White Rock Index Methodology

Observations, calculations and assumptions

An observation is a listing or a documented completed transaction identified by source, date and unit. A calculation transforms comparable observations under a declared rule and retains its universe and formula. An assumption is an illustrative model input; it is not presented as observed data or as a market result.

Financial-model settings —such as rate, occupancy, vacancy, scenario adjustments or growth— remain separate from real-estate observations. Their outputs are calculated scenarios, not completed sales, market averages or observed returns. This page documents rules and does not run or publish a numeric index calculation.

Scope and segmentation

The methodology covers Tulum Country Club, Puerto Morelos and Puerto Cancún. Planned categories are homes, land, apartments and developments; a development offer remains separate from an individual property. Complementary areas are reported as route or filter coverage and are not automatically added to an index of the three priority markets.

Each result must identify its market, property type and period. Areas, categories or periods that are not comparable are not combined.

Observation unit and deduplication

An observation is identified by offer type and a stable ID. A repeated or translated listing is not a new observation. When the price for the same identity changes, each observation keeps its date and version so the same unit is not counted twice in one reporting cut.

Individual properties and developments remain in separate datasets. Records whose identity cannot be reconciled are excluded from calculation and reported as a methodological exclusion.

Asking prices and completed transactions

An asking price is the requested amount observed from a source on a stated date. It is not a sale price and does not prove that an offer remains available.

A closing price is classified as a completed transaction only when authorized documentary evidence identifies the transaction and its date. Closings are analyzed separately from listings; a closing price is not estimated from an advertised price.

Currency and area

The original currency for each observation is retained. If a comparison requires conversion, the exchange-rate source, date, rate and conversion direction are disclosed; the converted amount is labeled approximate.

Price per square metre is calculated only with its denominator identified: land area or built area. The two denominators are not combined, and undocumented area is not inferred.

Calculation and comparability

The proposed statistic —not yet operational on this page— is the median by market, property type, currency and period when records are comparable. Each edition must show the number of valid observations and describe the included universe.

A base-100 index requires a base date, period and comparable universe defined and approved before calculation. Until those rules are approved, no base-100 value or trend series is published.

Sources and provenance record

For each observation, retain an authorized source reference, retrieval or observation date, market, property type, identity, currency, applicable area and verification status. Retain the formula and treatment of missing data for each calculation.

Private documents are used for internal review and are not exposed on the public page. Publication shows aggregated results and coverage limits without disclosing personal data or documents from a held offer.

Coverage, exclusions and limits

Each edition must state its cut-off date, covered period, number of observations per segment, deduplication rules, exclusions and gaps. A segment without sufficient evidence is marked as not calculated; it is not filled with estimates or data from another area.

Observed prices describe only the stated sources and period. They are not an appraisal, forecast, promise of appreciation, return, liquidity or availability guarantee.

Status of this version

Version 1.0, dated October 11, 2026. This version documents the methodology and its limits; it does not present numeric White Rock Index values.

The base date, comparison period, minimum sample size, conversion source and treatment of presales must be defined before publishing results that depend on those decisions. A future change must increment the version and describe what changed.

Series register and exclusions

Register review: 2026-10-12 · Version 1.0. This is the register review date, not the observation date of its figures.

Article figure validation and the series register are separate controls. This separation alone does not establish full factual review of every article or listing availability.

Asking prices

The catalog presents individual listings. No aggregate asking-price series is published here, and a listing does not establish a completed sale.

Completed-sale prices

No documented observations incorporated: series not published. Missing data does not mean a zero price or zero sales volume.

Illustrative scenarios

Model parameters and calculated results are assumptions, not observed prices or completed sales. Monetary base: MXN; a display conversion does not change that base. No market observation date is corroborated.

Unclassified series

Property-price and sales charts and tables without corroborated source, period, date and currency do not display figures. Private institutional indicators are not incorporated in the public index.

Excluded property series (0)

Illustrative inputs and outputs (91)

Origin: White Rock internal model, version 2026.1, user-selected parameters and derived calculations. No empirical period or observation date. Excluded from factual aggregates.

