⚖️ How Will Q. Roo’s New Tourism Law Affect Vacation Rental Owners?

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🇲🇽 Good morning! September kicks off mes patrio—Mexico’s patriotic month—so expect flags and fiestas leading up to El Grito on the 15th! This week’s newletter is equal parts practical and provocative: Vacation rental hosts get a clear checklist on the new Airbnb rules in Quintana Roo, buyers learn how to move money safely (and lock in a rate), Playa Spice invites you to eat your way through September, and a beloved restaurant closes its doors after 25 years.

As if that’s not enough:

• Mexico suspends mail service to the U.S.

• Highway 307 blocked 10 hours in the Jaguar Park standoff

• Environmental controls tighten on Q. Roo developers

• Travel reminder for residents: The airport immigration step you can’t skip

The Key to a $1.3 Trillion Opportunity

A new trend in real estate is making the most expensive properties obtainable. It’s called co-ownership, and it’s revolutionizing the $1.3T vacation home market.

The company leading the trend? Pacaso. Created by the founder behind a $120M prior exit, Pacaso turns underutilized luxury properties into fully-managed assets and makes them accessible to the broadest possible market.

The result? More than $1B in transactions and service fees, 2,000+ happy homeowners, and over $110m in gross profit to date for Pacaso.

With rapid international growth and 41% gross profit growth last year alone, Pacaso is hitting their stride. They even recently reserved the Nasdaq ticker PCSO.

The same VCs that backed Uber, eBay, and Venmo also backed Pacaso. Join them as a Pacaso shareholder before the opportunity ends September 18.

Invest While You Still Can

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PHOTO OF THE WEEK

📸 Our beautiful Photo of the Week is courtesy by my friend Seth. He has a real gift for capturing the beauty of daily life like this quietly spectacular sunset in Espita. If you have not visited this tiny slice of heaven, you are really missing out on an authentic Yucatan gem.

📸 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.

Mail Service to the U.S. Suspended
Sending a package north just got complicated. Correos de México has suspended deliveries to the United States after new U.S. tariff rules ended the duty-free allowance for packages under $800. Now, every parcel faces customs duties—and postal services from Mexico, Canada, Japan, and more have paused shipments while they figure out how to adapt. DHL Express is still running, but only documents and gifts under $100 can move without issue. Families and small businesses will be the hardest hit.

Jaguar Park Standoff: Highway 307 Blocked
 Highway 307 was shut down for 10+ hours on Sunday as Tulum residents, merchants, and tour operators protested access controls at Jaguar Park and nearby beaches. Traffic backed up for kilometers, stranding tourists and workers. The road reopened after a preliminary deal with state officials, with a formal meeting set for Monday afternoon to hammer out final terms. At issue: whether locals receive free public access and how new fees and rules affect small businesses.

Quintana Roo Tightens Environmental Controls
Quintana Roo’s environment chief Oscar Rébora says investment is welcome—but not at the expense of native flora and fauna. Projects that skip or violate environmental impact authorizations will face closures and even revocation. Expect stepped-up inspections and tighter wildlife protocols moving forward. In a region where some developers are accustomed to asking forgiveness rather than permission, the real test will be enforcement.

Is Playa del Carmen Real Estate Still Growing in 2025?
Despite softer U.S. tourism and higher build costs from U.S. steel/aluminum tariffs, local brokers report positive sales and investment. Demand is diversified with buyers from Mexico, Canada, and Europe keeping deals moving. Developers are looking beyond Centro and the beach communities and the buyers are following. The TLDR? Interest and investment in Playa del Carmen real estate remains strong despite economic and political obstacles.

ICYMI

In case you missed it, these were the most popular news stories featured in last week’s newsletter.

Tulum Condo Faces Demolition
A federal judge has ordered the demolition of Adamar, a beachfront condominium development on Soliman Bay in Tulum after finding Profepa failed to enforce restoration measures near the Xcacel-Xcacelito turtle sanctuary. The ruling also forces authorities to collect fines, restore dunes, and pursue environmental crimes—setting a precedent that could reshape how development projects are held accountable.

Maya Train Mishap in Izamal
On August 19, a railway car of the Maya Train partially derailed while entering Izamal station, scraping a stationary unit on the platform. No passengers were injured, but the incident—which has been blamed on a faulty track switch—has reignited safety concerns. Investigators are probing design flaws, supplier quality, and ties to prior ballast scandals concerning segment 3 of the railway.

