10 Property Listings in Mayakoba Real Estate for Sale

Mayakoba is not a neighborhood. It is not a condo development. It is a 620-acre master-planned eco-resort community built on the Riviera Maya’s Caribbean coast — home to four of the world’s most recognized luxury hotel brands, Latin America’s only course to have hosted PGA Tour, LIV Golf, and LPGA events, six miles of freshwater canals navigable by boat, and a private white-sand beach.

It also happens to have a real estate market that spans an extraordinary range — from residential land lots under $50,000 USD all the way to Rosewood-branded beachfront villas at $9.85 million. Understanding what is actually for sale here, what each development offers, and which type of property suits which buyer is what this guide covers.

Everything below reflects 2026 availability and pricing. Because Mayakoba is an active market with limited inventory, specific units sell quickly — contact us for the most current availability on any development that interests you.

Why Mayakoba is in a category of its own

Before walking through the individual properties, it helps to understand what makes Mayakoba different from every other development on the Riviera Maya.

Most resort communities in Mexico were designed around a hotel or a beach club. Mayakoba was designed around an ecosystem. From inception, architects worked alongside biologists, geologists, and engineers to build the resort within the existing geography — preserving the mangroves, the cenotes, the freshwater canals, and the dune system rather than replacing them. The result is a community where you travel by boat between hotels and residences, where wild birds nest in trees outside your window, and where the Caribbean beach is a ten-minute walk through jungle, not a strip of concrete.

The four hotels — Rosewood Mayakoba, Fairmont Mayakoba, Banyan Tree Mayakoba, and Andaz Mayakoba — are all independently ranked among the finest resort properties in Mexico. Over thirty restaurants operate within the community. The El Camaleón Golf Course, designed by Greg Norman, was the first PGA Tour venue in Latin America and has hosted 16 PGA Tour events, two LIV Golf dates, and the region’s first LPGA Tour event in 2025. It is Audubon International-certified for environmental sustainability.

For buyers, this means two things: the lifestyle infrastructure is already built and world-class, and the brand equity behind Mayakoba provides a floor under property values that speculative new developments simply cannot match.

Mayakoba is considered the gold standard of gated luxury communities in the Riviera Maya — the benchmark against which other developments are measured. Properties here carry a scarcity premium: this is a fixed 620-acre estate. It cannot be replicated or expanded.

The two Mayakobas: resort vs. Ciudad

An important distinction before diving into specific properties: there are two distinct areas that carry the Mayakoba name.

Mayakoba resort — the original 620-acre gated community — contains the four luxury hotels, El Camaleón Golf Course, and the branded residences (Rosewood Residences, Fairmont Residences, Fairmont Heritage Place). Properties here are ultra-premium, priced in the millions, and come with full access to all resort amenities and services.

Ciudad Mayakoba — an adjacent master-planned residential community developed by the same group — is a more accessible entry point. It shares Mayakoba’s eco-conscious design philosophy and gated security infrastructure but is a separate residential development with its own range of condos, apartments, and lots at significantly lower price points.

Both are excellent options for different buyer profiles. They are not the same product, and understanding which one you’re looking at matters significantly for pricing expectations.

Properties for sale inside Mayakoba resort

1. Rosewood Residences — ultra-luxury lagoon villas

The most prestigious residential address in Mayakoba. Rosewood Residences is a collection of 38 ultra-private villas set directly on the community’s crystal-clear lagoons, designed by award-winning interior designers Bando x Seidel Meersseman and guided by Rosewood’s A Sense of Place® philosophy.

What you get: Two- to four-bedroom floor plans with double-height ceilings, spa-style ensuite bathrooms, chef-caliber kitchens, private waterfront pools, sun decks, and personal lagoon-side docking for boat access. Full-time Rosewood concierge and maintenance staff maintain each villa whether you’re in residence or not. Owners receive VIP privileges at every Rosewood property worldwide — preferential reservations, complimentary upgrades, 24-hour check-in and checkout, and 15% off published rates for food, beverage, and spa.

Optional rental program: Owners can place their villa in the Rosewood hotel rental program, managed entirely by the hotel — a meaningful passive income option given Rosewood Mayakoba’s occupancy rates.

Pricing: Lagoon villas start from approximately $3.6 million USD. A small number of beachfront residences — the most coveted addresses in the entire Mayakoba community — are available at $4.9 million (the Coral Villas) and up to $9.85 million for the unique beachfront Villa Five designed by Javier Sordo Madaleno of SMA. Availability is extremely limited; this is one of the scarcest residential products on the entire Riviera Maya.

Best for: Buyers who want the absolute pinnacle of branded luxury ownership in Mexico, with full resort services, and who value privacy and natural surroundings over city proximity.