Cancun · Assumed hotel occupancy · proportion

Cancun · Assumed short-term occupancy · proportion

Cancun · Assumed nightly rate · MXN/night

Cancun · Model price per m² · MXN/m²

Cancun · Assumed annual appreciation · annual proportion

Cancun · Assumed monthly rent · 1 bedroom · MXN/month

Cancun · Assumed monthly rent · 2 bedrooms · MXN/month

Cancun · Assumed monthly rent · 3 bedrooms · MXN/month

Puerto Morelos · Assumed hotel occupancy · proportion

Puerto Morelos · Assumed short-term occupancy · proportion

Puerto Morelos · Assumed nightly rate · MXN/night

Puerto Morelos · Model price per m² · MXN/m²

Puerto Morelos · Assumed annual appreciation · annual proportion

Puerto Morelos · Assumed monthly rent · 1 bedroom · MXN/month

Puerto Morelos · Assumed monthly rent · 2 bedrooms · MXN/month

Puerto Morelos · Assumed monthly rent · 3 bedrooms · MXN/month

Playa del Carmen · Assumed hotel occupancy · proportion

Playa del Carmen · Assumed short-term occupancy · proportion

Playa del Carmen · Assumed nightly rate · MXN/night

Playa del Carmen · Model price per m² · MXN/m²

Playa del Carmen · Assumed annual appreciation · annual proportion

Playa del Carmen · Assumed monthly rent · 1 bedroom · MXN/month

Playa del Carmen · Assumed monthly rent · 2 bedrooms · MXN/month

Playa del Carmen · Assumed monthly rent · 3 bedrooms · MXN/month

Tulum · Assumed hotel occupancy · proportion

Tulum · Assumed short-term occupancy · proportion

Tulum · Assumed nightly rate · MXN/night

Tulum · Model price per m² · MXN/m²

Tulum · Assumed annual appreciation · annual proportion

Tulum · Assumed monthly rent · 1 bedroom · MXN/month

Tulum · Assumed monthly rent · 2 bedrooms · MXN/month

Tulum · Assumed monthly rent · 3 bedrooms · MXN/month

Bacalar · Assumed hotel occupancy · proportion

Bacalar · Assumed short-term occupancy · proportion

Bacalar · Assumed nightly rate · MXN/night

Bacalar · Model price per m² · MXN/m²

Bacalar · Assumed annual appreciation · annual proportion

Bacalar · Assumed monthly rent · 1 bedroom · MXN/month

Bacalar · Assumed monthly rent · 2 bedrooms · MXN/month

Bacalar · Assumed monthly rent · 3 bedrooms · MXN/month

Mahahual · Assumed hotel occupancy · proportion

Mahahual · Assumed short-term occupancy · proportion

Mahahual · Assumed nightly rate · MXN/night

Mahahual · Model price per m² · MXN/m²

Mahahual · Assumed annual appreciation · annual proportion

Mahahual · Assumed monthly rent · 1 bedroom · MXN/month

Mahahual · Assumed monthly rent · 2 bedrooms · MXN/month

Mahahual · Assumed monthly rent · 3 bedrooms · MXN/month

Akumal · Assumed hotel occupancy · proportion

Akumal · Assumed short-term occupancy · proportion

Akumal · Assumed nightly rate · MXN/night

Akumal · Model price per m² · MXN/m²

Akumal · Assumed annual appreciation · annual proportion

Akumal · Assumed monthly rent · 1 bedroom · MXN/month

Akumal · Assumed monthly rent · 2 bedrooms · MXN/month

Akumal · Assumed monthly rent · 3 bedrooms · MXN/month

Short-term occupancy factor · scenario setting

Assumed long-term vacancy · scenario setting

Conservative scenario adjustment · scenario setting

Base scenario adjustment · scenario setting

Optimistic scenario adjustment · scenario setting

Appreciation formula · scenario setting

Projection horizon · years

Illustrative monthly seasonality · relative weights

Conservative appreciation multiplier · relative multiplier

Optimistic appreciation multiplier · relative multiplier

Selected destination · selected destination

Selected bedroom count · bedrooms

Purchase-price model input · MXN

Interior-area model input · m²

Monthly maintenance input · MXN/month

Selected rental strategy · selected strategy

Management-fee input · %

Monthly utility-cost input · MXN/month

Annual property-tax input · MXN/year

Selected financing option · enabled/disabled

Down-payment input · %

Interest-rate input · %/year

Financing term input · years

Selected occupancy override · proportion

Selected nightly-rate override · MXN/night

Personal-use days input · days/year

Selected scenario · selected scenario

Modeled annual revenue · MXN/year

Modeled net operating income · MXN/year

Modeled ROI · %

Modeled cash-on-cash · %

Modeled five-year value · MXN

Modeled total gain · MXN

Modeled monthly revenue · MXN/month

Modeled capital projection · MXN