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REAL ESTATE ROUNDUP

🏡 Buying in Mexico? Here’s What You Need to Know About Safe Transfers and Saving Money

If you’re buying or building property in Mexico, you may have already heard the news: in June 2024, the U.S. Treasury sanctioned Intercam Bank and CI Banco, blocking transfers from the U.S. to these institutions. Overnight, many buyers found themselves unable to wire funds to escrow accounts, developers, or contractors—derailing closings and construction schedules. For foreign buyers, the stakes are high:

• Wire transfers must be reliable and compliant with both U.S. and Mexican regulations.

• Exchange rate swings can add thousands of dollars to your purchase.

• Legal timelines and closing dates depend on on-time payments.

So what’s the safe alternative?

That’s where MexEdge comes in. MexEdge specializes in secure, transparent, and fully compliant currency solutions built for real estate transactions in Mexico. Whether you’re wiring a single closing payment or making regular installments on a pre-sale build, MexEdge will:

✔️ Lock in your exchange rate in advance so you eliminate risk.
✔️ Move your funds quickly through trusted banking partners.
✔️ Provide full support for escrow deposits, closings, and construction payments.
✔️ Deliver transparent pricing—no hidden fees.

While some buyers try alternative banks or general brokers, they often face delays, poor rates, or no protection against volatility. MexEdge was designed for this exact challenge—helping buyers move money safely and predictably, even as banking rules and rates shift.

🚨 If you’re already under contract, now is the time to secure your rate and keep your purchase on track.

Schedule a free currency risk evaluation call with George to learn how MexEdge can protect your real estate payments.

🏠 Riviera Maya Vacation Rentals: Changes in 2025

New Airbnb rules in Quintana Roo shift real power to each municipality. For Playa del Carmen (including Puerto Aventuras) that means hosts must be registered and licensed—and enforcement is tightening. If you’re currently renting your house or condo, expect requests for registry numbers, proof of municipal licensing, lodging-tax compliance, and basic Protección Civil sign-offs.

What this means for you, right now:

• Make sure your online listing is tied to a RETUR-Q registration and your Municipal Licencia de Funcionamiento.

• Get your lodging-tax (ISH) setup and filings in order (platforms may withhold, but you’re still responsible for records).

• Complete Protección Civil basics (equipment, signage, inspection).

• Keep PDFs on hand: RETUR-Q constancia, municipal license, ISH filings, RFC/SAT docs. Platforms and inspectors can ask anytime.

Read our Step-by-Step Compliance Guide to make sure you don’t miss a thing!

Feeling lost? Now is the time to establish a team of trusted service providers. A property manager + accountant + gestor can handle registrations, renewals, and filings so you stay live on the platforms without surprises.

🚨 Non-compliance can lead to fines of up to 100,000 pesos, delistings, or messy last-minute cancellations. There’s a 90-day rollout window for full application, so the clock is ticking.

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.

✈️ Residency Travel Tip: Don’t Forget Immigration!

Recently, a friend of mine who is a permanent resident in Mexico flew back to the U.S. and totally forgot to stop at Immigration on her way out. No checked bags, no airline agent—she sailed straight through security and onto the plane. Discovering her oversight, she panicked when online “experts” told her this misstep would cause her to lose her residency status altogether.

Luckily, our local Immigration Goddess (and my friend), Milly Arceo stepped in to reassure her and clarify the correct process for leaving and returning to Mexico as a resident—temporary or permanent.

Milly’s advice? Don’t panic! This is not a catastrophic mistake. If you have forgotten to check out with IMN, you can rectify the mistake upon reentry. When you return to Mexico, do not try to reenter as a visitor. Present your original passport and immigration card when you pass through immigration upon arrival. Be honest (and apologetic) with the immigration officer about the oversight—and don’t make the same mistake twice.

🇲🇽 Steps for Leaving and Returning to Mexico As a Resident

Departing Mexico

• When leaving the country, you must visit the immigration office at the airport before checking in with your airline. Immigration offices are located in every terminal; you can ask a security guard for directions if needed.

• At the Immigration office, present your original passport and original residency card. The officer will stamp or scan (depending on the airport) your passport. The process is typically quick, taking less than 10 minutes.

Returning to Mexico:

• When entering Mexico, show both your residency card and passport to the immigration officer. They will stamp or scan your passport accordingly.

