Changes in Puerto Aventuras Property Taxes

Massive Cadastral Value Hikes Proposed for 2026—What It Could Mean for You

Property owners across the Riviera Maya are sounding the alarm over proposed changes to Playa del Carmen’s cadastral value tables—the numbers used to calculate property taxes. And while the proposal is being discussed mainly in Playa del Carmen groups, it affects the entire municipality, including Puerto Aventuras.

In case you missed it, the municipality officially changed its name from Solidaridad to Municipio de Playa del Carmen earlier this year. So if you own property anywhere within the municipal boundaries—from coastal areas like Playa Paraiso to urban areas like Villas del Sol, gated communities like Puerto Aventuras and Playacar and even parts of Akumal—this concerns you.

What’s Happening?

The Ayuntamiento has proposed a dramatic overhaul of the cadastral tables for 2026. In some cases, the assessed land value of a property could increase 500% to 900%—especially in areas near the Tren Maya or along the coast. That means a lot of homeowners may see their property taxes shoot up.

Here’s how it works: property tax (Impuesto Predial) is based on the cadastral value of your land and construction. If the municipality decides your land is worth six times more than last year, you can expect a much bigger bill—even if the tax rate itself hasn’t changed.

These are the proposed 2026 cadastral tables on the municipal website. (Download a courtesy Chatgpt translation in English here)

Why the Big Jump?

The municipality says the last major update to these valuation tables was in 2012, and the goal is to align assessed values with current market values. But property owners and business groups like CANIRAC (the restaurant association) are pushing back. They argue the proposed increases aren’t gradual—they’re abrupt and, in many cases, excessive.

Even areas that haven’t seen major development are facing big jumps in assessed value, especially if they’re near new infrastructure like the Tren Maya or zoned for tourism-related use.

What Does This Mean for Puerto Aventuras Property Taxes?

Properties in Puerto Aventuras—on both sides of the highway— are affected by this proposal. While the impact may vary by zone and property type, early signs suggest that many areas will see significant increases in their assessed land and construction values for 2026.

If your lot was previously valued at 1,000mxn/m² and that jumps to 6,000mxn/m², your property taxes will go up accordingly. This is happening even in residential neighborhoods that haven’t changed much in over a decade.

Estimating Your Puerto Aventuras Property Taxes

Property tax in Puerto Aventuras is calculated based on the cadastral value (valor catastral), which is determined according to the cadastral regulations of the Municipality of Playa del Carmen (formerly Solidaridad), Quintana Roo.

1. Calculation of the Cadastral Value

The cadastral value (VC) is composed of:
VC = VS + VCo
• VS: Land value
• VCo: Construction value (if a building exists)

2. Land Value (VS)

Land value is calculated as:
VS = ∑ (m²_T × VUS × Fre)
• m²_T: Surface area of land with homogeneous characteristics
• VUS: Unit land value (from the official per m² valuation table)
• Fre: Adjustment factors (zone, location, urbanization)

In Puerto Aventuras, for 2026, sample VUS values include:
• Zone 301 (beachfront): $5,000.00 MXN/m²
• Zone 305 (beachfront): $7,000.00 MXN/m²
• Zone 307 (interior areas): $800.00 MXN/m²
• Zones 315 and 316 (residential): $1,000.00 and $1,200.00 MXN/m², respectively

3. Adjustment Factors (Fre)

Adjustment factors modify the base land value:
• FZO (Zone Factor): Reflects the area’s general value
• FUBI (Location Factor): Reflects the lot’s position within the zone
• FURB (Urbanization Factor): Reflects the level of infrastructure and services

4. Annual Updates

The municipality updates the Unit Value Tables each year, which can affect cadastral values and property tax calculations. These proposed values are made public for review, and property owners may submit formal objections before they go into effect.

Example Simulation

Assumed Data
• Apartment area: 150 m² (private use)
• Zone: High-category beachfront
• VUS: 5,000 MXN/m²
• Fre (total adjustment factor): 1.2
• Construction type: “Very Good”
• VCo (construction unit value): 6,200 MXN/m²
• Age: 5 years, no depreciation

Estimated Values
• VS = 150 × 5,000 × 1.2 = 900,000 MXN
• VCo = 150 × 6,200 = 930,000 MXN
• Cadastral Value (VC) = 900,000 + 930,000 = 1,830,000 MXN

🧾 Estimated Annual Property Tax

Apply the municipal tax rate to the cadastral value:
• At 0.3% rate → 1,830,000 × 0.003 = 5,490 MXN/year
• At 0.5% rate → 1,830,000 × 0.005 = 9,150 MXN/year

These values are only an approximate simulation, based on general municipal data. Please consult your attorney or certified accountant for legal advice.

If you are panicking right now, you are not alone. This extreme bump in property taxes could make homeownership unaffordable for many.

Can You Protest the Change?

Right now, the proposed table is under public consultation until July 30, and feedback is being accepted. Unfortunately, the current and proposed tables are not published side-by-side on the municipal website, making comparison difficult. The current table dates back to 2012 and can only be accessed via the official records of the XIII Legislature of Quintana Roo.

If you’re a property owner, now is the time to:

• Review the proposed 2026 cadastral tables on the municipal website. (Download a courtesy Chatgpt translation in English here)
• Compare the new values to your 2025 assessment.
• Consult a notario, accountant, or legal advisor if the numbers look suspiciously high.
• Submit formal feedback to the municipality by July 30.

Business and homeowner associations across the Municipality are organizing to challenge excessive hikes—and the more voices they have, the stronger the case.

A “citizen’s petition” has been thoughfully written addressing points of concern that you may review, sign and submit if you would like to voice your protest.

Download the original letter in Spanish here

Download a courtesy translation in English here.

This must be printed, signed and brought to to the Municipal Cadastral Office, located at Av. 20, Block 101 s/n, Colonia Centro, between 8th and 10th Street North, Playa del Carmen, Quintana Roo, C.P. 77710; during office hours from 9:00 a.m. to 5:00 p.m., Monday through Friday.

The original (Spanish) signed letter and 1 copy must be submitted to the office before July 30. I don’t know for sure but I can only assume that you will need to bring a valid form of identification and proof of property ownership.

You can also assign a proxy to do this on your behalf. Contact your legal counsel for more information and requests updates as this could be devastating for many.