Costa Maya Land Invasions: A Growing Crisis

Mahahual, Quintana Roo — Costa Maya has become the latest battleground for territorial control in Quintana Roo. Following Cancún and the Riviera Maya, the tourism boom has turned Mahahual into a magnet not only for legitimate investors but also for those who see land as a commodity easily seized and resold.

Systematic Occupation of Over 1,000 Hectares

The land tenure conflict in Mahahual is not new, but its scale has grown alarmingly. More than 1,000 hectares have been illegally occupied by groups operating with logistical precision and structured organization. Identified leaders, including Peter Márquez, Rosario Güemes, and Álvaro Álvarez, have spearheaded at least 25 invasions, each with its own dynamics, terrain, and profit scheme.

The process follows a disturbingly consistent pattern: identifying unguarded or legally disputed land, occupying it under claims of protecting rights or addressing social needs, subdividing the area, and selling plots directly to buyers seeking coastal property. Prices range from 3,000 to 100,000 pesos. While no formal deeds are provided, buyers receive receipts, hand-drawn maps, and promises of eventual regularization—promises that rarely materialize.

Fraudulent Documentation and Disappearances

To lend legitimacy, invaders often file applications with Mexico’s Secretariat of Agrarian, Territorial, and Urban Development (Sedatu) or present falsified documents. Micro-communities have sprung up on stolen land—some state-owned, others privately held—while displaced landowners face threats, sluggish legal processes, or worse.

One such case involves businessman Juan Carlos Ortega Prado, who disappeared in 2021 after denouncing land invasions in the area. His whereabouts remain unknown, with conflicting accounts attributing his disappearance to either his own alleged abuses as a hotel owner or retaliation by economic interests in the region.

Government Response and Environmental Damage

State authorities have filed 285 land invasion complaints through the Agrarian Attorney General’s Office (Agepro) and opened 418 investigations. However, evictions in Mahahual rarely succeed. When attempted—such as in the La Victoria area—clashes erupt between police and organized groups, with unwitting residents often serving as human shields.

The environmental toll is severe: over 200 hectares of mangroves and jungle have been destroyed due to unchecked deforestation and unregulated construction. The fragile ecosystem of Costa Maya, already underprotected, faces irreversible damage. Meanwhile, settlements lacking basic services exacerbate marginalization and violence.

Leaders of the Invasions

Peter Márquez, a Honduran national who arrived from the U.S., quickly integrated into the land invasion network. Rosario Güemes and Álvaro Álvarez employ similar tactics, selling plots backed by forged paperwork or baseless administrative requests. Some have even funded local businesses, such as water purification plants, with proceeds from these operations.

A Legal and Territorial Crisis

Mahahual’s recent history is marked by lawsuits, complaints, displacements, and silence. Local and state authorities grapple with a system blending illegality, corruption, and social need. Land in Costa Maya is no longer just a tourist asset—it is the epicenter of a legal and territorial dispute threatening to redefine the region’s future.