Tulum Authorities Close 18 Real Estate Developments in Six Months Over Regulatory Violations

Tulum, Quintana Roo — Authorities in Tulum have closed 18 real estate developments over the past six months for failing to comply with regulations, officials announced this week, as the state intensifies oversight in one of Mexico’s fastest-growing property markets.

Alonso Ovando, head of the Secretariat of Territorial and Sustainable Urban Development (Sedetus), said around 12 projects have been shut down so far this year, with two closures carried out this week and another pending. He noted that Quintana Roo currently has 116 properties flagged for violations.

The enforcement push reflects growing concern at the state level over irregular subdivisions, environmental infractions, and projects marketed without required municipal, state, or federal permits. Tulum has experienced explosive real estate growth over the past decade, fueled by tourism expansion, the new Tulum International Airport, and the Maya Train project. That rapid growth has also produced widespread irregular development, particularly in jungle zones and ejido lands.

The crackdown is part of a permanent oversight strategy that also extends to Playa del Carmen and Cozumel. While no recent closures have occurred in Cozumel, inspections continue due to the growth of real estate projects there. Playa del Carmen has also faced scrutiny in recent years as density, zoning, and infrastructure capacity become central planning issues.

Ovando explained that Tulum has various regularization processes. Some involve irregular settlements on state or private land, where the Strategic Projects Agency (Agepro) has recovered territorial reserves through acquisitions and swaps to reintegrate them into state property for urban planning schemes.

Agepro plays a key role in reclaiming and reorganizing land reserves for formal urban planning. In several municipalities, it has negotiated land swaps and acquisitions to convert informal settlements into legally recognized neighborhoods integrated into development plans.

He acknowledged that some people have signed purchase contracts for land previously considered irregular settlements, which is part of the urban regularization process. However, he highlighted developments promoted in jungle areas or on the outskirts that were marketed without municipal, state, or federal permits.

In Tulum, environmental regulation is especially strict due to the municipality’s proximity to protected natural areas, including the Sian Ka’an Biosphere Reserve and extensive federally regulated coastal and forest zones. Projects often require multiple layers of authorization, including municipal land-use permits, state urban development approvals, and in some cases federal environmental impact assessments (Manifestación de Impacto Ambiental, or MIA) overseen by SEMARNAT.

“Some have done things according to the law; others have sold lots based only on blueprints or on communal lands without proper procedures, which represents a risk for investors,” Ovando said.

Subdivision of ejido or communal land without proper assembly approval and formal titling through federal agrarian authorities remains a recurring issue in the region. Buyers who acquire lots marketed solely through private contracts or promotional renderings may later discover that zoning, density allowances, or environmental permissions were never granted.

He emphasized that the goal is not to repress but to invite those who acted improperly to come forward and explore regularization options. In some cases, authorization is not viable, particularly in environmental preservation areas or when lots are subdivided into sizes that do not meet regulations.

Mexican urban development law requires minimum lot sizes, infrastructure provisions, drainage systems, and environmental mitigation measures. Projects failing to meet these standards may be denied permits outright, particularly in environmentally sensitive zones or where infrastructure capacity is insufficient.

Meanwhile, Sedetus is working with the National Institute of Sustainable Land (Insus) on titling programs in communities like Jacinto Pat, Macario Gómez, Francisco May, and Manuel Antonio Ay. The aim is to regularize properties occupied on communal lands through technical studies to determine which areas can be titled, always with approval from communal assemblies.

Insus, a federal agency, specializes in transitioning irregular settlements into formally titled properties through cadastral studies, land-use verification, and community assembly approvals. In Tulum’s ejido communities, this process can take years, as it requires legal transformation of communal land into private parcels through agrarian procedures.

Ovando stressed that closure procedures are not immediate. Authorities first issue notifications, grant deadlines for submitting documentation, and may spend months reviewing cases before ordering definitive closures if there is no willingness to regularize.

Administrative closures can include suspension seals placed at construction sites, fines, and in some cases demolition orders. Penalties vary depending on the type of infraction but can reach significant sums, particularly if environmental damage is involved.

He advised investors to verify permits with municipal, state, and federal authorities before purchasing property, warning that fines for non-compliance are high and can lead to significant additional costs.

State officials have repeatedly urged buyers — particularly foreign investors unfamiliar with Mexico’s layered land system — to confirm land-use designation, environmental permits, ejido assembly approvals where applicable, and official subdivision authorizations before signing contracts.

As Tulum continues evolving from a boutique beach town into a dense urban municipality, authorities appear increasingly focused on reconciling rapid development with environmental preservation and formal urban planning frameworks.

The recent closures signal a broader shift toward tighter enforcement in a market long characterized by speculative sales and loosely regulated expansion.