Sisal, Yucatán — a certified Magic Town on the Gulf of Mexico, 45 minutes from Mérida's international airport with direct flights from Houston and Miami — is still under most investors' radar. Arrecife Sisal is a premium beachfront development on the Yucatán coast.
1. Why Sisal, Yucatán?
Sisal is an authentic coastal destination with growing demand from a major metropolitan market, and direct air access from the United States.
Three strengths of the destination
1. A destination next to nature. Sisal is adjacent to the Ría Celestún Biosphere Reserve, home to the largest flamingo colony in Mexico.
2. Mérida's economic engine. Mérida, consistently ranked as one of Mexico's safest and most liveable cities, has a metropolitan population exceeding 1.2 million. The aerospace, automotive, and technology industries are expanding in the region, driving upper-middle-class wealth accumulation and demand for coastal second residences 50 minutes from the city. Sisal offers a human-scale beach experience within reach of the city.
3. US buyer accessibility. Mérida International Airport (MID) offers direct, non-stop service from Houston (2h), Miami (2h30), and Dallas (2h45). For Texas and Florida buyers — the two largest US markets for Mexico real estate — Sisal is closer in travel time than Los Cabos or the Riviera Maya, and a fraction of the price.
2. Arrecife Sisal: the project
Arrecife Sisal is a 6-story, 39-unit tower on the Federal Maritime Zone (Zona Federal Marítimo Terrestre) of Sisal, Yucatán — meaning it sits directly on the beachfront, with 75 linear meters of beach frontage.
The project is developed by Boma Desarrollos and backed by:
- Bank trust (fideicomiso) with an authorized bank as trustee
- Deeds signed before a Notary Public
Estimated delivery: June 30, 2028.
Amenities
3. Full Ownership: units and pricing
Full Ownership at Arrecife Sisal means a 100% titled property in your name (or in a fideicomiso for foreign buyers). You own the unit outright, with full rights to use it year-round, rent it, sell it, or pass it to heirs.
Arrecife Sisal offers 39 Full Ownership units across four floor plans:
1 Bedroom · Type A
61.12 m² (658 sq ft) interior · 13.63 m² terrace · 74.75 m² total
MXN $6,583,000 · lock-off module available
2 Bedrooms · Type B
106 m² (1,141 sq ft) interior · 10.78 m² terrace
MXN $7,452,000 · master suite with walk-in closet
3 Bedrooms · Type C
146.75 m² (1,580 sq ft) interior · 23.46 m² terrace
MXN $10,346,000 · grand living-dining room
3BR Penthouse · Type PH
255.56 m² (2,751 sq ft) · units 604 & 605
MXN $17,666,000 · most exclusive units in the project
USD prices are indicative, at the FIX exchange rate of the Banco de México (updated daily). Contract prices in MXN.
Launch-phase pricing
All Full Ownership prices above correspond to the current launch phase.
4. Fractional Ownership: portfolio diversification from USD $41,000
The Fractional model at Arrecife Sisal is fundamentally different from a timeshare. Each buyer's rights are documented through assignment deeds under the trust — you own a real asset, not a right-to-use agreement that can be revoked. The fraction corresponds to a specific calendar month, giving you exclusive access during your time; the property can be put up for rent with a suggested management arrangement during months not used.
How it works
- What you buy: One or more calendar months in a specific unit type. 168 total Fractional slots across the tower.
- What you own: Your rights to the fraction, documented through assignment deeds under the trust.
- Rental: The property can be put up for rent with a suggested management arrangement on months not personally used; rental can generate income.
- What you pay: From MXN $743,400 (~USD $41,000) for one month in a 1-bedroom unit at launch pricing.
- Structure: Same fideicomiso structure as Full Ownership for foreign buyers. Same location, adjacent to the Ría Celestún Biosphere Reserve.
Full Ownership vs. Fractional: which is right for you?
| Feature | Full Ownership | Fractional |
|---|---|---|
| Deed type | 100% titled ownership | Assignment deeds under the trust (1 or more months) |
| Entry price | From USD $363,000 | From USD $41,000 |
| Personal use | 365 days/year | Specific month(s) owned |
| Rental management | Optional (self or professional mgmt) | Suggested management |
| Best for | Second home, legacy, long-term hold | Portfolio diversification |
5. Market analysis: how Sisal compares
To contextualize the opportunity, it helps to compare Sisal against coastal luxury markets that share similar characteristics — direct US air access and an emerging-to-growing stage of market maturity:
| Market | Price/m² (USD) | Maturity stage |
|---|---|---|
| Sisal, Yucatán (Arrecife) | $3,000–4,000 | Early stage |
| Tulum, Quintana Roo | $3,500–5,000 | Mature — oversupplied |
| Guanacaste, Costa Rica | $2,500–4,500 | Mid-cycle — active growth |
| Cap Cana, Dominican Republic | $3,000–6,000 | Active expansion |
| Punta del Este, Uruguay | $5,500–10,000 | Mature premium market |
| Miami pre-construction | $8,000–20,000 | Mature global market |
6. Guide for US and Canadian buyers: the bank trust
Mexican law allows foreign nationals to acquire real property in restricted zones (50km from the coast, 100km from borders) through a fideicomiso bancario — a bank trust. This is not a workaround or a gray area: it's a fully regulated federal legal instrument used by hundreds of thousands of foreign buyers across Mexico's coastal destinations.
