Included with ownership
Amenities
- 220 m of private beach
- 100 m² beachfront pool
- Dry marina for boat storage
- Fully equipped gym
- Kids club
- Children’s playground
- Landscaped gardens
- Beach palapas
- Barbecue and grill areas
- Multi-purpose events room
- Visitor parking
- Two covered parking spaces
- 24/7 manned security gate
- Fingerprint access control
- CCTV throughout the property
- On-site administration
- 24-hour concierge line
- Restaurant next door on the sand
Current market
What’s trading, and for how much
These are asking prices we observed on public listing portals in July 2026. Asking is not selling. Some of these are optimistic by six figures. Ask us which.
| Layout | Size | Asking (MXN) | Approx. USD | Typical view |
|---|---|---|---|---|
| 2 bed / 2 bath | 94–137 m² | $6.5M – $9.0M | $350,000 – $485,000 | Ocean or mangrove |
| 2 bed + terrace | 160 m² total 80 m² interior + 80 m² terrace | $7.2M – $9.2M | $390,000 – $497,000 | Direct ocean |
| 3 bed / 3–4 bath | 145–197 m² | $9.2M – $12.5M | $497,000 – $676,000 | Direct ocean, upper floors |
| 4 bed | 175 m²+ | $10.8M+ | $583,000+ | Corner, dual aspect |
Converted at approximately 18.5 MXN/USD. Prices exclude closing costs, notary fees, appraisal and taxes. Availability changes weekly — the live list is more accurate than this table, and we’ll send it to you free.
No surprises
What buying here actually costs a foreigner
Most pages stop at the sticker price. Here is the rest of it, before you ask.
- Fideicomiso Amara is beachfront, which puts it inside Mexico’s restricted zone. As a foreigner you hold title through a bank trust. Setup runs roughly $1,500–$2,500 USD, plus an annual fee near $600 USD. You get full ownership rights: sell it, rent it, renovate it, leave it to your heirs.
- Closing costs Budget 5% to 7% of the purchase price. That covers acquisition tax, notary fees, the appraisal, registry and trust permits. On a $400,000 USD unit, expect $20,000 to $28,000.
- HOA fees Around MX$7,000 per month on a typical two-bedroom — roughly $380 USD. This is real money and it varies by unit size. It funds the beach, the pool, security and maintenance. We’ll pull the exact figure and the HOA’s financial statements before you commit.
- Property tax The predial in Cancún is low by North American standards — usually a few hundred dollars a year. Pay it early in the year for a discount.
- Our fee Nothing. We’re compensated from the sale-side commission that already exists on every listing. You pay us zero, and we never carry inventory of our own.
Straight talk
Amara is wrong for some buyers
We’d rather tell you now than after you’ve flown down. If any of these are dealbreakers, say so and we’ll show you something else instead.
- Puerto Juárez is a working neighbourhood. Outside the gate you’ll find local shops, an Oxxo and traffic on López Portillo — not manicured resort boulevards. Inside the gate is beautiful. The contrast surprises people who expected the Hotel Zone.
- It’s a resale, so there’s no developer warranty. Whatever you buy, you buy as-is. We arrange an independent inspection before you sign, but there’s nobody to call in year two.
- The community is lively, not serene. Families live here full-time and units are rented to vacationers. If you want a hushed, adults-only building, this isn’t it.
- The HOA fee is not trivial. $380 USD a month is the cost of 220 metres of maintained private beach. Worth it for most owners, but run it through your numbers before you fall in love.
Questions we get every week
Amara Cancún, answered
Can a foreigner actually own here?
Yes. Because the property is beachfront, you hold title through a bank trust called a fideicomiso. The trust runs 50 years and renews indefinitely. You can sell, rent, renovate and inherit exactly as an owner would anywhere else. Canadians, Americans and Europeans buy in this building regularly.
How bad is the sargassum?
Far lighter than the east-facing beaches you’ve seen in the news. Amara faces north into the channel and Isla Mujeres blocks much of the incoming drift. Some seasons still bring seaweed, and the HOA cleans the beach. We’ll send you photos taken during peak sargassum season so you can judge for yourself rather than take our word for it.
Can I rent it out when I’m not there?
Owners do, both long-term and short-term. Furnished long-term leases in the building run MX$25,000 to MX$35,000 a month. We’ll connect you with property managers who already operate units at Amara and can give you real occupancy numbers, not projections.
Is financing available?
Mexican bank mortgages for foreigners exist but are expensive and slow. Most of our buyers pay cash, refinance a property at home, or use a private lender. Because Amara is a resale, seller financing is occasionally possible — it’s something we ask about on your behalf.
How long does closing take?
Typically 45 to 90 days from accepted offer. The fideicomiso permit is usually the long pole. We coordinate the notary, the trust bank and your closing attorney and keep you updated in writing throughout.
What does your service cost me?
Nothing. We represent buyers exclusively and take a share of the commission that’s already built into the sale. We never list properties, so we have no reason to steer you toward one unit over another. If the right answer is “don’t buy this one,” we’ll say that.
Free, no obligation
Get every Amara unit currently for sale
One list. Every tower. Including the units that never make it onto a portal. We’ll send it within one business day.
- Current asking prices, unit by unit
- What actually sold recently, and for how much
- Our honest read on which listings are overpriced
- Real HOA fees and closing cost estimates
- Photos of the beach during peak sargassum season
- A walkthrough by video if you can’t fly down yet
Request the availability list
No spam. No pressure. A real person replies.
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Caribe Luxury Homes represents buyers exclusively across Cancún, Puerto Morelos, Playa del Carmen and Tulum. We do not list properties and we do not represent sellers or developers.
Prices, sizes and availability shown are gathered from public listing portals and are indicative only. They change without notice and are not an offer. Amara Cancún is an independent condominium; Caribe Luxury Homes is not affiliated with its developer or homeowners’ association.