Read more about buying in Isla MujeresShow less
Isla Mujeres real estate ranges from condos near Playa Norte and downtown to oceanfront villas on the quieter south and east coast, with a limited supply of lots. The island is small, so inventory is tight and good listings move fast. The listings below cover the whole Isla Mujeres municipality, which includes the mainland side at Costa Mujeres and Isla Blanca. Homes on the island itself often sell off-market, so ask us what is available today.
Area by area
What each part of Isla Mujeres offers
Centro & Playa Norte
Condos · small hotels
The north end, with the town, the ferry docks and Playa Norte. Walkable, lively and with the strongest vacation rental demand.
Isla Mujeres guide →Sac Bajo & Laguna Makax
Villas · waterfront homes
The calmer west side facing Cancún, with bay and lagoon frontage, small marinas and sunset views.
Isla Mujeres guide →South and east coast
Oceanfront villas · lots
Quieter and more private, with open Caribbean views from the rocky shore toward Punta Sur.
Isla Mujeres guide →What you can buy
Property types in Isla Mujeres
Condos. Mostly near Playa Norte and downtown, many used as vacation rentals.
Houses and villas. Along the west and south coast, from island homes to oceanfront villas.
Lots. Limited, mostly in the south and the interior of the island.
Small hotels. Guesthouses and boutique hotels, sold as real estate.
Before you buy
What we check on every Isla Mujeres property
On a small island, the title, the permits and the building itself decide whether a purchase is a good one.
- Title and trust. The island is in the restricted zone, so foreign buyers hold title through a bank trust (fideicomiso).
- Beachfront concession. For oceanfront homes, the federal beach zone (ZOFEMAT) concession and its payments.
- Building condition. Salt air and hurricane exposure: we review structure, windows, waterproofing and maintenance.
- Rental rules. Condo bylaws and permits if you plan to rent.
- Price against the market. An independent valuation against real comparables on the island.
- Total cost to close. Plan for closing costs of 7 to 10% of the purchase price on top of the price itself.
Buyer representation
Buying in Isla Mujeres with someone on your side
We don’t represent developers, so when you buy in Isla Mujeres with Playa Realtors the only interest at the table is yours. As members of AMPI Cancún we work with the whole Cancún network, and we cover the island in person.
Call or text from the US and Canada: +1 954-799-4141 · WhatsApp +52 984 186 5453 · hola@playarealtors.co
Questions buyers ask
Isla Mujeres real estate FAQ
How do you get to Isla Mujeres?
Passenger ferries leave from Puerto Juárez and Gran Puerto in Cancún, a ride of about 20 minutes. A car ferry runs from Punta Sam.
Can foreigners buy property in Isla Mujeres?
Yes. The island is in Mexico’s restricted zone, so foreign buyers hold title through a bank trust (fideicomiso) or a Mexican corporation, with full rights to use, rent, sell and leave the property to their heirs.
How much are closing costs when buying in Isla Mujeres?
Plan for 7 to 10% of the purchase price, covering acquisition tax, notary fees, the trust and registration. We give you a written estimate before you sign an offer.
Is Isla Mujeres the same as Costa Mujeres?
No. Costa Mujeres is on the mainland north of Cancún and belongs to the municipality of Isla Mujeres, which is why the names get mixed up. The island is across the bay. See Costa Mujeres real estate.
