Puerto Aventuras: Investing and Living in the Riviera Maya's Private Marina Community

In short: Puerto Aventuras is a 900-hectare gated community, founded in 1989 between Playa del Carmen and Tulum, known for having the only private residential marina in the Riviera Maya. It offers condos from around 180,000 USD and homes with their own dock, with a stable niche market, a quiet atmosphere and net rental yields of 5% to 8.4% per year depending on the property type.

What is Puerto Aventuras and why is it different?

Puerto Aventuras is a 900-hectare gated residential community about 26 km south of Playa del Carmen that has existed since 1989. With more than three decades of history, it is one of the most mature communities in the Riviera Maya and, at the same time, one of the least known outside its residents' circle.

What sets it apart is clear: it combines a working private marina with a golf course, tennis club, boutique hotel, archaeological remains within its perimeter, dolphins in the lagoon and a genuinely quiet community life.

In a market where every development promises beaches and luxury, that combination is hard to replicate. For boaters, sport fishers and sea lovers, Puerto Aventuras has practically no competition in the region. Learn more about the destination on our Puerto Aventuras page.

What does the Puerto Aventuras marina offer?

The marina can hold more than 100 vessels and is the benchmark private harbor on the Quintana Roo coast, with protected docks and direct access to the Caribbean Sea. It is the only place in the Riviera Maya where you can moor your boat in front of your home.

• Marina services: fuel, maintenance, boatyard, marine shops and harbor master.
• Sea and reef: direct access to the Caribbean and the Mesoamerican Reef System, protected by CONANP.
• Sport fishing: marlin, mahi-mahi, wahoo and tuna.
• Diving and snorkeling: reefs minutes from the marina and a PADI-certified dive school.
• Dolphins: Dolphin Discovery, one of the best-known dolphin interaction centers in Mexico, operates in the community.

This feature creates very specific demand from North American and European buyers with their own boats, willing to pay a premium for properties with marina access or views.

How much does a property in Puerto Aventuras cost?

Condos start at around 180,000 USD on the golf course, and homes with a private dock range from about 500,000 to 1,500,000 USD. Inventory is limited because it is a gated community with finite space, and that protects its value.

Property type	Indicative range (USD)	Profile
Golf-front condos	180,000 - 400,000	Entry point to the community
1- to 3-bedroom condos	250,000 - 600,000	Ideal for vacation rental
Marina-front condos	250,000 - 700,000	Most sought-after for rentals
3- to 5-bedroom homes and villas	450,000 - 1,200,000+	Garden and private pool
Homes with private dock	500,000 - 1,500,000	Home plus your own mooring
Premium marina-front properties	470,000 - 2,800,000+	2,500 to 4,000+ USD/m²
Available land	From 500,000	Very scarce

These are indicative market ranges and change with available inventory. For investors seeking scale there are also multifamily buildings on the marina: a recent example was an 8-unit building listed at 2,800,000 USD with an estimated net ROI of 8.4%. To see current options, check projects such as Artesan or Luna Azul.

What returns and appreciation can you expect?

Net rental yields are, according to market estimates, between 5% and 8.4% per year, depending on the property type and management. Historical appreciation has been estimated at 7% to 10% per year, with stronger appreciation for marina-front units.

• High season (November to April): 70% to 85% occupancy at premium rates, especially on the marina.
• Guest profile: families, middle-aged couples, sport fishers and sea lovers, guests who spend more and take care of the property.
• Longer stays: rentals of 1 to 4 weeks are common, which lowers turnover costs.
• Liquidity: the average time to sell is 5 to 8 months, less liquid than Playa del Carmen or Tulum, as is typical of a niche market.

It pays to be realistic: the Riviera Maya market has matured and the 8% to 10% ROIs promised five years ago are no longer the norm. Even so, its marina niche keeps Puerto Aventuras above the regional average. Learn to run your numbers with our guide to calculating the ROI of a vacation property.

What is it like to live in Puerto Aventuras?

It is a small, self-sufficient coastal town with 24-hour controlled access and a much quieter pace than Playa del Carmen or Tulum. It has about 2,000 permanent residents plus a seasonal population of owners who spend several months a year there.

• Services: supermarket, pharmacy, medical office, bank, restaurants, shops and tour agencies.
• Sports: 9-hole golf course, tennis and padel courts, gyms and a nautical club.
• Beach: beaches with resident access and a public beach.
• Community: mostly Americans and Canadians, with a significant mix of Europeans.

Neighbors know each other, there is a seafood restaurant on the dock that has been open for decades, and there is no noisy nightlife or mass tourism. If you are interested in golf in the region, see our guide to golf in the Riviera Maya.

How well connected is Puerto Aventuras?

It sits on the federal highway, halfway between Playa del Carmen and Tulum, about 80 km from Cancún International Airport, operated by ASUR (45 minutes to 1 hour by car).

Destination	Approximate distance or time
Playa del Carmen	26 km, 20 to 25 minutes
Cancún International Airport	About 80 km, 45 minutes to 1 hour
Xcaret, Xel-Há and Xplor parks	A few minutes away
Tulum	To the south, on the same highway

Tulum International Airport is another option for flights, and the Maya Train has stations in the area. For major shopping, specialized hospitals or nightlife, Playa del Carmen is very close.

Who is Puerto Aventuras for?

It is ideal for those who prioritize the sea, safety and quality of life over nightlife.

• Boaters and anglers who need permanent mooring and access to the sea.
• Families looking for safety, tranquility and services within the community.
• Retirees from North America or Europe who want marina life at a reasonable price; see our guide to retiring in the Riviera Maya.
• Investors who want a stable asset with sustained niche demand.
• Value seekers: more accessible prices than Playacar or Mayakoba with high-end amenities.

Frequently asked questions

How much are maintenance fees in Puerto Aventuras?

Condo maintenance fees are around 300 to 600 USD per month. Properties with a dock pay additional marina fees of 600 to 1,500 USD per month, depending on the size of the vessel.

Do you need to be an owner to use the marina?

No. You can rent a slip in the general marina, subject to availability, although properties with a private dock offer the best combination of value. Marina management also offers boat maintenance, storage and repairs.

Are vacation rentals or Airbnb allowed?

It depends on the condominium. Some allow it with restrictions (minimum stay, guest registration) and others limit or prohibit it. Check the internal rules before buying if your goal is to rent, and review the vacation rental regulations in Quintana Roo.

Can foreigners buy on the marina?

Yes, through a bank trust (fideicomiso), just as with any coastal property in Mexico. It gives you full rights of use, rental and sale.

Is there an airport in Puerto Aventuras?

No. The closest is Cancún, about 80 km away, and Tulum's airport is another option to the south.

At L'Agence we are members of AMPI and have more than 10 years in the Riviera Maya. If you are looking for a property with a marina or a beachfront home in an international community, contact us and we will show you the available options.

You may also be interested in: The Canadian Buyer Profile in the Riviera Maya: Preferences and Trends and The Best Areas in Cancún to Live and Invest in 2026.