Distrito Xcalacoco Beach Condos for Sale: Best Pricing 2026
Distrito Xcalacoco Beach condos for sale are among the most sought-after investment opportunities in Playa del Carmen right now. As the Master Broker for this development and a real estate professional with 25 years of experience in the Mexican Caribbean, I am giving you the most accurate and up-to-date picture of what is actually available today — not last quarter, not from a portal that aggregated data six months ago. Today.
The situation as of April 2026 is this: Phase 1 is almost gone.
Distrito Xcalacoco Beach Condos for Sale — Phase 1 Delivering 2026: Only 9 Units Remaining
Phase 1 of Distrito Xcalacoco Beach is delivering this year. Construction is in its final stage and TM Real Estate Group, the developer, has maintained its guaranteed delivery commitment without a single extension clause in any contract — the only developer in the Riviera Maya to offer this.
Of the entire Phase 1 inventory across 7 floors, only 9 units remain available:
Floor 2
Unit 204 — 2 Bedroom | Pool View | 105 m² | $369,000 USD
Floor 3
Unit 303 — 2 Bedroom | Pool View | 103 m² | $385,000 USD
Floor 5
Unit 501 — 1 Bedroom | Sunset View | 66 m² | $245,000 USD
Unit 505 — 1 Bedroom | Sunset View | 67 m² | $250,000 USD
Floor 6
Unit 605 — 1 Bedroom | Sunset View | 67 m² | $253,000 USD
Unit 607 — 1 Bedroom | Sunset View | 67 m² | $253,000 USD
Floor 7
Unit 701 — 1 Bedroom | Sunset View | 66 m² | $253,000 USD
Unit 705 — 1 Bedroom | Sunset View | 67 m² | $245,000 USD
Every other unit on every other floor is either Sold or Reserved. If you want a Phase 1 unit with 2026 delivery, these are your options. When they are gone, they are gone.
Distrito Xcalacoco Beach Condos for Sale — Phase 2 Delivering October 2027: Full Inventory Now Open
Phase 2 launched with a broader selection of floor plans and views across 7 floors. Pricing starts at $200,171 USD for a 1-bedroom Sunset View unit and goes up to $1,037,136 USD for a 3-bedroom Ocean View penthouse on the 7th floor.
Here is the current price range by unit type:
- 1 Bedroom — Sunset View — 59 to 63 m²: From $200,171 USD
- 2 Bedroom — Sunset / Plaza / Ocean View — 94 to 210 m²: From $324,791 USD
- 3 Bedroom — Plaza / Ocean View — 137 to 315 m²: From $453,840 USD
- Penthouses — Ocean View — 194 to 315 m²: From $674,914 USD
Phase 2 is actively selling. As of today, 28 units across all 7 floors are already Sold or Reserved, including penthouse units on floors 5 and 7. The absorption rate in both phases confirms what I have been telling investors for the past year: Xcalacoco is not a speculative bet, it is a market reality.
What Makes Distrito Xcalacoco Beach Condos Different From Every Other Development Near Playa del Carmen
I have sold real estate in this region for 25 years. I have represented dozens of developments across Cancún, Playa del Carmen, Tulum, Puerto Morelos, and Holbox. Distrito Xcalacoco Beach condos for sale stand out for three specific reasons that I do not see combined anywhere else at this price point.
1. A Real Private Beach Club, Not a Shared Amenity Pool
The Allure Beach Club is exclusively for owners and their guests. It is 600 meters from the residences, on the Caribbean, with sun loungers, a pool, a bar, and a restaurant. No outside visitors. No reservations required. Just the Caribbean, reserved for you.
2. A Developer With 56 Years of International Track Record
TM Real Estate Group is a family company from Alicante, Spain. They have delivered over 20,000 homes across Europe and the Mexican Caribbean. Their contracts have no delivery extension clause. In a market where delays are the norm, this is a structural differentiator. Learn more at the official Distrito Xcalacoco Beach website.
3. A Commercial Plaza Built Into the Community
Cafés, restaurants, a convenience store, and boutique retail — all inside the development. Not nearby. Inside. This is what separates Xcalacoco Beach from a traditional condo building and makes it a complete lifestyle community.
The Payment Plan: How to Secure Your Distrito Xcalacoco Beach Condo Today
This is one of the most investor-friendly payment structures I have seen in the Riviera Maya pre-construction market:
- Step 1 — Reserve with $5,000 USD: This holds your unit for 15 days while you review contracts and arrange financing.
