Frequently asked questions

Not everything we're offered makes it into the catalogue. Before listing we review the deed, lien certificate, property tax, condominium regime and internal bylaws. We live in Playa del Carmen, so when we describe an area we speak from experience, not from a brochure.

We rent long-term in central Playa del Carmen. We sell in Playa del Carmen and across the rest of the Riviera Maya. Working a tight area is what lets us know the streets and the buildings: which ones catch the noise from Quinta Avenida and at what hours, which building managers actually respond, where the water pools in rainy season.

Yes. Before listing we review the deed and the ID of whoever is offering it, the lien certificate, property tax up to date, the deed establishing the condominium regime and its internal bylaws, the maintenance fee and its account statement, and what the bylaws say about pets and short-term letting. When something can't be verified, that property stays out of the catalogue.

A document giving the range we believe your property can sell or rent for today, the comparables we base it on, the adjustments for floor, view, aspect and condition, and a recommended asking price. Determining the market reference value falls under CONOCER standard EC0110.02. It is not a formal appraisal: for legal, tax or lending purposes a licensed appraiser in good standing is required. It is free and carries no exclusivity.

Yes, and we verify it in the condominium bylaws, not just with the owner. An owner accepting pets is a good start, but the bylaws are what decide: there may be a weight limit, a restriction on using the lift, or a ban in common areas. We read what's permitted, explain it to you, and put it in the contract.

We work in long-term rentals, sales and investment advice. If short-term letting is what interests you, we'll point you to the first thing to check — what the condominium bylaws allow, because a fair number of buildings in Playa del Carmen expressly prohibit it — and refer you to someone who operates it.

Yes. Playa del Carmen falls within the restricted zone: the 50-kilometre coastal strip where a foreign national acquires property through a bank trust (fideicomiso). It's a solid mechanism, in use for decades, in which a Mexican bank acts as trustee and you are the beneficiary with the right to use, rent, sell and bequeath. It carries a set-up cost, an annual fee and processing time: we say so at the start, not at the end.

ID, proof of income, references and a guarantor or legal surety policy; one month's security deposit with clear rules on when it's returned; and a contract with a well-defined term, annual increase and exit clause. The full list is under rental requirements.

General guidance on what usually accompanies a transaction: notary fees, property acquisition tax, an appraisal where lending is involved, and the costs of holding the property. For the formal calculation we go with you to the notary and, where applicable, to an accountant. We don't replace tax or legal advice; we tell you when you need it.

The first conversation isn't about showing properties: it's about understanding how long you plan to stay, whether you're coming with a partner, family or a pet, whether you'll walk to work, and what your real budget is once you count August's electricity bill. With that we filter, and save you the viewings that aren't worth making.

It's a city made of people who came from somewhere else: Mexicans from across the country and a sizeable international community. That makes it unusually easy to settle into, because almost everyone was the new arrival at some point. It's worth knowing the rest too: the heat and humidity from May to September are intense, the rainy season comes, and sargassum turns up in certain periods. Those who arrive knowing what it's like are the ones who stay.

By WhatsApp at +52 984 180 8944, by email at [email protected], or through this form. We're available Monday to Friday, 9:00 to 18:00. Asking costs nothing and commits you to nothing.