How the fideicomiso works
- Trustee: an authorized Mexican federal bank holds title to the property.
- Beneficiary: You — the foreign buyer — hold all beneficial rights: use, rent, sell, modify, and inherit.
- Term: 50 years, renewable indefinitely. Fully transferable to named heirs.
- Setup cost: Approximately USD $1,000–1,500 one-time, plus USD $500–800/year maintenance.
- Timeline: 4–8 weeks from contract signing to trust constitution.
Additional closing costs to budget
- ISABI: Property acquisition tax — 2% of assessed or market value (whichever is higher)
- Notary fees: 0.5–1.5% of transaction value
- Fideicomiso setup: USD $1,000–1,500 one-time
- Annual trust maintenance: USD $500–800/year
Boma Desarrollos coordinates the entire fideicomiso process and has successfully guided buyers from the United States, Canada, Germany, France, and several Latin American countries through acquisition at Arrecife Sisal.
7. Developer payment schedule: interest-free during construction
One of Arrecife Sisal's most competitive features for international buyers is a direct developer payment schedule, interest-free during construction — no loan, no lien, no credit application. The down payment and monthly payment below are minimums: buyers may contribute more of either, which reduces the final payment.
- Minimum down payment: 10% of the price (15% on units above MXN $9,000,000)
- Minimum fixed monthly payment: from MXN $30,000 for Full Ownership (from MXN $10,000 for Fractional, depending on model and view), interest-free, during the construction period
- Final payment: variable, at unit delivery (June 30, 2028) — equal to the price minus the down payment made minus the monthly payments made
The monthly-payment term is the number of full months between contract signing and the delivery date — it is reductive: the later the contract is signed, the fewer months remain and the larger the final payment. The exact final-payment amount therefore depends on the signing date; an Arrecife Sisal advisor can simulate your precise schedule based on your timeline.
This structure allows buyers to leverage capital during construction: rather than tying up 100% of the purchase price today, a significant portion of the price remains due at delivery, expected June 30, 2028.
8. Location and connectivity
Sisal, Yucatán is located at:
- 10 minutes from Sisal's town center
- 30 minutes from Mérida's ring road (periférico)
- 45 minutes from Mérida International Airport (MID)
- 50 minutes from Mérida's historic center
- Adjacent to the Ría Celestún Biosphere Reserve
- Gulf of Mexico coast — calm, warm water
Non-stop flights to Mérida (MID)
| Origin city | Flight time | Airlines (approximate) |
|---|---|---|
| Houston (IAH/HOU) | ~2h | United, Volaris |
| Miami (MIA) | ~2h30 | American, Aeromexico |
| Dallas (DFW) | ~2h45 | American, Aeromexico |
| Mexico City (MEX) | ~1h45 | Aeromexico, Volaris, VivaAerobus |
9. Frequently Asked Questions
Can Americans and Canadians buy beachfront property in Mexico?
Yes. Mexican law allows foreign nationals to acquire coastal property through a bank trust (fideicomiso). An authorized Mexican bank acts as trustee; the foreign buyer is the beneficiary with full rights to use, rent, sell, and inherit the property. The trust has an initial 50-year term, renewable indefinitely. This mechanism is the legal standard used by thousands of US, Canadian, and European buyers throughout Mexico's coastal destinations.
How far is Sisal, Yucatán from Mérida airport?
Sisal is 45 minutes from Mérida International Airport (MID) and 50 minutes from Mérida. Mérida operates non-stop flights from Houston (2h), Miami (2h30), Dallas (2h45), and Mexico City (1h45). Private transfers, rental cars, and ride-sharing are all available from the airport to Sisal.
What is the price of luxury condos in Sisal, Yucatán?
At Arrecife Sisal, Full Ownership units start at MXN $6,583,000 (approx. USD $363,000) for a 1-bedroom oceanfront unit of 74.75 m². The Fractional model starts at MXN $743,400 (approx. USD $41,000) for one monthly slot in a 1-bedroom unit.
What is Fractional Ownership and how does it work in Mexico?
Fractional Ownership is a real estate model where buyers acquire a fraction of a property — in the case of Arrecife Sisal, one specific calendar month per year. Each buyer's rights are documented through assignment deeds under the trust. The owner has exclusive use during their month(s), and the property can be put up for rent with a suggested management arrangement; rental can generate income. This model allows portfolio diversification with a premium tangible asset at a fraction of full ownership cost.
When is Arrecife Sisal delivered and what is the financing structure?
Estimated delivery is June 30, 2028. Developer payment schedule, interest-free during construction: down payment from 10% to 20% depending on segment (minimum), fixed monthly payments from MXN $10,000 (minimum), and a variable final payment at delivery. No loan, no lien, no credit application required. Boma Desarrollos coordinates the full purchase process for international buyers.
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Schedule a 15-minute call to see available units, floor plans, and current pricing — no commitment required.
Also read: Full Investment Guide in Spanish → · Sisal Magic Town guide → · About Boma Desarrollos → · Yucatán Coast vs Caribbean → · Second home near Mérida → · Fractional ownership in Mexico → · View availability map →