Zipolite: A Guide to Lifestyle, Real Estate, and Opportunities in this Bohemian Beach Town
Zipolite is a small beach town on the Oaxaca coast where buyers can still own ocean-view property within walking distance of the sand. Oaxaca Land Co is based in Zipolite and currently offers ocean-view residences from $6,900,000 MXN and hilltop land from $1,500,000 MXN. Every option below includes the paperwork status, size and price up front.
Zipolite is one of the most recognizable beach towns on the Oaxaca coast. It's walkable, has a strong identity of its own, and draws travelers year-round for its beach and wellness scene. Supply is limited: most new projects are small boutique buildings, not resorts. Mazunte is about 5 km away (around 15 minutes by car), and Puerto Ángel is next door.
Why buy in Zipolite?
What's it like to live in Zipolite?
Zipolite is a small, easygoing beach town built along roughly 2 km of golden sand, with rocky headlands at each end and sunsets over the Pacific. It still carries the bohemian spirit that first put it on the map in the 1970s, now mixed with yoga studios, boutique hotels and good restaurants. It's also Mexico's only legal nudist beach (since 2016), which gives the town an open, live-and-let-live feel.
Walkability and daily life
Zipolite is very walkable. Most daily life happens on foot along El Adoquín, the main street running parallel to the beach, and in Roca Blanca at the western end, where many of the hotels and restaurants are. There are no banks in Zipolite itself, so residents use the ATMs in Puerto Ángel next door and do bigger grocery runs in Pochutla. Taxis and colectivos between the coastal towns are cheap and frequent.
Beaches
Playa Zipolite: the main beach, best for walking, sunsets and surfing. The undertow is strong, so swim only where the volunteer lifeguards indicate.
Playa del Amor: a small, sheltered cove at the eastern end.
San Agustinillo: the next bay west, a few minutes away, with calmer water for swimming.
Restaurants and nightlife
For a town its size, Zipolite eats very well. Beachfront seafood spots like Sal y Pimienta serve fresh fish at sunset. El Alquimista, on the western end near ICON, does beach breakfasts and candlelit dinners. There's handmade pasta and wood-fired pizza at Italian-run places like Restaurant Alessandro and La Fenice, and an upscale dinner scene at La Providencia. Nightlife is relaxed: beach bars and live music in high season (November to May) rather than clubs.
Property for sale in Zipolite
ICON: three full-floor, 2-bedroom, 2-bathroom ocean-view residences of 89 m² each, a 5-minute walk from Zipolite beach. From $6,900,000 MXN. Private deed (escritura) already secured.
Zipolite hilltop lot: 550 m² of private land within walking distance of town. $1,500,000 MXN.
Casa Flamingo: 11 ocean-view apartments with private plunge pools and a rooftop lounge. Sold out.
Where to buy in Zipolite
El Alquimista end (west): quieter, with the best views, close to the beach. This is where ICON sits, a 5-minute walk from the sand.
Roca Blanca: home to the Oaxaca Land Co office.
Hillside lots behind town: more privacy and larger plots, with a short walk or drive down to the beach.
Can you rent out property in Zipolite?
Yes. Most owners here rent through Airbnb or a local manager when they're not using the property. ICON's layout splits into a 1-bedroom home plus a separate suite with a kitchenette, so owners can live in one part and rent the other.
Can foreigners buy property in Zipolite?
Yes. Zipolite is within 50 km of the coast, so foreigners buy through a bank trust (fideicomiso) or a Mexican company. Always confirm the land is private title (escritura), not ejido. Read our full guide: How to buy property in Mexico as a foreigner.
Getting to Zipolite
The nearest airport is Huatulco (HUX), and Puerto Escondido (PXM) is the other option. Since 2024, the new highway from Oaxaca city has cut the drive to Puerto Escondido to about 2.5 hours.
Zipolite real estate FAQ
Is Zipolite a good place to invest in real estate?
It suits buyers who want lifestyle value and short-term rental income in a small, walkable beach town. Supply is limited and demand is driven by travelers, so pick property with views and walkability.
How much is an ocean-view condo in Zipolite?
At Oaxaca Land Co, 89 m² two-bedroom ocean-view residences at ICON start at $6,900,000 MXN.
Can I buy land in Zipolite?
Yes. Our current hilltop lot is 550 m² for $1,500,000 MXN. Check that any lot has private title and road access before you pay a deposit.
Zipolite or Puerto Escondido?
Zipolite is smaller and quieter, with a lower entry price. Puerto Escondido has an airport, more services and a deeper rental market. See Zipolite vs. Puerto Escondido, or explore Puerto Escondido real estate, Puerto Ángel and Mazunte.
Talk to our Zipolite team
We're based in Zipolite and can show you ICON, available land and off-market options. Contact us to book a call or a visit.