2. Fairmont Residences — full-ownership condos and penthouses

Set within boutique private buildings amid the lagoons and golf fairways of Mayakoba, Fairmont Residences offers three- and four-bedroom condominiums and penthouses for full ownership. The final phase of development features interiors designed by Room 1804, a celebrated Spanish design firm, and includes private plunge pools within each residence.

What you get: Expansive floor plans from 3,400 to over 6,200 square feet, double-height ceilings in penthouses, private plunge pools, fully furnished move-in-ready residences, and dedicated Fairmont concierge services. Owners access residents-only amenities (private pool, kids’ club, fitness studio) as well as the full Fairmont Mayakoba resort — including its recently completed multi-million dollar renovation, which added a new beachfront pool, rooftop bar, and multiple dining experiences.

Pricing: The final phase starts at $1.67 million USD. Previous phases sold out completely. The final collection is the last full-ownership opportunity at Fairmont Residences Mayakoba.

Best for: Buyers who want full-ownership branded luxury at a lower entry price than Rosewood, with family-friendly infrastructure and a recently renovated resort backing the investment.

3. Fairmont Heritage Place — fractional ownership

The only fractional (co-ownership) offering within the Mayakoba resort, Fairmont Heritage Place divides ownership of each residence across 12 equal shares. It is explicitly not a timeshare — owners actually co-own the property with full title rights, including the right to sell, will, deed, or place their interest in trust.

What you get: Three-bedroom residences (3,875 sq ft) and four-bedroom residences (6,544 sq ft), each with private plunge pools, fully curated Fairmont furniture packages, and butler and concierge services. Each 1/12 share grants three weeks of guaranteed annual usage plus the ability to reserve unlimited additional “Heritage Time” within 60 days of travel dates based on availability. Diamond status in ALL — Accor Live Limitless — provides preferred rates and access at Fairmont properties worldwide. Owners can also exchange their weeks for stays at other Fairmont hotels globally.

Pricing: 1/12 fractional shares in three-bedroom residences have historically started from the $169,000 range. Pricing varies by building and phase — contact us for current availability.

Best for: Buyers who want the Mayakoba resort experience and Fairmont brand ownership at a fraction of the full-ownership cost, and who realistically use 3–5 weeks per year rather than needing the property full-time.

Properties for sale in Ciudad Mayakoba

Ciudad Mayakoba is the adjacent master-planned community developed by the same group as the resort. It shares the same eco-conscious design philosophy, gated security, and natural environment — but at significantly more accessible price points. It is the right choice for buyers who want the Mayakoba lifestyle and location without the resort-branded price tag.

4. The Reserve at Mayakoba — luxury condos near the golf course

The most premium non-branded residential development in Ciudad Mayakoba. The Reserve is developed by Sancus Capital Partners in alliance with Inmobilia, designed by the international firm L35 — the same practice behind the Santiago Bernabéu Stadium renovation and the Dubai Stadium. Residents of The Reserve enjoy concierge, housekeeping, and in-villa dining services provided by the adjacent Banyan Tree Mayakoba hotel.

What you get: Two- to four-bedroom apartments surrounded by tropical jungle, mangroves, freshwater canals, and El Camaleón golf course. First-class amenities include outdoor pool, spa, sauna, gym, whiskey and cigar bar, yoga deck, kids’ club, business center, snack bar, and private beach club access. Controlled access and 24/7 security throughout.

Pricing: From $1,141,000 USD (2 bedrooms, per Zisla 2026 listings). Units available to move in immediately or with short delivery timelines.

Best for: Buyers who want ultra-luxury living inside the Mayakoba corridor with hotel-grade services, at a lower entry point than the branded resort residences, and who value architectural distinction and natural surroundings.

5. Maresia Mayakoba — cosmopolitan luxury condos

Located within the Mayakoba Country Club zone, Maresia is an exclusive cosmopolitan development combining contemporary architecture with access to an 18-hole professional golf course designed by PGA Tour champion Sergio García (2017 Masters winner), beach club, pools, themed gardens, and Mayakoba’s full array of shopping, entertainment, and lifestyle amenities across 260 hectares.

What you get: Three- and four-bedroom condos with premium finishes, designed for buyers seeking a balance of luxury and nature. Full gated community infrastructure with access to the Country Club’s golf course and beach club.

Pricing: From approximately $373,750 to $1,021,010 USD depending on unit size and configuration.

Best for: Golf-oriented buyers and lifestyle investors seeking a mid-range luxury entry into the Mayakoba corridor with resort amenities and appreciation potential.

6. Downtown Ciudad Mayakoba — mixed-use residences and commercial

The most vibrant development in Ciudad Mayakoba, Downtown positions itself as the community’s central hub — combining 59 apartments, 13 lofts, and 20 ground-floor commercial units in a 7,419 m² development that reserves nearly 40% of its footprint for green space through a basement parking structure.

