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Playa Maya News Real Estate Section

The Playa Maya News Real Estate section contains the latest Real Estate News in Playa del Carmen and the Riviera Maya as well as real estate listings from throughout the Playa del Carmen area from the best realtors. Any inquiries made on real estate via the listings puts you directly in contact with the real estate agent.
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	Playacar Apartment Beautiful apartment in a gated community inside the golf course. This a great deal for a family, it has a kids room fully wood made. Pool, Palapa, Beach club access and 24 hour security.	$181,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Playacar condo Playacar, two bedroom condo. Great location just in front of the beach club. Top floor unit double size ceiling, fully furnished, great finishing and ready to enjoy the Mexican Caribbean.	$265,000 playa del carmen Type: Condo 2 beds 2 baths


	Pre-construction 300 mts away from the beach These pre-construction project is only 300 meters away from the beach. Located in a beautiful street this complex will have only 12 units, 8 of them have been sold. Prices are unbelievable for the location, plus your unit will come fully equipped with air conditioning systems, fridge, stove, washer, dryer, tile floors, wooden closets, one parking spot and penthouses will include a jacuzzi. Your family and friends will enjoy the beautiful community pool and palapa. You can walk straight to the one of the most beautiful beaches in Playa del Carmen. Investors, don't miss this unique opportunity! Prices for ground floors and 1st floors $186,000 USD Prices for penthouses $220,500 (includes roof top solarium with jacuzzi)	$186,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Pre-construction condos New project in Downtown Playa del Carmen. With only 25% downpayment and 12 months to pay,you can own one of these beautiful 2bedroom/2bathroom condos. Investors, benefit from pre-construction prices. These condos have a great Return on Investment.	$130,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Pre-construction in downtown Playa del Carmen This is the last unit available in this brand new project. Still at a great pre-construction price, you will not regret buying it. Just in front the biggest shopping area in Playa del Carmen, and few minutes away from the beach. This unit comes totally equipped. Investors, don't miss this opportunity!	$146,000 Playa del carmen Type: Condo beds baths


	Pre-Construction in Downtown Playa del Carmen This condos are selling in the blink of the eye! Check this out: 2 bedroom units, 2 bathrooms, they come with one parking spot, air conditioning, fridge, stove, microwave, washer and dryer, granite counter tops in kitchens, balconies, some of them with small private gardens, and the penthouses come with private solarium, plus communitary pool and palapa. This units are perfect for live in or invest. Don?t miss this opportunity! UPDATES, ONLY FEW UNITS LEFT Starting prices at $ 126,000.00 USD	$103,000 SOLD Playa del Carmen Type: Condo beds baths


	Pre-Construction in MAMITAS BEACH PRE-CONSTRUCTION CLOSE TO THE BEACH This beautiful pre-construction project is walking distance from one of the most amazing white sand beaches of Playa del Carmen. Just steps away from 5th avenue, you will enjoy all the fun of it?s exclusive bars and restaurants. You can choose from 2 bedroom condos or 3 bedroom Penthouses, some of them with private roof top solariums with Jacuzzis. Imagine yourself relaxing and viewing the marvelous Caribbean Ocean. Don?t miss this great deal! UPDATE ONLY 2 LEFT 1 Ground floor unit at $210,000.00 usd 1 Penthouse at $478,500.00 usd	$210,000 SOLD Playa del Carmen Type: Condo beds baths


	Preconstruction condos down town These are going to be very classy condos. You will enjoy large open rooms with the option of partition walls for added privacy. Private underground parking with storage room, elevator, and large balconies with doors from the bedroom and dinning rooms. There's 1 one bedroom unit the rest are two bedrooms, with a private laundry area, and a common roof top terrace. Prices range from 190,000 to 450,000.Three penthouse units have private roof top terraces. If this preconstruction opportunity interests you contact me today.	$190,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Preconstruction on the lagoon These condos were sold out.... but one unit is back on the market. It is a 2 bedroom ground floor unit with level entry right out to the pool. Don't miss this second chance sale! This is a large open unit overlooking the inlet. You will be able to sun tan by the water or hang in your hammock to feel the Caribbean breeze. If you want to be more active launch your kayak from your back yard and head out of the channel to explore the coast line.	$205,000 SOLD Playa del Carmen Type: Condo 2 beds 2 baths


