A city within the city
Puerto Cancún is a master planned community of more than 300 hectares between downtown Cancún and the hotel zone. Inside its gates sit a working marina, an 18 hole Tom Fazio golf course, a shopping town center, a private beach club and protected mangrove, all connected by landscaped avenues.
It was designed for buyers who want city convenience with resort amenities. Downtown Cancún, the airport and the hotel zone are all minutes away, and we are at your side from the first showing to the keys.
Gated access
Controlled entrances with 24/7 private security.
Golf course
18 holes designed by Tom Fazio.
Marina & beach club
Full service marina and private beach club.
Protected mangrove
Conservation areas, canals and coastal wildlife.
Everything within the gates
Living in Puerto Cancún means golf, boating, shopping, dining and the beach are part of the same daily routine.
Golf & Sports
⛳
The Puerto Cancún golf course, designed by Tom Fazio, plays along the mangrove and the lagoon. Tennis, paddle, gyms and running paths complete the sporting offer inside the community.
Dining & Shopping
🍽️
The Marina Town Center and Puerto Cancún mall bring restaurants, cinema, luxury retail and supermarkets inside the community, with downtown Cancún ten minutes away.
Security & Privacy
🔒
Access control with resident credentials and visitor registration. Cameras and 24-hour patrols guarantee the peace of mind families come here for.
Services & Education
🏥
Hospitals, international schools, banks and offices are minutes away in the city, one of the strongest service networks in Quintana Roo.
Marina & Beach Club
🏖️
A 180 slip marina for boats and yachts, plus a private beach club on the Caribbean reserved for residents and their guests.
Connectivity & Access
✈️
Twenty minutes from Cancún International Airport, the best connected address in the Mexican Caribbean, with direct access to the hotel zone.
Inside the community, in photographs
Types of properties
From marina view condos to golf front residences and penthouses, Puerto Cancún has options for every buyer and investor profile. Browse current listings in Puerto Cancún
One to three bedroom apartments with marina, golf or lagoon views, the most liquid segment of the community.
- 1–3 bedrooms
- Pool, gym & concierge
- Year round rental demand
- Walk to town center
Three to five bedroom homes inside private enclaves, many of them fronting the Tom Fazio course.
- 3–5 bedrooms
- Private garden & pool
- Two car garage
- Golf frontage available
Signature architecture, premium finishes and the best views in the community, over the marina and the Caribbean.
- 3–5+ bedrooms
- Architect-designed
- Marina or sea views
- Private terrace & pool
Estimated rental returns by property type
| Property type | Starting price (USD) | Common rental model | Est. gross annual yield |
|---|---|---|---|
| Condominium | 580,000+ | Annual or 3–6 month lease | 5–7% |
| Golf residence | 1,000,000+ | Annual lease | 4–5% |
| Penthouse, villa or canal home | 2,000,000+ | Annual, seasonal where allowed | 3–4% |
Puerto Cancún is not a nightly rental market: most condominium regulations require minimum leases of three to six months, so the realistic model here is long stay and annual rental to executives, relocations and seasonal residents. Yields above are gross, before maintenance fees, property tax and management, and vary by building, floor, view and furnishing. Canal front homes trade well above the starting prices shown, up to and beyond USD 5,000,000. Speak with a Playa Realtors advisor for a projection on a specific unit.
Source: Playa Realtors transaction and lease data for Puerto Cancún.
Before you buy: the rules that change the numbers
Around 90% of the buildings in Puerto Cancún do not allow Airbnb style nightly rentals. Some set a three month minimum lease, others a six month minimum, and only a few towers permit vacation rental. We confirm the condominium regulation in writing before you make an offer.
Playing the Tom Fazio course requires a Puerto Cancún Golf Club membership, contracted separately from the property and with its own initiation and monthly dues. A few developments include memberships or green fees with the unit, most do not.
The community reaches the Caribbean through the Puerto Cancún beach club, with controlled access by resident credential. Some buildings include beach club rights in their HOA, others require an individual membership, and guest access is limited per household.
Maintenance is charged monthly per square metre and varies widely by tower, from basic services to full concierge, valet and spa. Marina slips are leased or bought separately, priced by boat length.
Sending your money from the US or Canada
Funds move by international wire from your bank to the notary or to the developer trust account, never in cash. Plan two to four business days, a currency conversion that is usually better through a specialist exchange house than through a retail bank, and the source of funds paperwork that both your bank and the notary will ask for. We coordinate the wire instructions with the notary and confirm receipt before closing. See financing and payment options.
“Playa Realtors made buying in Puerto Cancún simple from thousands of miles away. Karina and her team handled every step, from the fideicomiso to the closing, and were always available.”
Verified client, Playa Realtors Read more reviews on Google
Explore the area in detail
Please click on the map to discover each development and point of interest inside Puerto Cancún.
Inside the gates
A 180 slip marina with fuel dock and clubhouse. The Renaissance hotel and the tallest waterfront towers sit along its edge.
Tom Fazio 18 holes running between mangrove and lagoon, with the clubhouse near the north entrance.
The seaward portion of the master plan, closest to the private beach club and the sand.
The most expensive addresses in the community: canal front homes with private docks, from about USD 2,000,000 to well over USD 5,000,000.
Restaurants, cinema, supermarket and luxury retail, walkable from most towers.
The community’s tall buildings, Blas among the newest, with fairway, marina and Caribbean views.
Between downtown Cancún and the hotel zone
Puerto Cancún sits at the northern entrance of the hotel zone, minutes from downtown Cancún, combining immediate access to city services with the calm of a private gated community.
It borders the Caribbean Sea to the east, the Nichupté lagoon system to the south and the city to the west, the ideal base for everything the Mexican Caribbean has to offer.
Interactive map · Puerto Cancún developments and points of interest
Reasons to choose Puerto Cancún
As a permanent home, a second residence or a vacation rental investment, the case for Puerto Cancún is a concrete one.
Steady appreciation
Puerto Cancún has appreciated consistently since its first deliveries, supported by limited land inside the master plan and constant international demand.
Rental demand with real rules
Nightly rental is restricted in most buildings, so income here comes from annual and three to six month leases to executives, relocations and seasonal residents. Less turnover, fewer surprises, steadier occupancy.
Resale liquidity
Puerto Cancún is the address buyers ask for by name in Cancún, which keeps the resale and lease market active in every price band, an exit that newer developments cannot promise.
Complete infrastructure
Underground utilities, wide landscaped avenues, marina, golf, mall and beach club are all built and operating, not promised.
Straightforward for foreign buyers
Foreigners buy in the restricted zone through a fideicomiso (bank trust), a safe and well regulated process that we handle with you from start to finish.
City services next door
Hospitals, international schools, universities and offices are ten to fifteen minutes away in the city, not inside the gates. What is inside is golf, marina, mall and beach club.
What does it cost to buy in Puerto Cancún?
Condominiums start at USD 580,000, golf residences at USD 1,000,000 and penthouses or villas at USD 2,000,000. Canal front homes run well past USD 5,000,000.
Are golf and marina included?
No. The golf club membership and the marina slips are contracted separately from the property, each with its own fees.
Can I rent out my property short term?
Yes, and demand runs all year, but each building sets its own rules. We confirm them before you make an offer.
How do foreigners buy and finance here?
Foreign buyers purchase through a fideicomiso (bank trust). Several developers offer pre construction payment plans, though most purchases are made in cash. We are specialists in financial advisory, so ask us about your case and see our financing options.
Still have questions before buying? See our Frequently Asked Questions for Buyers.
Ready to find your ideal property?
Our Puerto Cancún specialists will guide you through the community and show you the options that fit your budget and your goals.
