⚡️ Blackouts, Beaches and Banking

⚡️ Good morning, Insiders! It’s been an exciting week on the Riviera Maya with a lot of big headlines to cover. We have news about the massive peninsula-wide blackout, the historic beach access changes in Tulum and a new banking rule that affects all Mexican bank account holders.

You will also also find:

• My interview with Dr Eli at the new Joya Clinic

• What you need to know about the biometric CURP

• A new budget airline connects the U.S to Cancun

• Lila Downs Returns to Playa del Carmen

• A beautiful new beachfront listing in Akumal

Now that the lights are back on—for now—let’s get into it!

PHOTO OF THE WEEK

📸 Our beautiful Photo of the Week was captured by avid Insider reader and my friend Lori Gold during a visit to Our Habitas Bacalar. You can find more beautiful locations on @explorewithlor

📸 If you would like to see your photo featured here, follow and tag @rivieramayainsidermx on Instagram or send it to [email protected].

IN THE NEWS

News from the Riviera Maya and beyond. You don’t have to know everything—but you should know something. Here are a few stories that caught my eye in the news this week.

Blackout Sparks Outrage and Questions
A technical failure in a transmission line plunged much of the Yucatán Peninsula into darkness, shutting down nine power plants and affecting millions across three states. While officials blame maintenance work, critics point to mounting debt at the Federal Electricity Commission, underinvestment in infrastructure, and political priorities like the Tren Maya. The restaurant industry alone reports losses over 100 million pesos. Power is back but the debate over Mexico’s grid reliability is just getting started.

Free Beach Access Expands in Tulum
After years of complaints about blocked entry, Tulum has struck a landmark deal with 15 hotels and beach clubs to guarantee free public access to the beach—no cover charges, no minimum consumption. Participating venues include beloved spots like Papaya Playa Project, La Eufemia, Casa Violeta, and Ahau. The agreement is one of the clearest steps yet toward turning constitutional rights into everyday reality in Quintana Roo. This deal is being hailed as a milestone in keeping Tulum’s beaches open to all.

Lila Downs Returns to Playa del Carmen
Beloved Mexican singer Lila Downs is bringing her El Beso Tour 2025 to Playa del Carmen on November 29. The venue will be announced soon, but fans can already mark their calendars for this long-awaited concert. Known for her powerful voice and unique fusion of indigenous languages, traditional Mexican sounds, and modern influences, Downs has become an international icon of cultural pride. Tickets will be available through Ticketmaster, so keep an eye on the platform in the coming days.

Playa del Carmen: Thinking Beyond Sun & Sand
On World Tourism Day, Universidad Riviera’s Laura Castresana said it’s time to diversify—think medical, cultural, sports, and meetings & conventions—so the city isn’t at the mercy of sargassum, global shifts, and unchecked short-term rentals. Her top ask: a convention center to drive year-round demand and help non–all-inclusive hotels. She’s also calling for clear Airbnb rules to level the playing field. The university’s annual Tourism Rally underscores the push for sustainable, long-term planning.

Cancún’s Health Tourism Boom
More Canadians are heading to Cancún—not just for beaches, but for medical care. In the first half of 2025, Canadian patients traveling here for procedures like dentistry, plastic surgery, and joint replacements jumped by 22%, with service requests up 38%. Rising hostility toward Canadians in the U.S. has shifted demand south, where high-quality care, faster access, and significant savings are making Mexico an attractive alternative.

Playa del Carmen Jazz Fest: The Mainstage Events
The festival is already in full swing, and the big weekend is here with a great lineup of performances. From Oct 3 – 5 at the Teatro de la Ciudad, expect headline sets with the Explayarte Big Band (with Joan Chamorro), Big Band de Cancún, Joan Chamorro & Èlia Bastida, Explayarte Jazz Ensamble, Obed Orozco Trío, Diego Maroto Cuarteto (with Luri Molina, Pancho Lelo de Larrea, Juan Ale Sáenz), Zoar Miranda, and Karen Souza. For more information visit playadelcarmenjazzfest.org.

ICYMI

These were the most popular new stories from last week’s newsletter.

Tulum Issues Warning on Irregular Real Estate Projects
Authorities in Tulum flagged 26 real estate developments for operating without full legal authorization, some selling presales or even building before permits are in place. The list includes well-known names like Luna Sanctuary, Santuario Uh May, Uxcan Tulum Bamboo Villas, and Haciendas Cobá, among others. Local and state officials are urging the public to avoid transactions until legal status is confirmed, and they’re reminding buyers to check contracts carefully, confirm infrastructure commitments, and verify land details directly with SEDETUS and the municipality.