	Preconstruction opportunity There will only be 10 down town condos. We have three Middle floor units left, and one top floor with roof top terrace.They have 87 to 91m2 inside space and large balconies, and terrace. Prices are ranging between $189,000 and $225,000 usd. Note On October 1 these price will increase $5000 Doors will be Caoba solid wood. Counters will be granite, 50x50 ceramic floor tiles. It will have a visual intercom system to the door, Elevator, and small garden pool.	$189,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Private beach community. On the north end of Playa del Carmen you will find Xcalacoco. It has magnificent blue turquoise water, and white sand. It is the setting for this out standing project. The grounds will have tranquil gardens with secluded cenotes. You and your guests will enjoy your private beach club and 4 restaurants. There will be a spa and yoga area for you to enjoy. There are condos and Villas with two and three bedrooms, some with lock off suites in case you want to rent part of your unit out. There will be an on site management company who will look after the rental of your property. This Property management company will have the highest level of service for your guests with all five star services, including 24 hour room service. Whatever you can imagine we have it. Price starts from 255,000.00 USD. in Preconstruction.	$255,000 Playa del Carmen Type: Condo 3 beds 3.5 baths


	Private get away on fifth ave This is more than just a condo! This is one of those little hide away places in Playa that everyone dreams about. It is in the center of town overlooking fifth avenue. There are two cenotes for you to enjoy right on the property. You have beautiful sitting areas in a private tropical garden between fifth avenue and first ave. This building is still one of the most unique buildings in Playa. It has huge native trees twisting up through the building and towering above to create a shady cool garden. This one must been seen to be understood.	$215,000 SOLD Playa del carmen Type: Condo 2 beds 2 baths


	PTO AVENTURAS This is only for the person that loves to live in harmony with the world, privacy, location, view, comfort, luxury, space, beach, marina, Caribbean, from 220,00.00 us you never will find the lifestyle that we can provide for you cane and see it or better cone and get it.	$220,000 Playa del Carmen Type: Condo 2 beds 2.5 baths


	Pueblito Escondido Located in the heart of Playa del Carmen's popular north end, just steps from the beautiful Shangri La Beach you will find Pueblito Escondido an exclusive condo-hotel for the discerning client in search of that elusive combination of modern architecture and cosmopolitan flair blended with tropical surrounding and a laid-back Caribbean atmosphere. All this and more can be found within the impressive walls of Pueblito Escondido. The owners have thought of everything in this spacious one bedroom condominium. The open, modern floorplan is perfect for entertaining family and friends. This unit boasts a well outfitted kitchen with all appliances, an elegant yet comfortable living room and separate TV viewing area. The dining room easily seats six and looks out to the terrace with views to the interior courtyard pool and lounge. The well appointed bedroom has a stately four poster bed, a flatscreen television, a large walk-in closet crafted from local hardwoods and a stylish bath accessed through the walk-in dressing area. No detail has been overlooked in the design and layout of this contemporary condominium. Begin your mornings with breakfast just up the street at Cueva del Chango, one of Playa del Carmen's oldest and most visited dining spots or just take your coffee up the elevator to the rooftop lounge and experience the glorious Playa sunrises that light up the sky with reds and oranges. Soak up the warm sun then cool off with a swim in the large infinity pool which overlooks the crystal clear Caribbean and the surrounding jungle. At days end, take a walk along the lovely white sand beach or stroll down 5th Avenue with its fabulous restaurants, clubs and shops. All the excitement of Playa del Carmen is right at your finger tips! For more information about the accomodations and services at Pueblito Escondido go to www.pueblitoescondidoresort.com.	$344 Playa del Carmen Type: Condo beds baths


