Filmed Monday, September 14, 2026.
Flew the drone from Costa at Corasol, past Mareazul, Playa Esmeralda and Paradisus, Playa 72, Coco Beach, CTM, 38th, Mamitas, the Constituyentes and Juárez piers, and a first pass at Playacar Phase 1 — with one question at every beach: would I get in?
Want the full details and pricing on properties near the beaches that stay clean? → https://try-luxury-vacations-youtube-organic.mycasa.mx
THE VERDICTS:
– CORASOL / COSTA — barriers hard at work, some seaweed getting through, but plenty of spots where you can see your feet. I’d get in. The new beach club for golf and Costa members is gorgeous.
– MAREAZUL — no barrier. They cleaned a massive load about ten days ago and their pickup system is actually good, but the ocean in front is still full of it because nothing’s stopping it.
– PLAYA ESMERALDA / PARADISUS — double barriers, and it’s working. I’d get in. Esmeralda is a local favorite: boomboxes, family fun, great if you like it lively. (Couldn’t fly closer — they’ve got a drone jammer up while they redo the road.)
– PLAYA 72 — the dog-friendly beach. Turquoise is still there under the seaweed.
– COCO BEACH — pretty horrible right now. Some okay spots in front of the hotel, but stay away. It clears right up once you cross CTM.
– 38TH — murky near shore, clearer as you head south. People walk past the murk and into clean water.
– MAMITAS — best beach in Playa del Carmen right now. Multiple barriers including sandbags, tractors working, clear water. I’d definitely get in. If you own near Mamitas, you’re doing very well — and I just saw a 3-bedroom on a side street there for around $400K.
– JUÁREZ PIER (the Cozumel ferry) — horrendous. That tea-colored water, not enough wave action to flush it. One storm would clear it. Wouldn’t get in.
– PLAYACAR PHASE 1 — still murky near shore, clearer offshore. Only had two batteries — comment “PLAYACAR 1” or “PLAYACAR 2” if you want a full flyover.
The turquoise hasn’t gone anywhere. It’s just being covered where nobody protected it.
THE MONEY: President Sheinbaum has committed 2.6 billion pesos (about $155 million USD) to Quintana Roo for more conveyor-belt boats and barriers. The plan is boats collecting at sea before the barriers, barriers funneling what gets through. They need more boats. The money’s there.
THE INVESTOR ANGLE: a property near a beach that stays consistently cleaner — because it has barriers and cleanup — appreciates faster than everything around it. That’s what this video is really about.
TRY BEFORE YOU BUY — you stay in the property or the neighborhood a few nights first (I send the Airbnb link). If you love it, I go find owners — I knock on doors, I talk to people at the pool, I talk to rental administrators — and we sit down with them together. HOA, complaints, what they wish they’d known. Only owners are honest with you.
We have access to every property across every agency. And just like in the US and Canada, the seller pays our commission — without a buyer’s rep, that money goes to the listing agent or the developer’s sales team anyway.
I’m Raul Morales of MyCasa Real Estate, 15 years in Playa. I can find you the right home, negotiate the rock-bottom price, get you settled in under 30 days, and introduce you to the expat community.
Neighborhood tours (Playa del Carmen, Puerto Morelos, Puerto Aventuras, Cancún, Tulum) → [links]
Lola Beach Club review → [link]
WhatsApp: +52 984 137 7639
Full details and pricing → https://try-luxury-vacations-youtube-organic.mycasa.mx
Let’s be neighbors soon.
#PlayaDelCarmen #Sargassum #RivieraMaya #MexicoRealEstate #ExpatLife
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