Telchac Puerto property tax hike sparks protest over fairness

Telchac Puerto, Yucatán — The municipality of Telchac Puerto experienced a tense Saturday as property owners protested outside the Municipal Palace, demanding a meeting with Mayor Alfonzo Nuñez to adjust property tax rates. The demonstration occurred despite the municipal building being closed, with all attendees unaware of the mayor’s whereabouts.

Protesters expressed their discontent with the removal of an 80% subsidy on property tax payments, which they claim has led to exorbitant increases that have become unaffordable after municipal authorities reduced the assistance to 30%.

Some property owners argue the increase is unjustified due to inadequate municipal services such as drinking water supply and garbage collection. Meanwhile, long-time residents of the port claim they pay appropriate rates and insist that property owners who generate income through short-term rentals should face higher fees.

“Those of us who are actually from here aren’t protesting. We pay around 230 pesos per year, and that seems appropriate to us. Those complaining are the ones with large houses, swimming pools, who rent them out as Airbnbs. They’re getting rich off our water and tourists—they’re not hardworking locals like us,” said a coconut vendor from the boardwalk.

However, property owners who joined the protest maintain that rates have increased by more than 100% compared to last year’s payments, which they consider unfair, prompting their demand for a meeting with the mayor.

“It’s a disproportionate increase. I used to pay around 200-220 pesos, and this year they say I have to pay 3,000 pesos. That’s a lot—it’s more than a thousand percent increase,” declared Ramón Aranda, a Mérida resident who owns property in Telchac Puerto.

The issue arose following an adjustment to the cadastral value of properties in the port during the 2025 fiscal year, which increased home values and consequently raised property tax costs. After negotiations with municipal authorities last year, an 80% subsidy was secured, but this year it was reduced to 30%.

Residents’ frustration stems from their belief that properties are not worth as much as the assigned values. In Ramón Aranda’s case, he detailed that in 2023 his property’s cadastral value was 197,000 pesos, while in 2025 it was assigned a value of 1.4 million pesos.

“Prices are rising everywhere, but not that much in two and a half years,” he complained.

Gerardo Rodríguez Cámara faces a similar situation, having paid 5,200 pesos last year while being required to pay 19,500 pesos this year.

“What we want is to talk with the mayor. We’re not refusing to pay property taxes or water bills, but we want it to be fair,” he stated.

Protesters denounced that a thousand percent increase in property tax payments is unsustainable, particularly given deficiencies in public services that make them disagree with such high rates.

“We’ve paid for water trucks or bought jugs because there’s no drinking water, and we’re required to pay water bills to be able to pay property taxes. It doesn’t seem fair that the mayor closes the Municipal Palace and won’t speak with us,” declared Lupita Aguilar.

Despite these testimonies, residents living farther from the beach area claimed they’re being charged the same amount as previous years, with fees not exceeding 300 pesos.

“Obviously, if they have more, they should pay more. They rent out rooms, use water for their swimming pools, have houses with two, three, or four floors, and some even have condominiums—and they’re not even Mexican, they’re foreigners who can afford to pay. That adjustment should happen, but not that much. The mayor should show his face and work things out with them,” said a ceviche restaurant owner.