	Pueblito Escondido Contempory Elegance ddress: Pueblito Escondido # 206 Type: Condo Style: Single Story Development Level: Built Bedrooms: 1 "with Flat Screen TV" Bathrooms: 1 "Ensuite" Size: 1,143 sq. ft. "Including Terrace" Lot Type: Rectangular Year Built: 2007 Description Located in the heart of Playa del Carmen's popular north end, just steps from the beautiful Shangri La Beach you will find Pueblito Escondido an exclusive condo-hotel for the discerning client in search of that elusive combination of modern architecture and cosmopolitan flair blended with tropical surrounding and a laid-back Caribbean atmosphere. All this and more can be found within the impressive walls of Pueblito Escondido. The owners have thought of everything in this spacious one bedroom condominium. The open, modern floorplan is perfect for entertaining family and friends. This unit boasts a well outfitted kitchen with all appliances, an elegant yet comfortable living room and separate TV viewing area. The dining room easily seats six and looks out to the terrace with views to the interior courtyard pool and lounge. The well appointed bedroom has a stately four poster bed, a flatscreen television, a large walk-in closet crafted from local hardwoods and a stylish bath accessed through the walk-in dressing area. No detail has been overlooked in the design and layout of this contemporary condominium. Begin your mornings with breakfast just up the street at Cueva del Chango, one of Playa del Carmen's oldest and most visited dining spots or just take your coffee up the elevator to the rooftop lounge and experience the glorious Playa sunrises that light up the sky with reds and oranges. Soak up the warm sun then cool off with a swim in the large infinity pool which overlooks the crystal clear Caribbean and the surrounding jungle. At days end, take a walk along the lovely white sand beach or stroll down 5th Avenue with its fabulous restaurants, clubs and shops. All the excitement of Playa del Carmen is right at your finger tips! For more information about the accomodations and services at Pueblito Escondido go to www.pueblitoescondidoresort.com. Highlights ▪ Full yFurnished Luxury Condominium with large balcony 20 meters from the Caribbean Luxury Pool w/ Inside Pub Bar on 1st.Floor Poolside Beds and Loungers ▪ Infinity Pool on 3rd floor (ocean view) Panoramic Lobby on 3rd Floor (ocean view) Sky Bar & Lounge on 3rd floor (ocean view) Massage and Relaxation areas ▪ Elevator Access Valet Parking & 24 hour Security Luxury Condo Hotel Administration through "Mistik Getaways and Resorts" Three Unique Beach Clubs nearby ▪ Fine finishes with special textures and designer coordinated colours Marble and Italian porcelain floors and details Central air conditioning ▪ Ceiling fans High end kitchen appliances w/wooden cabinetry Cable, TV, and internet available -------------------------------------------------------------- Rob Kinnon - Realty Executives Mexican Caribbean - 518-365-7555 from the US and Canada - 984-114-2782 from Mexico	$344,500 Playa del Carmen Type: Condo 1 beds 1 baths


	Pueblo Punta Young Direct from developer, Pueblo Punta Young is an exciting 171 unit ocean front development only 10 miles south of Playa del Carmen, featuring villa units, loft units, and penthouse units with private roof top terraces. In 4 phases, each phase will enjoy a 10,000 sq foot pool, tropical garden courtyard, gated entrance, marble floors and showers, stainless steel appliances, keyed elevator service, and secured parking, onsite management and rental management . Penthouse terraces will enjoy private jacuzzi's, wet bar, grill, and incredible ocean and Cozumel views. A few co ownerships available from $129,000 USD (QUARTER) and full ownership from $395,000 to $525,000 USD. Phase I and II already 40% sold.	$129,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Puerto Aventuras Finally........a high quality condo in Puerto Aventuras that wont break the bank. 2 Bedrooms, 2 bathrooms Marble and granite throughout. Every little thing will be thought of by these experienced developers. So don't spend a lot of money for cost cutting finishes, go with quality.	$199,000 Puerto Aventuras Type: Condo 2 beds 2 baths