Beach Privatization Disputes Continue in Playa del Carmen
Dick & Willys Beach Club is under fire for roping off its concession area and blocking beach access. Locals say the move violates Article 27 of the Constitution and the General Law of National Assets, which guarantee free public entry to all beaches. Similar disputes are ongoing in in Playa del Carmen, Puerto Aventuras, Tulum and Cancún, where hotels and clubs are often accused of abusing their federal zone concession. Residents are calling on authorities to step in, warning that without enforcement, public beaches will become controlled by private entities.

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EXPAT LIVING

Sharing local insights, practical tips, and community stories to help you feel at home in Mexico, no matter how long you’ve been here.

 🏥 New Healthcare Options in Puerto Aventuras

Puerto Aventuras now has its own medical facility with the opening of the Joya Clinic on September 19. At the helm is Dr. Eli Cabadas, a physician trained in family and emergency medicine with years of experience working in both hospitals and community clinics. Warm, approachable, and fluent in English, she’s committed to offering care that’s both professional and personal.

The clinic is designed to meet a wide range of needs. Patients can expect routine consultations, preventive care, and treatment for minor injuries and illnesses. It also provides support in urgent cases, with the ability to stabilize patients and coordinate ambulance transfers when specialized care is required.

My take on the new clinic? It’s is going to provide professional friendly care in a clean and well-managed facility that is convenient to those of us inside the community. And all of this comes at a price—that is being charged in USD without discounts for residents. I don’t think our local doctors will be losing any business anytime soon. For visitors, this will be a be a great place to have healthcare needs addressed during their stay. Having an ambulance on hand 24-7 benefits us all—although I have not been able to pin down the cost for service.

Want to learn more? 👉 Read the full Q&A with Dr. Eli here

🛂 What You Need to Know About the Biometric CURP

If you live in Mexico on a residency visa, be prepared to update your CURP in the coming months. Mexico is rolling out a new biometric CURP this October, and by early 2026 it will become mandatory for many official processes. The CURP (Clave Única de Registro de Población) is the unique population registry number that every Mexican citizen and legal resident is assigned—and now it’s getting a high-tech upgrade.

The new biometric version will include your photo, fingerprints, electronic signature, and a QR code. Authorities say it’s designed to streamline procedures and improve security, but it also means that residents—Mexican and foreign alike—will need to update their CURP.

For expats with temporary or permanent residency, this matters because:

• Your current CURP (the one printed on your resident card) will eventually need to be upgraded to the biometric version.

• Without it, you may run into problems with common transactions like banking, healthcare access, school enrollment, property purchases, and even some immigration procedures.

• The biometric CURP will not replace your residency card or INE (if you have one), but it will become an essential identity document for daily life in Mexico.

Authorities expect it to be mandatory starting February 2026, but processing begins in October at Civil Registry offices. To get yours, you’ll need standard documents (birth certificate, valid ID or residency card, proof of address) and about 20–30 minutes for the capture of your biometric data.

💸 Mexico’s New MTU Rule: Set It Before You Need It

Mexico has rolled out the MTU (User Transactional Amount) for all banks as of October 1. The MTU lets you set a cap on how much money can move through your online/app transfers. It’s a fraud-prevention measure from the CNBV—but if you don’t set it, your bank will assign a default cap of 1,500 UDIs (about $12,500 MXN). Any transfer above that will be rejected.

Why this matters for expats: rents, deposits, home closings, tuition, car purchases, or larger vendor payments can exceed that default cap. Take 2 minutes to set your own limit now so a time-sensitive payment doesn’t fail at a crutial time.

Quick Setup (works similarly across most banks):

1. Open your bank app and sign in.

2. Go to Settings (sometimes “Security,” “Transfers,” or “Operation/Transfer Limits”).

3. Choose the limit type (per transfer, daily, and/or monthly).

4. Enter an amount that comfortably covers your typical payments (you can raise it temporarily for a big transfer, then lower it again).

