Condo Management Software in Tulum

Tulum went from a stopover town to one of Mexico's fastest-growing municipalities in under fifteen years. The 2020 census counted 46,721 people in the municipality, 33,374 of them in the town itself, and current estimates put it above 60,000. The arrival of the Maya Train and Felipe Carrillo Puerto International Airport, opened in December 2023, accelerated a construction wave: market counts published in 2025 describe more than 500 projects selling at the same time and an inventory of roughly 11,000 units across apartments, houses and lots.

What gets built here is almost never a tower. Height limits and jungle lots produce boutique developments of two to four floors that rarely exceed sixty units, with rooftop pools, coworking and sometimes a private cenote, concentrated in Aldea Zamá, La Veleta and Regions 15 and 8. Nor are they sold to be lived in: most studios and one-bedroom units are bought off-plan as investments, often by foreigners through a bank trust (fideicomiso), and end up running as vacation rentals. There are thousands of active short-stay rentals across the municipality.

That is what shapes the job of administering a building in Tulum. The owner roll is spread across the United States, Canada and Europe; whoever sleeps in a unit changes every few nights while the apartment next door sits empty for months; and since the 2024-2025 correction, with new-home sales down and short-stay occupancy falling, the maintenance fee is the first thing to slip. On top of that, many condos run their own well, treatment plant and power backup because the municipal network does not reach them. Koti gives the administrator the three things that in Tulum almost never live in one place: the owner and occupant roll per unit, the balance on every fee, and a record of who came through the gate and which apartment they went to.