	Puerto Aventuras - Marina Turquesa KITCHEN Floors: Custom designed layout with Travertine marble and Ticul accents Cabinets: All handmade with solid mahogany Countertops: Custom granite APPLIANCES Stove: Bosh Stainless Steel Gas Cook top Oven: Bosh Stainless Steel Gas Oven Range Hood:Bosh Stainless Steel Refrigerator: Whirlpool Stainless Steel LIVING ROOM Floors: Custom designed layout with Travertine marble and Ticul accents DINING ROOM Floors: Custom designed layout with Travertine marble and Ticul accents HALLS AND COMMON AREAS Floors: Custom designed layout with Travertine marble and Ticul accents BEDROOMS Floors: Custom designed layout with Travertine marble and Ticul accents Closets: Custom design made with solid mahogany BATHROOMS Floors: Ticul (unpolished for safety) Vanity top: Marble Basin type: Vessel Sink Fixtures: Moen Shower enclosure: Custom design utilizing Glass Block and Ceramic Tile UTILITY ROOM Floors: Travertine Marble (unpolished for safety) Washer and Dryer: hookups provided Hot Water Heater: Standard Gas HW Heater ADDITIONAL CARPENTRY Interior Doors: Custom made with solid mahogany Exterior Doors: Custom made with solid mahogany Air Conditioning:Trane Mini-splits and Condenser PENTHOUSE (Penthouse will receive all the aforementioned items plus items listed below) 2 person stand alone Jacuzzi bath tub in master bathroom 3 person stand alone Jacuzzi bath tub on roof top terrace Outdoor kitchen on roof top terrace w/built-in sink, grill, and small refrigerator	$315,000 Puerto Aventuras Type: Condo beds baths


	Puerto Aventuras luxurious condominums Luxurious Condominium with a Golf course view in Puerto Aventuras. This is a great location. Choose from: 2 bedrooms units & Penthouses 2 levels with their own swimming pool. ? Wood swimming pool deck ? Marble floors ? Counter top granite ?Sta. Lucia? ? Fine Woodwork ? Central A/C ? Elevator Prices range from $ 250,000 usd to $ 460,000 usd	$460,000 Puerto Aventuras Type: Condo beds baths


	puerto morelos Bucaneros Residential, the new private development that assures a site to you in the Mayan Riviera. Just 2 minutes from the Caribbean Sea, inmersed in a live culture and so close to world class tourist attractions like Cancun and Playa del Carmen, a place with the most value around the area, where todays investments assures you a better future. Features: 2 bedrooms 2 baths 1100 square feet Marble counters adorn the Master Bath & Kitchen area Energy efficient tinted windows, A/C Telephone, electric, cable & high speed internet are hidden underground Access 2 Private Beach Clubs with full privileges Gym/Party House Pools Tennis court	$115,000 Puerto Morelos Type: Condo beds baths


	Punta Sur A fantastic opportunity to purchase in the idyllic surroundings of Isla Mujeres - this fabulous gated complex of luxury holiday homes and excellent facilities, located at the South Point where the cliffs meet the Sea! Wonderful views in this 2 bedroom 2 bath condo, it has been completely redone in the last year... you will not be disappointed. Priced at just $165,000 this is certainly one of the best values on Isla. Nothing comes close in this price range. A short walk will take you to the sea shore and the many attractions and entertainment to be found here. you can not miss with this one. Also offers fantastic rental potential. * 2 Baths * Cancun views * Air conditining * Furnished * Washer/ Dryer Hookups * Private location * Large closets * Balcony This property presented in cooperation with Mundaca.	$165,000 Cancun Type: Condo 2 beds 2 baths


	Revenue Building This building will be an exellent investment property. It has 6 two bedroom apartments and three commercial locals. It is centrally located so you can walk to anything down town. If you are interested in a revenue producing property come to the office and let's do the numbers you will be impressed.	$800,000 Playa del Carmen Type: Condo beds baths


	Revenue Buildings in the Ejido This 2 Buildings have 4 units each. Each unit has 2 bedrooms, 1 bathroom, living room, parking spot, they are brand new. The seller is selling both buildings together or just one. This is a great opportunity for investors that are not just looking for ocean view condos. These units will be fully rented and their rental return will be great. Price $ 170,000.00 USD EACH BUILDING Check out our photos!	$170,000 Playa del Carmen Type: Condo beds baths


	Revenue Property Easy money, revenue property for sale, building with five apartments from one, two, and three bedrooms located jus 4 blocks from the magnificent Caribbean ocean and Walking distance from everywhere. Making now more than 40,000.00 us per year with possibility to grow one floor more and make more money too.	$420,000 Playa del Carmen Type: Condo 3 beds baths