5. Confirm with your SMS code/Token/FaceID and save.

If your banking app shows limits in UDIs, be sure to use the in-app calculator or, where possible, set the amount in pesos to avoid confusion. Turn on notifications for transfer attempts and limit changes so you’ll be alerted right away to any unusual activity. Keep your Cell or Soft Token active as well, since many banks require it to confirm changes to your limits. While some fintechs such as Nu and Mercado Pago are not yet obligated to apply the MTU, all traditional banks are. In this news article, you can find detailed, set-up instructions covering BBVA, HSBC, Banamex, Banorte, Banco Azteca, and Santander.

TRAVEL TALK

Planning a trip to the Riviera Maya? We will give you the information you need to take your trip to the next level.

 🪸 Saying Adios to Sargassum?

Thinking about booking at trip to the Riviera Maya? We’ve got good news for all you beachlovers: sargassum season is winding down in Playa del Carmen and all along the beaches of the Mexican Caribbean. Satellite tracking shows the bloom has been steadily shrinking since August, with only minimal amounts expected through October and November. While seaweed can still appear in small patches depending on winds and currents, the heavy summer arrivals are behind us. Right now, the beaches are at their best—clean shorelines, turquoise water, and blue horizons. Tap the video below to see the current conditions.

✈️ $99 USD Flights from U.S. to Cancun

If you’ve got friends or family looking for a budget-friendly flights to visit you—or you’re planning a quick winter escape yourself—this news is worth bookmarking. Breeze Airways, the U.S.-based low-cost carrier founded by JetBlue’s David Neeleman, has just announced new seasonal nonstop flights to Cancun from four U.S. cities, with fares starting at just $99 USD each way.

Beginning in January 2026, Breeze will launch Saturday-only service from the following cities:

• Norfolk, VA – January 10

• Charleston, SC – January 17

• New Orleans, LA – February 7

• Providence, RI – February 14

The new Cancun flights are part of a broader Caribbean push for the airline, which also announced new routes to Punta Cana and Montego Bay beginning next year. Breeze currently operates a fleet of 49 aircraft, including the Airbus A220, known for fuel efficiency and passenger comfort. With rates this low, don’t be surprised if they sell out fast.

NOTES ON NAPKINS

Fun for foodies of all kinds! Here are some of the delicious gastronomic offerings that caught our eye and tempted our palate this week!

🍺 Oktoberfest Hits Playa del Carmen

Born in Munich over 200 years ago, Oktoberfest has grown into the world’s most famous beer party. Lucky for us, you don’t need lederhosen or a plane ticket to Germany to get in on the fun. Playa’s got its own Oktoberfest flavor this year.

On October 4, Viking Smoke House is marking its 4th Anniversary with a full-blown Oktoberfest bash. Starting at 4 PM, dig into a German-style plate with sausage, potato salad, brisket, ribs, and a fresh pretzel, paired with craft beer from Cerveza Xpu-Ha and ice-cold draft beer. The party keeps rolling with live music from Zona Zero from 6–9 PM, plus gifts and surprises throughout the night.

On October 4 & 5, head to the beach for Oktoberfest at INTI Beach. This two-day festival runs from 2–10 PM with live DJs, a beer tasting included in the 990 MXN cover, and a full Bavarian-inspired menu. Space is limited, and reservations are required at 984 169 8394.

Don’t miss Playa del Carmen’s take on one of the world’s most iconic beer festivals. Gather your crew, book your spot, and get ready to celebrate Oktoberfest—Caribbean style.

🌮 Sabores del Pacífico in Cancún

This weekend, Parque de las Palapas transforms into a feast for the senses with Sabores del Pacífico (Flavors of the Pacific) a fantastic gastronomic festival. From pozole and birria to tlayudas, carnitas, tamales, and tejuino, you’ll find iconic dishes representing the rich culinary traditions of Baja California, Sonora, Sinaloa, Nayarit, Jalisco, Colima, Michoacán, Guerrero, Oaxaca, and Chiapas. It’s a journey through Mexico’s Pacific coast—without ever leaving downtown Cancún.

Beyond the food, expect a family-friendly atmosphere alive with music, culture, and community. Stroll through stalls, meet talented chefs, and discover why Cancún has become known as la ciudad de mil sabores. It’s the perfect excuse to gather friends and family for an evening of flavor and celebration in the city’s most iconic plaza.