What you get: Apartments and lofts with modern amenities, positioned directly in the heart of Ciudad Mayakoba within walking distance of all community infrastructure. The commercial ground floor — the planned first shopping center in Ciudad Mayakoba — will add significant long-term value to the surrounding residential units.

Pricing: From $255,571 to $438,913 USD.

Best for: Buyers who want an investment-oriented property in the center of an emerging community, with the potential upside of commercial activity driving foot traffic and long-term appreciation.

7. La Ceiba Mayakoba — nature-integrated condos

La Ceiba is designed around one defining principle: the natural environment is not a backdrop, it is the architecture. The development is integrated directly into the surrounding landscape, with units facing jungle canopy, cenote water features, and green corridors. The Club House serves as the community’s social and recreational center, with a fitness center, semi-Olympic pool, tennis and paddle tennis courts, coffee bar, and outdoor activity zones.

What you get: Two-, three-, and four-bedroom units designed for buyers seeking a nature-first lifestyle within a master-planned community. Focused on tranquility and sustainability rather than urban energy.

Pricing: From $233,208 to $243,906 USD.

Best for: Buyers who prioritize a nature-immersed lifestyle, families looking for a peaceful second home, and those who want a lower-maintenance investment in a proven community.

8. Onkoba Mayakoba — ready-to-deed condos

Onkoba is a completed, mixed-use development with a modern architectural style — one of the few Ciudad Mayakoba developments where units are immediately ready to deed and occupy. For buyers who want a finished property without construction wait times, Onkoba is the most straightforward entry point in the community.

What you get: One- to three-bedroom condos in a completed building with immediate availability. Last units remaining — this is a limited-stock opportunity.

Pricing: From $162,965 to $390,232 USD.

Best for: Buyers who want immediate occupancy, rental income from day one, or a lower-cost entry into the Mayakoba community without waiting for construction delivery.

9. Senderos Mayakoba — residential lots for sale

Senderos is the residential land opportunity within Ciudad Mayakoba — single-family lots designed for buyers who want to build their own home within a master-planned, gated community. Two sections (Senderos Poniente and Senderos Mayakoba) offer different configurations and price points, both connected through pedestrian paths through native vegetation, parks, and a natural cenote.

What you get: Land from 167 m² to 386 m², with underground utilities, ecological lighting, 24/7 security with card access, and biological corridors connecting to green areas and cenotes throughout the community. Build on your own schedule with your own architect.

Pricing:

• Senderos Poniente: from $47,724 to $106,085 USD (16 hectares, 385 single-family plots)
• Senderos Mayakoba: from $127,878 to $139,504 USD (larger section with additional amenities)

Best for: Buyers who want to design and build a custom home within the Mayakoba community at the lowest possible entry cost, with flexibility on timing and design.

10. Lagunas Mayakoba — new construction near the beach

One of the newest developments in the Mayakoba corridor, Lagunas Mayakoba offers apartments positioned near the beach within the master-planned community. Pre-construction pricing and payment plans are available.

What you get: Two-bedroom apartments in a new construction development with lagoon-adjacent positioning and access to Mayakoba’s community infrastructure. Ideal for buyers who want a newer product at pre-construction pricing.

Best for: Buyers seeking a more affordable entry into the Mayakoba corridor with the appreciation potential of a newer development and flexible payment terms.

Contact us for current pricing and availability on Lagunas Mayakoba.

Side-by-side: which Mayakoba property is right for you?

Why Mayakoba holds its value

Several factors make Mayakoba a more durable investment than most Riviera Maya developments:

• Fixed supply. Mayakoba is a defined 620-acre estate. There is no new land to develop within the resort perimeter. Every unit sold makes remaining inventory scarcer — a dynamic that supports long-term price floors.
• Brand anchoring. Rosewood, Fairmont, Banyan Tree, and Andaz are global hospitality brands with significant reputational stakes in Mayakoba. Their continued operation and ongoing renovation investment (Fairmont’s multi-million dollar renovation was completed in 2024) directly supports residential property values.
• International demand. Mayakoba attracts buyers from the US, Canada, Europe, and Mexico City. Its brand recognition in international markets means it is not dependent solely on the Riviera Maya market cycle.
• Golf prestige. El Camaleón’s status as Latin America’s premier PGA Tour venue drives a steady flow of golf-oriented high-net-worth buyers who are not easily served by other Riviera Maya developments.
• Infrastructure maturity. Unlike speculative developments, Mayakoba’s hotels, restaurants, golf course, spa, and beach facilities are fully operational and internationally reviewed. Buyers aren’t betting on promised future amenities.