	Romania penthouse There are 10 units in the building. There are two bedrooms and two bathrooms. Total Square Footage of the condo is 1100 feet, not including the rooftop, nor balcony off the kitchen. Rooftop deck is 15 feet by 30 feet - 450 sq ft Balcony off kitchen is 8 ft by 9 ft - 72 sq ft Total Interior and Exterior living spaces are 1622 feet. Condo comes totally furnished. Kitchen sink has purified water system install under the sink. There is a titled parking space allotted to the condo. Rooftop Deck has a shower and kitchen sink with counter and electricity for an under counter fridge. There is a common shared pool, with showers. Nightly Lit Public Tennis Courts are seconds away. Condo is established with the property management company STAR CONDOS	$350,000 Playa del Carmen Type: Condo beds baths


	Roof top terrace and view. You will love the view and the breeze from your private roof top terrace. The terrace has a huge sitting area, an out door shower, Jacuzzi, and two suspended beds. There are three bedrooms so you will have plenty of room for your family and friends. The kitchen is complete with granite counter tops.	$500,000 Playa del Carmen Type: Condo 3 beds 3 baths


	Royal Oasis The Resident Suites at the Royal Oasis in Latin America's fastest growing city; Playa del Carmen, offers an exciting and rewarding experience to invest and handsomely profit in paradise. Foreign buyers are now able to own property as a Mexican Corporation, with shareholders, either foreigners or nationals. Each "purchaser" will be a shareholder in the Mexican Corporation, in an amount equal to his/her investment. The unit listed here is a 1/2 ownership. The Suites at The Royal Oasis will be a tasteful mix of elegant homes and boutiques; built to accommodate discriminating residents who demand high-end amenities in their homes. With only 12 units available, one block from the beach and famous Fifth Avenue, each will offer: Private beach club. State of the art natural wood kitchens. Top of the line appliance package including fridge with icemaker, built in range, microwave, washer and dryer. Solid wood entrance and interior doors. Custom cabinetry to bedroom and entry closets. Natural wood kitchen and bathroom cabinets. All other finishes, as required, to be of the highest of standards and full ownership shareholders have the opportunity to select finishes, if desired, that are offered by the developer. Built in water purifiers. Individual air conditioning systems. Separate water and utility meters. Telephone, cable and high speed Internet. Individual roof-top terraces with large private Jacuzzis overlooking the city and Caribbean Sea. Secured underground parking, one stall per unit. Units range in size from 1389 sq feet to over 2300 sq feet (including balconies and roof top terraces). Each Unit will have 2 large master bedrooms complete with ensuites. 8 Retail boutiques will be available; each approximately 50m², which will be in huge demand, so close to famous 5th Avenue. Note: Any variations or modifications in the specifications are accepted by the shareholder under the condition that the alternate materials are similar to, or of superior quality to those substituted for, without need for the shareholder's previous and express consent.	$250,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Spectacular condos steps away from the beach This project shines for its unique architectonic design. All light, space and spectacular views. The ideal place to enjoy life. Perfect for living in or purely for investment as it is a pre-construction project. Turquoise waters and white sandy beaches are just steps away. Dont miss the chance to be the owner of one of the most fantastic condominiums in Playa del Carmen.	$375,125 Playa del Carmen Type: Condo 2 beds 2.5 baths


	Spectacular Ocean front condo OS#412 This is an outstanding condo. It has beautiful exotic hard wood cabinetry throughout. The layout is very open with incredible views looking out over the Caribbean ocean. You will love the very unique stile of the building with stone work and hard wood features. There are natural salt water pools in the front as well as a large swimming pool and sitting areas with your own shade palapas. This unit has three bedrooms, one is set up as a home office. You will be located in a gated golf course community close to the marina with virtually all the activities you could ask for. If you are thinking of a vacation home or a retirement place this is a great option!	$685,000 Playa del Carmen Type: Condo 3 beds 2.5 baths


	Steps from the beach OS#428 This beautiful project has a unique style, it is inspired in the spiral of mayan time. Intimate spaces, energy flows around... gorgeous apartments located just 150 meters from the most amazing beach in Playa del Carmen and just 50 steps away from our famous 5th avenue. All-equipped units from 2 bedroom units to Penthouses stand in this breathtaking location. Pre-construction Prices include: air conditioning system, fridge, stove, oven, washer, dryer, ceiling fans, granite countertops in kitchens, marble in bathrooms, high resistance windows, wooden closets, jacuzzis in solariums, underground parking. Ask for our 2 bed/2 bath units and Penthouses. Only $ 5000 USD to reserve!	$341,300 Playa del Carmen Type: Condo 1 beds baths


