Sisal, Yucatán · Mexico Living
Buy Property in Sisal, Yucatán
Beachfront homes, coastal villas, and investment properties on Mexico's undiscovered Gulf coast — at a fraction of Tulum or Los Cabos prices. Fideicomiso guidance for foreign buyers included.
Why Sisal & the Yucatán Coast
from Mérida International Airport — non-stop flights to US, Canada, Europe.
of comparable beachfront in Tulum or Los Cabos, with better title security and less construction chaos.
designation protects Sisal's character — no mass hotel towers allowed. Your investment stays boutique.
ranked most liveable city in Latin America for expats and retirees (InterNations 2024). 45 min away.
Current Property Types Available
We show price ranges, not exact addresses — to protect sellers and buyers during negotiation. Schedule a call to receive the full shortlist with photos, exact location, and seller terms.
Beachfront Home — Direct Ocean Access
Sisal, Yucatán — Pueblo Mágico Coastal Strip
$3.9M – $25M MXN (~$200K – $1.3M USD)
Direct beach access in Mexico's boutique Pueblo Mágico. Private palapa, horizon views, bank trust (fideicomiso) available. One of the few remaining true beachfront villages on the Gulf of Mexico.
Villa — International Buyer Ready
Sisal, Yucatán — North Coast Premium
$600K – $1.2M USD
Fideicomiso already in place. Active vacation rental with Airbnb history. 35 minutes from Mérida International Airport. Clean private title, no ejidal complications. Priced for international buyers.
Coastal Boutique Home
Sisal / Chuburná, Yucatán — Virgin Coast
$400K – $850K USD
5 minutes to the beach on an undeveloped coastline. Ideal second residence or remote-work retreat. Fideicomiso required for foreign buyers — process we manage end-to-end. 35 min to Mérida.
Beachfront Lot — Build Your Own
Sisal, Yucatán — North Coast
$1M – $8M MXN (~$52K – $420K USD)
Titled beachfront lots with clean RPP registration and no problematic ZOFEMAT overlap. Rare opportunity to design and build from scratch on direct-access Gulf coast. Fideicomiso available.
Investment Property — Operating Airbnb
Sisal, Yucatán — Premium Sector
$8M – $22M MXN (~$420K – $1.15M USD)
Turnkey investment: already operating as short-term rental with documented Airbnb history. High season Dec–Apr. Estimated ROI 8–12% annually. For buyers seeking cash-flow from day one.
How the Buying Process Works
For international buyers — from first call to keys in hand.
- 1 Free 30-Min Call
Tell us your budget, timeline, and goals. We qualify your target (beachfront, near-beach, lot, investment). Zero commitment.
- 2 Curated Shortlist
We send you 3–5 properties matched to your criteria. Full details, pricing ranges, and photos. No MLS browsing needed.
- 3 Site Visit (Remote or In-Person)
Video walkthroughs via WhatsApp or an escorted visit. We handle logistics from Mérida airport to the property and back.
- 4 Offer & Due Diligence
We draft the promissory agreement (promesa de compraventa), arrange title search, ZOFEMAT and ejidal verification. A real estate attorney reviews everything.
- 5 Fideicomiso & Closing
Your notary sets up the bank trust. Closing costs run 5–8% of the price. We coordinate between your bank, the notary, and the seller. Average: 8–12 weeks to keys.
Foreigners buying in coastal zones use a bank trust (fideicomiso) — a standard, well-established structure that grants full ownership rights. Read our complete fideicomiso guide →
Sisal Market — Key Facts for Buyers
Gulf coast of Yucatán State. 45 km northwest of Mérida (35–40 min by car). Sisal is a designated Pueblo Mágico.
Near-beach homes from ~$1.5M MXN (~$80K USD). Direct beachfront from ~$3.9M MXN (~$200K USD). Premium villas up to $1.2M USD.
Fideicomiso required for coastal zone (50 km from sea). Setup: ~$1,800–3,000 USD. Annual fee: ~$500–800 USD. We coordinate the full process.
Budget 5–8% of purchase price: ISAI acquisition tax (2–4%), notary fees (1–2%), SRE permit (~$15K MXN), fideicomiso setup, registry.
Short-term rental (Airbnb/VRBO) is permitted. High season Dec–Apr. Estimated yields 8–12% on investment-grade properties. Subject to Mexican ISR tax.
We verify clean private title, RPP registration, ZOFEMAT status, and ejidal land check before any offer is made. No shortcuts on due diligence.
Research Before You Buy
- Luxury Homes & Beachfront Estates in Sisal, Yucatán →
- Sisal Yucatán Real Estate: Complete Guide for Foreigners (2025)
- The True Cost of Buying Property in Sisal — Every Fee Explained
- Retire in Yucatán & Sisal: Visas, Cost of Living, and First Steps
- Yucatán Coast Beachfront Property Guide 2025
- Progreso vs. Sisal: Which Yucatán Coast Town to Buy In?
- Fideicomiso Explained: How Foreign Buyers Own Coastal Property in Mexico
- Buying Real Estate in Mexico: Complete FAQ for Foreigners
Ready to Explore Sisal Properties?
Free 30-minute call. No commitment. We'll review your budget and send you a curated shortlist within 48 hours.