📍 Parque de las Palapas | Cancun
📅 October 4 & 5 | Beginning at 4 PM
🎟️ Free Admission with Food & Beverages for purchase

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REAL ESTATE ROUNDUP POWERED BY MEXEDGE

💵 Why Peso–Dollar Fluctuations Matter in Real Estate

If you’re buying property in Mexico, the peso–USD exchange rate isn’t just background noise — it can make a huge difference in what you actually pay. Real estate transactions here are almost always priced in pesos, but many foreign buyers fund their purchase in dollars. If the exchange rate shifts between when you make your offer and when you close, the cost of your dream home can jump by thousands of dollars.

That’s why smart buyers consider locking in their exchange rate at the start of the transaction. It protects you from sudden swings in the market and gives you certainty about the final price in your home currency. Think of it as insurance against volatility — a small move in the peso can mean big savings or unexpected costs.

Want to see what that looks like in real numbers? Schedule a quick call with George and explore how much you could save by securing your rate early.

🌊 NEW! Beachfront Beauty in Akumal with Great ROI

Looking for a gorgeous beachfront condo in Akumal that also pulls its weight as a rental? This sun-filled 2-bedroom, 2-bath condo in a popular complex on Half Moon Bay might just be the opportunity you’ve been waiting for.

Perfectly positioned just steps from the sand and the reef, this garden-level unit offers ocean views from the kitchen and living area, plus a covered patio that’s great for relaxing after a day at the beach or entertaining guests. The lock-off design adds flexibility for hosting or generating income, and the community pool with oceanfront loungers and shaded palapas makes it easy to attract renters year-round.

With storm shutters, security, and strong rental history, it’s a great option for a young family or couple ready to make a move to paradise—or for anyone looking to invest smart in Akumal's growing vacation market. Check out the full listing and book your showing with Marieke before it’s gone!

DO GOOD RIVIERA MAYA

Looking for a way to give back or get involved in your community? There is always some GOOD to do! Let us connect you with reputable non-profit organizations and charities working in the Riviera Maya.

🐢 Turtle Nesting Stewards Needed in Akumal

SAVE Akumal is still looking for volunteers to patrol turtle nesting areas in Akumal from now to November. If you have some time to spare, free training is provided.

The missions are varied but include:
•⁠ ⁠Monitoring nests
•⁠ ⁠Keeping raccoons away
•⁠ ⁠Collecting hatchlings to safely release them
•⁠ ⁠Recording data on nesting turtles
•⁠ ⁠Relocating nests if needed

It’s demanding work but incredibly rewarding. Night patrols run from 7:30 PM to midnight and 1 AM to 6 AM. You can be placed according to your availability. If you would like to take part, contact Paola via WhatsApp +52 55 3482 9177 for more information.

¿QUE PASA?

Your go-to roundup of local events, festivals, and happenings—so you’ll always know what’s going on and where to be in the Riviera Maya.

Merida Restaurant Week 2025
September 29 - October 5 | Over 100 Locations in Merida

Playa del Carmen Jazz Festival 2025
October 3 - 5 | Teatro de la Ciudad, Xaman Ha | Playa del Carmen

The Jam Band in Concert Led Zeppelin Tribute
October 11 | Teatro de la Ciudad ‘Xaman Ha’ | Playa del Carmen | Show times at 3 PM and 8 PM.

Caifanes in Concert
October 18 | Plaza de Toros | Cancun | 9 PM

Cozumel’s 17th Annual Island Bird Festival
October 22 - 26 | Cozumel | More Info

23rd Annual Marina Turtle Festival
October 24 - 26 | Various Locations in Akumal & Tulum | More Info

4th Annual Festival Parrillero del Caribe
October 25 & 26 | La Ventana del Mar | Puerto Morelos | 2 PM - 10 PM | Tickets

4th Annual Seaside Rotary Dog Parade
October 26 | Central Park Plaza | Puerto Aventuras | Starts at 3 PM

Latitude 20° “Boos and Booze” Halloween Party
October 30 | Restaurant Latitude 20° | Puerto Aventuras | 6 PM

19th Festival de Tradiciones de Vida y Muerte
October 30 - November 2 | Xcaret Park | Playa del Carmen

Halloween Golf Cart Parade and Party
October 31 | Colegio Puerto Aventuras | More Info soon

Gran Altar Puerto Aventuras
November 1 | La Lomita | Puerto Aventuras | More Info soon

Inframundo 5K - 10K Race
November 2 | Mario Villanueva Stadium | Playa del Carmen | 7 AM Start

Do you have information about an upcoming event that you would like to see shared on Riviera Maya Insider? Let us know by replying to this email.

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