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Tolteca and Azteca developments in SM 106 shut down for selling lots without permits or services

City hall says the plots were offered on Facebook with no sewage, drinking water, paving or street lighting.

By Miguel Díaz Miró · Responsible editor ·
Closure seals on a property in Cancún's supermanzana 106

Benito Juárez city hall on Monday, October 6, shut down the Tolteca and Azteca private developments in Cancún's supermanzana 106 because they lacked urban development permits and their lots were being sold without authorization through social media, mainly Facebook, the municipal government said.

What authorities found

According to city hall, the plots had no sewage, drinking water, paving or public lighting, which violates municipal regulations and puts buyers' assets at risk.

"We will not allow developments to keep being created without infrastructure, without sewage, without drinking water," Mayor Ana Paty Peralta said during the action, which was attended by city hall secretary general Pablo Gutiérrez Fernández, Municipal Ecology and Urban Development Secretary Nahielli Margarita Orozco Lozano, and state environmental and land-use authorities.

The city said the measure aims to keep families from investing in irregular subdivisions and to ensure new housing projects have infrastructure before they are sold, while it continues regularizing settlements that have gone decades without legal certainty.

Before buying a lot: a checklist

Selling lots on social media is common in Cancún, and buyers in irregular subdivisions can go years without services or title deeds. Before handing over a down payment:

  • Ask the seller for the subdivision license or authorization and check it matches the development being offered.
  • Check with the Municipal Ecology and Urban Development Department whether the land has land-use and subdivision permits.
  • Confirm water and sewage feasibility; without a network, service can take years to arrive.
  • Be wary of very low prices, cash-only payments or sellers who won't show documents.
  • Sign before a notary and check the property's status at the Public Property Registry.

If you already bought in a closed development, keep receipts, contracts and messages with the seller: they are the basis for any later claim.

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