What to know before you buy

A few practical points for buyers evaluating Mayakoba properties:

All properties require a fideicomiso. Mayakoba sits within Mexico’s restricted zone (within 50 km of the coastline), so foreign buyers purchase through a bank trust. This is standard practice and fully protects your ownership rights. Read our complete fideicomiso guide →

Prices are predominantly quoted in USD. Unlike some Playa del Carmen developments, Mayakoba properties — particularly at the resort level — are largely dollar-denominated, which removes much of the currency risk for US buyers.

HOA and maintenance fees vary significantly. Resort-branded residences (Rosewood, Fairmont) include comprehensive maintenance services in their fee structure. Ciudad Mayakoba developments have separate HOA structures. Always request a full breakdown of annual carrying costs before committing.

Pre-construction vs. ready-to-occupy. Some developments (Onkoba, The Reserve) offer immediate occupancy. Others (Lagunas Mayakoba, newer Senderos phases) involve construction timelines. For pre-construction, verify the developer’s permit status and delivery record before signing.

Resort rental programs are an option, not a requirement. Rosewood and Fairmont both offer managed rental programs for owners. These can generate meaningful income but involve sharing revenue with the hotel. The terms vary — review them carefully if rental income is part of your purchase rationale.

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Ready to see what’s available to buy in Mayakoba?

Mayakoba moves quickly. Rosewood’s lagoon villas are nearly sold out. The Fairmont final collection is the last full-ownership opportunity at that development. Some Ciudad Mayakoba phases are at final availability.

We can provide current pricing, floor plans, and availability for every development listed above, and arrange site visits to any property that interests you.

At Caribe Luxury Homes Mexico, we represent buyers across the full Mayakoba spectrum — from Senderos land lots to Rosewood villas. Our job is to match you to the right property for your specific situation, not to push the highest-priced listing.

→ Browse all our Riviera Maya luxury listings

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Frequently asked questions

What is the difference between Mayakoba and Ciudad Mayakoba?

Mayakoba is the original 620-acre resort community containing the four luxury hotels (Rosewood, Fairmont, Banyan Tree, Andaz), El Camaleón Golf Course, and the branded residences (Rosewood Residences, Fairmont Residences, Fairmont Heritage Place). Ciudad Mayakoba is an adjacent master-planned residential community developed by the same group, with more accessible price points and its own developments (The Reserve, Maresia, Downtown, La Ceiba, Onkoba, Senderos, Lagunas). Both are gated and share the eco-conscious design philosophy, but they are separate products at different price points.

What is the cheapest way to buy into Mayakoba?

The lowest entry points are the Senderos Poniente residential lots, starting from approximately $47,724 USD for land in Ciudad Mayakoba. For a completed condo, Onkoba and La Ceiba offer units from the $160,000–$233,000 range. Fairmont Heritage Place fractional ownership starts from approximately $169,000 for a 1/12 share of a three-bedroom resort residence inside Mayakoba itself.

Can I rent out my Mayakoba property?

Yes. Rosewood and Fairmont both offer managed hotel rental programs for owners. Ciudad Mayakoba properties can be rented independently or through a property management company. Before purchasing, verify the specific HOA rules for your development — some buildings have guidelines around short-term rental management.

Is Mayakoba a good investment in 2026?

Mayakoba benefits from fixed supply, global brand anchoring, and proven international demand — making it one of the more durable investments on the Riviera Maya. The ultra-luxury segment (Rosewood, Fairmont) has historically maintained strong values through market cycles. Ciudad Mayakoba developments offer more typical Riviera Maya appreciation dynamics. Neither is a speculation play — they’re best suited to buyers who genuinely want to use the property.

Where is Mayakoba located?

Mayakoba is located on the Riviera Maya’s Caribbean coast, approximately 30 minutes from Cancun International Airport and 15 minutes from central Playa del Carmen. It sits at Carretera Federal Cancun–Playa del Carmen, KM 298.

What is El Camaleón Golf Course?

El Camaleón is an 18-hole championship golf course designed by Greg Norman, inaugurated in 2006. It became the first course in Mexico — and the first outside the US and Canada — to host a PGA Tour event. It has since hosted 16 PGA Tour events, two LIV Golf events, and the region’s first LPGA Tour event in 2025. It is the only course worldwide to have hosted all four of those tour series. Green fees for outside visitors run approximately $349 USD in high season. Residents of Mayakoba developments enjoy preferred rates and access.

What does it actually feel like to live in Mayakoba?

The community is exceptionally private and quiet. Getting around is by golf cart or boat — there are six miles of freshwater canals navigating through the resort. Wildlife is part of daily life: birds, iguanas, and local fauna share the ecosystem. The beach is a short walk or boat ride. With over thirty restaurants on the property, residents rarely need to leave the community. Most owners describe the experience as genuinely unlike any other resort community in the region.