Own Land on One of the Riviera Maya’s Last Quiet Bays
Xpu-Ha means “morning dew” in Mayan — a secluded stretch of coastline between Playa del Carmen and Tulum, still years behind its neighbors in price. Explore three gated communities currently selling residential lots and homes.
The Quiet Neighbor to Playa del Carmen and Tulum
Xpu-Ha sits roughly 20 minutes south of Playa del Carmen and 30 minutes from Tulum — close to the archaeological sites, cenotes, and beach clubs both towns are known for, without the density or price tag either has picked up. Land here is still comparatively affordable for a beach community on the Riviera Maya, and the area’s handful of gated developments share the same fundamentals: 24/7 security, direct or near-direct beach access, and large tracts of preserved green space.
Get Lot Maps & Pricing for Xpu-Ha
Tell us your budget and goals — a buyer’s agent sends available lots, real pricing, and floor plans across all three developments below.
Three Ways to Own in Xpu-Ha
Each of these is a gated, amenity-rich community currently selling. Pricing and lot availability change often — request current figures directly.
Xpu-Ha Oasis
The final phase of an established community — 47 titled lots reached by a residents-only tunnel to a private beach club.
Xpu-Ha Beach Residential Resort
A mature, multi-phase gated community with its own private beach club (opened 2021) and 65% preserved green space.
Amares Riviera Maya
405 acres of low-density, horizontal living a few minutes from Xpu-Ha’s beach clubs, with turn-key home models and 3 private cenotes.
What Every Development Here Shares
Across all three communities, the fundamentals repeat: a private beach club, real green space, gated security, and a sports or wellness club at the center of it all.
Private Beach Clubs
Residents-only sand, restaurants, and lounges
Sports & Wellness Clubs
Gyms, pools, tennis, padel, and pickleball
Gated Security
Controlled, monitored access at every entrance
Clubhouses
Lounges, event spaces, and community gathering areas
Buying Land in Mexico Is Where Representation Matters Most
Most agents in the Riviera Maya work for the developer. We don’t. Caribe Luxury Homes is buyer’s-only — we answer to you, and title verification, fideicomiso setup, and negotiation are handled in your interest, not the seller’s.
- ✓Independent title verification — we confirm each lot is fully titled (escriturable) and free of ejido or lien issues before you commit a peso.
- ✓Fideicomiso & closing guidance — we walk you through the bank trust required for foreign buyers in the restricted zone, plus closing costs and notary steps.
- ✓We negotiate on your side — lot selection, pricing, and payment terms handled in your interest, not the developer’s.
- ✓Local, bilingual, AMPI-certified — a team that lives here, knows the corridor, and answers in your language from first question to titled ownership.
From First Question to Title in Your Name
Owning land in Mexico is easier than you think — when someone independent has your back at every step.
Tell Us Your Goal
Share your budget, timeline, and the vision behind it. We send available lots and real pricing across all three developments — fast.
We Verify the Lot
We confirm clean, escriturable title and rule out any ejido or lien surprises, so you move forward with total confidence.
Reserve Your Lot
Found the one? We lock it in and negotiate the terms on your side — including owner financing where available.
Close With Confidence
We handle the fideicomiso, notary, and closing from start to finish, until the title reads your name.
What Foreign Buyers Ask Before Buying Land Here
Can foreigners legally own land in this part of Mexico?
Yes. Because Xpu-Ha is within the “restricted zone” (within 50 km of the coast), foreigners hold coastal property through a fideicomiso — a renewable bank trust that gives you full rights to use, rent, sell, improve, and pass on the property. It’s the standard, secure, and completely legal route used by buyers across the Riviera Maya. We set it up and explain every step.
What is a fideicomiso, and what does it cost?
A fideicomiso is a trust held by a Mexican bank on your behalf. You are the sole beneficiary with all ownership rights. There’s a one-time setup fee plus a modest annual maintenance fee. We’ll give you current figures and connect you with reputable banks and a notary so there are no surprises at closing.
How do I know a lot is really titled and not ejido land?
This is exactly where buyers can get burned, so we verify independently — confirming clean title, no liens, and no ejido (communal land) complications — before you commit any money. That verification is part of representing you, not the developer.
What are the closing costs?
Closing costs for property in Mexico typically run a single-digit percentage of the purchase price and cover the acquisition tax, notary fees, the fideicomiso setup, and registration. We provide a clear breakdown for your specific lot up front so you can budget the full, all-in number.
Do I have to build right away?
No. Depending on the development and phase, lots are typically available for immediate or near-term delivery, so you can build now, build later, or hold the land as an asset. We’ll walk you through any community build guidelines so you know your options before you buy.
Can I finance the purchase, and can I do this remotely?
Several of these developments offer direct owner financing — terms vary by community and are worth comparing. Many of our foreign buyers also complete the entire process remotely with a power of attorney; we coordinate the documents, notary, and closing so you don’t need to be on the ground for every step.
One of the Riviera Maya’s Last Quiet Bays Won’t Stay Quiet Forever
Get current lot maps and pricing across all three Xpu-Ha developments — no obligation, usually within minutes.
Caribe Luxury Homes — Buyer’s-only real estate across the Riviera Maya & Cancún corridor. We represent buyers, never developers.
Playa del Carmen, Quintana Roo, México · +52 984 277 7149