Región 11
Región 11 holds 350 active listings and its square metre is asked at -26% below the Tulum median.
- 01Executive summary
- 02Market context · official data
- 03List-price distribution
- 04Value per m²: the zone vs Tulum
- 05Price vs size and the fair-value band
- 06How far each price sits from fair value
- 07Bedroom mix
- 08Ticket segmentation
- 09Competitive position across zones
- 10Short-term rentals in this zone
- 11Short-term rental seasonality · 12 months
- 12Opportunities flagged by the engine
- 13Entry comparables (8 most accessible)
- 14Official documents — free
- 15Methodology, scope and limits
- 16FAQ
- 17About this document
01Executive summary
$2,164/m² vs $2,941/m² · 221 comparables
- Región 11 holds 350 active listings — 4% of the tracked for-sale inventory in Tulum.
- Its median $/m² ($2,164) sits -26% below the municipal median ($2,941).
- The core ticket runs $162K to $406K (median $262K); extremes: $22K – $4.8M.
- The dominant product has 2 bedrooms (32% of listings with data).
- Median observed days on market is 60 days and 2.6% of the inventory cut its price in the last 30 days.
- The engine flags 22 listings below their fair-value range — details in the opportunities section.
02Market context · official data
Macro backdrop — same for the whole Riviera Maya, not zone-specific: official price appreciation (SHF), tourism demand (airports and hotel occupancy), housing finance and FX. Government and market sources, dated.
03List-price distribution
Across 360 active list prices. Dashed line: median $262K.
04Value per m²: the zone vs Tulum
$/m² percentiles (P10–P90; box P25–P75; dot = median). Zone: 221 listings with size · Tulum: 6945.
05Price vs size and the fair-value band
221 listings with price and size. Dashed band: zone $/m² P25–P75 (the range the engine deems “fair”). Green dots sit below the band. Axes are clipped at the 92nd percentile so the cloud stays legible: 27 listings with extreme price or size fall outside the frame (they still count in every statistic).
06How far each price sits from fair value
Distribution of the 205 zone listings with a computable fair value, by how far the list price sits from the center of its own AVM range. 51% falls inside its fair-value range, 19% below and 31% above. Each bar counts listings, not money.
07Bedroom mix
Active listings and median price by bedroom count (listings with data only).
08Ticket segmentation
Share of active inventory by list-price range.
09Competitive position across zones
Median $/m² per Tulum zone with an honest sample (≥8 comparables). This study’s zone in gold.
10Short-term rentals in this zone
Median nightly rate (USD) across 28 active Airbnb rentals inside Región 11, by bedrooms, as of 2026-09-12. Estimated annual income uses Tulum market occupancy (31%, AirROI) — directional, before operating costs. Sources: airbnb.mx (explicit-date rates, fees included) + AirROI (market occupancy).
11Short-term rental seasonality · 12 months
Monthly occupancy of the Tulum short-term rental market, last 12 months (source: AirROI, as of 2026-09-08). The gold band is the P25–P75 range across listings; the solid line is the median. The dashed green line is the median nightly rate (right axis). This is CITY-level data —between 8,353 and 10,164 active listings depending on the month—, not zone-level: use it to read seasonality, not to value a specific property.
12Opportunities flagged by the engine
| Listing | Zone / specs | List price | $/m² | Fair range (AVM) | Δ vs center |
|---|---|---|---|---|---|
| Oasis de lujo en la selva de Tulum | Región 11 · 2 bd · 147 m² | $203,579 | $1,385 | $235K–$380K | -34% |
| Casa de ensueño en Aldea Savia, Tulum 🌴✨ | Región 11 · 3 bd · 237 m² | $305,610 | $1,289 | $355K–$551K | -33% |
| Vive en el Paraíso de la Selva Maya | Región 11 · 2 bd · 141 m² | $200,302 | $1,421 | $225K–$365K | -32% |
| Vive el lujo en Aldea Savia, Tulum | Región 11 · 2 bd · 105 m² | $150,472 | $1,433 | $168K–$272K | -32% |
| Departamento en Venta en Tulum Centro | Región 11 · 2 bd · 96 m² | $149,941 | $1,562 | $178K–$255K | -31% |
| Casa lock-off con alberca y rooftop en Tulum | Región 11 · 4 bd · 300 m² | $405,841 | $1,353 | $474K–$687K | -30% |
Active listings priced below the fair-value range of their zone comparables (AVM with 110 active zone comparables). Raw land (lots) excluded: a different product class. List prices, not closing prices — always verify on site. Not investment advice.
13Entry comparables (8 most accessible)
| Listing | Bd | m² | Price | $/m² |
|---|---|---|---|---|
| Quintana Roo, Tulum, Tulum Centro, Tulum Centro, Quintan Realtor | 1 | 38 | $68,866 | $1,812 |
| Quintana Roo, Tulum, Tulum Centro, Tulum Centro, Quintan Realtor | 1 | 27 | $75,798 | $2,807 |
| Departamento en Venta en Pueblo Tulum Lamudi | 1 | 27 | $76,588 | $2,837 |
| Departamento en Venta en Pueblo Tulum Lamudi | 1 | 42 | $76,706 | $1,826 |
| Tulum, Tulum, Quintana Roo Realtor | 1 | 43 | $76,819 | $1,786 |
| Quintana Roo, Tulum, Tulum, Tulum, Quintana Roo Realtor | 1 | 27 | $76,853 | $2,846 |
| Quintana Roo, Tulum, Tulum Centro, Tulum Centro, Quintan Realtor | 1 | 43 | $76,971 | $1,790 |
| Departamento en Venta en Pueblo Tulum Lamudi | 1 | 40 | $81,440 | $2,036 |
14Official documents — free
The two documents every serious investor checks before buying in Tulum: the Urban Development Plan (PDU 2008) with land uses, densities and height limits, plus the Cancún–Tulum ecological zoning (POET). KML format for Google Earth.
15Methodology, scope and limits
Source & cut-off. Public for-sale listings tracked by DEDALO’s nightly engine (as of 2026-09-12). USD list prices; not closing prices.
Fair value (AVM). Median $/m² of same-zone active comparables, ALWAYS expressed as a range (P25–P75) with a confidence level based on comparable count. Open methodology at /metodologia.html.
Days on market and price cuts. Published from this cut-off onward, computed from the engine’s own history: days since we first saw the listing, and the share of zone listings with at least one price cut in the last 30 days. Nightly tracking started in July 2026, so the median days figure is bounded by the observation window and will grow as history accumulates: today it is a floor, not the final number.
What we do NOT publish yet. 30-day absorption and 90-day trend need more history than we have: they will publish as it accumulates — we’d rather say “not yet” than invent a number.
Conflict of interest, disclosed. DEDALO is operated by a local developer. That is why every calculation uses open methodology and the data shows even when it favors no one.
16FAQ
How many properties are for sale in Región 11?
We currently track 350 active listings in Región 11, refreshed nightly.
What is the price per m² in Región 11?
The current median is $2,164 USD/m² (core range $1,742–$2,798) across 221 active comparables with registered size.
How do you calculate fair value?
Median $/m² of same-zone active comparables, always as a range with a confidence level. Open methodology at /metodologia.html.
17About this document
Document generated automatically by the DEDALO engine on 2026-09-12 from 350 active Región 11 listings and 221 comparables with registered size (confidence high). USD list prices, not closing prices. DEDALO is operated by a local developer: that is why the methodology is open and we also publish the data that does not suit us. Not investment advice, nor a legally valid appraisal.
Want this study applied to a specific property?
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⊹ See the 350 listings on the live mapaidedalo.com/zona/region-11