- Step 2 — Sign the contract and complete 30%: At signing, you complete 30% of the total purchase price. This locks your unit at the current price.
- Step 3 — Pay the remaining 70% at delivery: No construction-stage payments. No monthly installments during the build. The remaining 70% is due when your keys are ready — October 2027 for Phase 2, or this year for the remaining Phase 1 units.
This structure eliminates the cash flow pressure of traditional pre-construction payment schedules and makes it accessible for international buyers who need time to arrange their finances between signing and delivery.
Who Is This Investment For?
Based on my experience working with buyers from the US, Canada, and Mexico at this development, Distrito Xcalacoco Beach condos for sale appeal to three specific buyer profiles:
- The lifestyle investor: Someone who wants to use their property personally and generate rental income the rest of the year. The private beach club, the commercial plaza, and the proximity to Playa del Carmen make this a property that rents itself.
- The pure investor: Someone focused on capital appreciation in one of the last underpriced beachfront zones in Playa del Carmen. Xcalacoco is where Playacar was 20 years ago. The infrastructure is coming, the hotels are already there — The Fives and Viceroy Riviera Maya are your neighbors — and the pricing has not caught up yet.
- The second home buyer: Someone relocating from North America or Europe who wants a permanent or semi-permanent residence in the Caribbean without the congestion and pricing of central Playa del Carmen.
For a deeper look at the Xcalacoco zone and why investors are paying attention, read my full Xcalacoco Playa del Carmen investment guide.
Frequently Asked Questions About Distrito Xcalacoco Beach Condos for Sale
What is Distrito Xcalacoco Beach?
Distrito Xcalacoco Beach is a master-planned residential development in Playa Xcalacoco, located 600 meters from the Caribbean in Playa del Carmen’s Diamond Zone. It offers 1, 2, and 3-bedroom condominiums and penthouses across two phases, with private beach club access exclusive to owners and their guests.
How much does a condo at Distrito Xcalacoco Beach cost?
Phase 1 units delivering in 2026 start at $245,000 USD. Phase 2 Distrito Xcalacoco Beach condos for sale start at $200,171 USD delivering October 2027. Penthouses on the 7th floor go up to $1,037,136 USD.
Who is the developer of Distrito Xcalacoco Beach?
TM Real Estate Group, a family company from Alicante, Spain, with 56 years of international experience and over 20,000 homes delivered across Europe and the Mexican Caribbean.
Is Xcalacoco Beach a good investment in Playa del Carmen?
Based on current absorption rates, proximity to established luxury hotels, and limited remaining beachfront supply in Playa del Carmen, Distrito Xcalacoco Beach condos for sale represent one of the strongest pre-construction investment opportunities in the Riviera Maya as of 2026. Phase 1 is nearly sold out and Phase 2 is actively absorbing inventory.
What is the payment plan for Distrito Xcalacoco Beach?
Reserve with $5,000 USD for a 15-day hold, complete 30% at contract signing, and pay the remaining 70% at delivery. No construction-stage payments required.
How many units are left in Phase 1?
As of April 2026, only 9 units remain available in Phase 1, all delivering this year. All other units are Sold or Reserved.
Is the beach club really private?
Yes. The Allure Beach Club is exclusively for owners and their registered guests. It includes a pool, sun loungers, bar, and restaurant, and is located 600 meters from the residences directly on the Caribbean.
Can foreigners buy Distrito Xcalacoco Beach condos for sale?
Yes. Foreign buyers purchase through a fideicomiso, a Mexican bank trust that provides full legal ownership rights within the coastal zone. This is the standard and legally secure mechanism for foreign ownership in Mexico.
Who is Frank Ruiz and why should I work with him for this purchase?
Frank Ruiz is the CEO of Frank Ruiz Realty Group and Director at Coldwell Banker Riviera Maya, with 25 years of experience in Mexican Caribbean real estate and Master Broker status for Distrito Xcalacoco Beach. He provides direct access to live inventory, pricing, and the reservation process without intermediaries.
Ready to Check Availability on Distrito Xcalacoco Beach Condos for Sale?
If you are serious about securing a unit at Distrito Xcalacoco Beach, contact me directly. I have live access to the floor plans, availability maps, and the reservation process for both phases.
📞 +52 984 801 0177
📧 contact@frankruizrealtygroup.com
🌐 frankruizrealtygroup.com/xcalacoco-beach-investment
Frank Ruiz | CEO, Frank Ruiz Realty Group | Director & Master Broker, Coldwell Banker Riviera Maya | License 1922206GC0GA0FS00800278