• Important: DO NOT USE THE AUTOMATIC KIOKS

• You may try the line for Mexican citizens, but be aware that immigration agents still have the discretion to direct you to the tourist line if needed.

Milly’s bottom line: Don’t panic if you forget once. Once is forgiveable. The key is making sure that on your reentry, you are processed correctly as a resident—not a tourist. Always travel with your residency card, and never re-enter Mexico pretending to be a visitor.

About Milly:
Milly Arceo is an immigration consultant with more than 15 years of experience. Through her company Legally in Mexico, Milly and her professional staff assist foreigners through Mexico’s residency process in the IMN offices in Playa del Carmen. She is widely respected for her clear, no-nonsense advice and deep knowledge of immigration procedures.

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!

❤️ Adios, Babe’s Noodles & Bar

Playa del Carmen is saying adiós to an icon. Since 2001, Babe’s has been a popular go-to for pad thai, crispy spring rolls, Swedish meatballs, and frozen mojitos as big as your head. Swedish transplants Per and Lena built a place that felt like home—bright, a little cheeky, and always welcoming. Sadly, we lost Per to the COVID-19 pandemic. Lena bravely picked up the reins and carried on.

If you’re one of the Playense OGs, Babe’s is surely the source of a lot of fond memories. If you were part of the playa-info cast of characters, no visit to Playa was complete without afternoon drinks at La Rana, dinner at Babe’s, and last-night shenanigans upstairs at the Beer Bucket—IYKYK.

When it was announced on their socials that Babe’s would be closing indefinitely on September 1, it felt like the end of an era. If I’m honest, that era ended for me when they left the location on Calle 10. I never did get to try the new spot, but it was comforting just to know it was there.

We all have a favorite Babe’s memory. I have quite a few—from Taste of Playa to the grand opening of their second location on 5th Ave. This video in particular takes me right back to a time when Babe’s—and Playa—was at its best. So let’s raise a glass with a heartfelt Skål to Per, Lena, and the Babe’s crew who kept Playa fed and happy for nearly a quarter century. That’s something worth celebrating.

🍴 Playa Spice 2025 — Savor September!

September in Playa just got a whole lot tastier. Celebrate Mes Patrio (Patriotic Month) by eating your way through Playa, discovering new flavors, and supporting local kitchens. Playa Spice 2025 is lighting up the dining scene from September 1–30, with more than 70 restaurants across Playa del Carmen serving up themed dishes, tasty specials, and significant discounts for diners.

It’s a great excuse to revisit some of our local favorites like India Jones, The Lost Tiki, Ah Cacao, Coco’s Cabañas, Axiote, Trujillos, Kobma, and Piaggia along with dozens of other spots eager to tempt you with something new. With over 70 venues in the mix, there’s no shortage of menus to explore.

Pro Tip: Many of the discounted offerings are for locals only to be sure to bring your proof of residency. Follow the Let’s Playa Instagram account for updates.

¿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.

Playa Spice Gastronomic Festival
September 1 - 30 | 70+ Restaurants in Playa del Carmen

Festival of the Jocho Chetumaleño
September 6 & 7 | Parque Fundadores | Playa del Carmen

Oasis Tour Live ‘25
September 12 & 13 | GNP Stadium | Mexico City

Feria Trendy Independence Day Artisans Market
September 13 | Puerto Aventuras | 6 PM - 10 PM

2025 Ocean Race
September 13 | Playa Tortugas | Cancun | Register here

Chile en Nogada Gastronomic Festival
September 14 - 16 | Hotel Aldea Kuká | Isla Holbox

Texas Hold ´Em Fundraiser for Hekab Be
September 17 | Turtle Bay Cafe | Akumal | 12:30 PM | Register in advance via whatsapp +1 678 471 9572

Ironman 70.3
September 21 | Cozumel | Info & Registration

2nd Annual Xcaret Folk Art Fair
September 25 - 28 | Xcaret Park | Playa del Carmen

Texas Hold ´Em Fundraiser for Hekab Be
September 25 | Latitude 20° | Puerto Aventuras | 12:30 PM | Register in advance via whatsapp +1 678 471 9572

Marc Anthony LIVE in Concert
September 25 | Estadio Kukulcan | Merida, YUC | 8 PM

AsTri Cozumel 2025 Triathlon
September 27 | Cozumel | Info & Registration

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

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

4th Annual Festival Parrillero del Caribe
October 25 & 26 | Town Center, Portside | Puerto Morelos | Time TBA

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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