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Lagoon and Cenote Property
in Bacalar and the Riviera Maya
Not all the water here is salt water. The Bacalar lagoon and the cenotes inland are another way to live by the water, with their own rules for building and buying.
Cancun Hotel Zone · Puerto Cancun · Puerto Morelos · Playa del Carmen · Cozumel · Puerto Aventuras · Akumal · Tankah Bay
Not all the water here is salt water
This is the part no listing mentions and the one that surprises new arrivals most: under this jungle runs the largest underground river system in the world, and it surfaces in freshwater cenotes and lagoons. You live on the beach and twenty minutes away there is water with no salt in it, that you walk straight into.
Cenotes of the Riviera Maya
There are thousands in Quintana Roo alone. Open, semi-open and cavern, with water at 75 degrees year round and swimming-pool visibility. Many are ten or fifteen minutes from the coastal towns, and you walk into several of them down a wooden stair.
Homes and land in Bacalar
The country’s most famous lagoon, in the south of the state. Fresh water, white bottom, never any sargassum. It is a different life and a different market: houses and lots with their own dock, prices well below the coast, and three hours’ drive from Playa del Carmen.
Nopalitos and Kaan Luum lagoons, next to Tulum
Fresh water minutes from Tulum, without the beach crowds. Nopalitos is one almost nobody knows; Kaan Luum is the one with the turquoise rim and the deep blue center. Both are a real alternative on sargassum days.
Buying land with a cenote: what you can build
It is enormous value and also a responsibility: a cenote inside the lot brings environmental restrictions and dictates where you can build. When the property you like has one, we check what the permit allows before you make an offer.
If fresh water rather than sand is what pulls at you, tell us: there are lagoon-front properties and lots with a cenote inside them, and they are reviewed differently than a beachfront condo.
More on beachfront property in Mexico
Beach houses for sale in Mexico
Every zone and the beachfront listings for sale now.
Beachfront prices by city
Price per square foot and m², first row and ocean view, with monthly fees.
Can a foreigner own beachfront in Mexico?
Yes. The restricted zone and the bank trust, explained.
Renting your beachfront property
Building rules, choosing a manager and taxes on rental income.
Tell us what you are looking for.
We do the filtering.
- A selection made for youA short list, not a catalogProperties that genuinely fit your budget, your location, how you plan to use it and whether you will rent it. We show you price, cost per square foot, HOA fees and the differences that matter so you can compare with judgment.
- A specialist review before you offerA licensed advisor looks at your propertyEach one is analyzed with a licensed real estate advisor with experience in that area and that type of transaction. We tell you what we already know about the building, the development or the land, and which documents and legal or technical points should be investigated before an offer is presented.
Choosing a property is only the beginning. Our job is that you understand what you are buying before you commit.
Hola!Living in the Riviera Maya since 2001, founder of Playa Realtors in 2008. Our team helps buyers and sellers from Cancún to Tulum, with a deeper service for buyers who want independent representation.
Karina D. Sayed, CPA · CEO, Broker and Owner · Playa Realtors
I have lived on this coast since 2001 and Playa Realtors has represented buyers here since 2008. Every price range, fee figure and rental rule on this page comes from our own comparables and from the condominium documents we read during due diligence, not from a listing description.
Licensed brokerage in Quintana Roo · Agency licence 1917120B0FBGMR008000735 · AMPI · SEDETUS · NAR REALTOR® 61235866
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