	Suites in Downtown Playa What a great opportunity here! New luxury suites in Downtown Playa. These units are fully equipped with Stove, Fridge, Air Conditioning systems, fans, Closets, Wood doors, bathroom cabinets, granite counter tops in kitchens, Mosquito shades. The property offers a beautiful pool, green areas, automatic porter system plus location, location, location! 2 bedroom units start at $135,000 USD 3 bedroom units start at $140,000 USD Penthouse with jacuzzi $ 165,000 USD Ask for our great schedule of payments.	$135,000 Playa del Carmen Type: Condo 2 beds 2 baths


	Sun and See Beautiful 2 bed 2 bath condo, furnished, just 200 mts form one of the most gorgeaus beach in Playa del Carmen This condo is ready to be rented short or long term.	$165,000 SOLD PLAYA DEL CARMEN Type: Condo 1 option 2 beds 2 baths


	tan kan With 1,000 sqm (10,700 sqf) of area, this residential lot has all the necessary land improvements to start building a house near the beach. The lot is surveyed and ready to build. A new road has been built throughout the residential development, with curbing installed along the road. Electrical service is already installed at the site. The ecological study and guidelines are complete for this development, and underground conduit for future telephone cables and DSL is already installed. A homeowner´s association has already been established for this centrally located, yet secluded neighborhood. This lot is located between Tankah Bay and Soliman Bay on Tankah Point, halfway between Playa del Carmen and Tulum in the Riviera Maya. NO beach front.	$85,000 Playa del Carmen Type: Condo beds baths


	Tao 42 The new & contemporary 'Tao 42' is a 12 unit condominium complex designed in a 'Bali' style & located on 42nd street & 1st Avenue in one of the most up-and-coming neighborhoods of Playa del Carmen. One block from the gorgeous Shangri La beach, this complex features a pool on the first level, an elevator, underground parking, double height ceilings, bamboo / marble floors, granite counter tops and currently, the only 4-bedroom Penthouse in Playa del Carmen. All units have terraces overlooking the pool. Prices start from US$275k. Details for The 2-bedroom units: • 2-bedrooms, 2-bathrooms • 474 to 915 sq. ft. Living Area • Granite counter tops • Marble floors • Lounge area • Security • Roof-top swimming pool • Swimming pool The Penthouse units also have solarium and jacuzzi.	$275,000 Playa del Carmen Type: Condo 2 beds 2 baths


	The Elements #104 The Elements Playa del Carmen is a high-end luxury condominium project located on one of the most beautiful beaches of the Riviera Maya - Coco Beach. Designed and developed by “Origo”, the team that has already brought Playa several striking landmark projects: Hotel Deseo, Hotel Basico, Magia Playa and the open air walking mall, Paseo del Carmen. In keeping with Origo’s trademark style, The Elements will be a contemporary, minimalistic project with organic elements tying the edifice to its tropical surroundings. Only the highest quality materials has been used in the construction of this complex. Condo #104 is located in Tower 4. This 2-bedroom, 2 full bathroom condo has really beautifulviews of the pool and garden areas and, of course, the Caribbean ocean. The only thing separating you from the white sand and the Caribbean is a few short steps! Situated on the 2nd Level, #104 condominium looks out over the lovely pool area and is a perfect vacation spot. The condo comes finished with high quality marble floors and baths, granite counter tops, hardwood cabinetry and designer kitchens. Several professionally designed furniture and décor packages will be made available to suit each Buyer’s particular taste. The Elements is designed around a beautiful garden and pool area conceived and executed by one of Mexico’s premier landscape designers. Reserved, on premise parking is included with each unit. Onsite Property Management will be available. Property owners can choose to utilize the Rental Pool or secure independent representation with one of Playa del Carmen’s excellent Vacation Rental Companies.	$527,000 Playa del Carmen Type: Condo 2 beds 2 baths

Please note that the Playa Maya News real estate listings are not an MLS. At this time there is no official Riviera Maya MLS or Playa del Carmen MLS by definition. The Mexican equivalent of MLS, AMPI, can be found here.