Mexico´s Permit Paradise
Overview
The Xflats at Tierra Maya is a privately-owned saltwater fly-fishing lodge. Founded in 1982, it sits at the southernmost tip of the Yucatan Peninsula. From here, it fronts Mexico’s Caribbean coast in quiet isolation.
A World-Class Permit Fishery
Xflats sits within one of the planet’s most productive permit fisheries. Nearby, Chetumal Bay and the Mesoamerican Reef frame the water. Notably, this reef ranks as the second-largest barrier reef on Earth.
The Village of Xcalak
The lodge offers over 150 feet of private beachfront. In addition, a 200-foot pier anchors each fishing day. Every morning, guides collect guests directly from the pier.
Built Around the Angling Experience
The lodge stands in the remote fishing village of Xcalak. Fewer than 400 people live here year-round. As a result, it feels worlds away from the tourist crowds of the Mayan Riviera. Ultimately, every detail serves the fishing. Even so, comfort is never an afterthought.
Species and Waters
Beyond the flats, the lodge fishes oceanside shallows and the Zaragoza Channel. Depending on the season, these waters produce a strong mix of targets. Anglers chase big permit, tarpon, barracuda, and large snook.
Fishing
Chetumal Bay
Chetumal Bay is a shallow-water flats fishery with depths ranging from less than 1 foot to over 5 feet — ideal conditions for sight-fishing on foot and from the boat. The main concentration lies in the back bay directly behind Xcalak, a short 15–30-minute run from the lodge dock.
Permit is the primary target, and Chetumal Bay is widely regarded as one of the best — if not the best — places in the world to consistently chase them. Guides use 23-foot pangas with a poling platform, elevated casting deck, and two guides per boat (one to pole, one to spot) to maximize every opportunity.
- Permit — Year-round. Peak consistency: spring (Feb–June). Hardcore permit anglers consider summer the most consistent.
- Bonefish — Year-round across multiple flats, lagoons, and bays. Average 2–4 lbs; fish approaching 10 lbs are caught regularly.
- Tarpon — Baby tarpon (5–20 lbs) year-round in cenotes, blue holes, and lagoons. Large migratory tarpon (100+ lbs) from early June through July.
- Snook — Best mid-December through February during the annual snook migration along mangrove shorelines.
- Barracuda, Jacks, Snapper, Triggerfish, Boxfish — present year-round.
Amenities
The Lodge — Tierra Maya
Seven beachfront suites with Mayan-inspired décor, spacious air-conditioned interiors, private bathrooms, and large terraces overlooking the Caribbean. Each suite includes up to eight rod racks for fully rigged setups, hammocks, and a living area facing the bay. The property stretches across 150 feet of pristine, secluded beachfront where permit and bonefish are daily visitors.
Meals are served in the oceanside palapa-style restaurant with large windows facing the sea. Breakfasts feature fresh fruit, juices, coffee, and a chef-prepared dish of the day. Lunches are prepared by guides and eaten on the boats. Dinners showcase local Yucatán cuisine. The Fish Bar stays open late and is a gathering spot for stories, appetizers, ice-cold beer, and margaritas.
Highlights
- 7 beachfront suites with Mayan-inspired décor
- Air conditioning, private bathrooms, large terraces
- Up to 8 rod racks per suite for fully rigged setups
- Tropical hammocks throughout the property
- 150+ feet of private beachfront
- 200-foot pier — fishing hub and daily departure point
Dining & Bar
- All meals included (breakfast, on-boat lunch, dinner)
- Oceanside palapa restaurant with Caribbean views
- Fresh local seafood and authentic Yucatán cuisine
- Fish Bar open late — appetizers, cocktails, margaritas
- Non-alcoholic beverages included; alcohol available for purchase
On-Site Services
- Two expert local guides per boat — one to pole, one to spot
- 23-foot pangas with elevated casting decks and poling platforms
- Fishing license included
- Rod and reel rentals available at $20 USD/day
- On-site fly shop with top-shelf flies, gear, and apparel
- Casting lessons available on-site
- General Manager and Fishing Director on property at all times
Extras
- Wi-Fi included (satellite phone available for a small fee)
- Round-trip shuttle from Cancún airport included with 7N/6D Saturday packages
- Kayaks available for non-fishing guests
- Snorkeling and diving in the Mesoamerican Reef nearby
Sample Itinerary (7 Nights / 6 Fishing Days)
All packages follow a tide-informed daily schedule. Guests typically depart the dock by 8:00 AM and return around 4:00 PM. Fishing grounds are reached within 30 minutes of the lodge.
Shorter packages (3, 4, 5, or 6 nights) follow the same daily format with adjusted arrival/departure days.
Shuttle transfer to Xcalak (~4.5 hrs). Check-in, welcome dinner, and fishing briefing.
Targeting permit and bonefish. Lunch on the boat. Evening at the Fish Bar.
Opportunity for wading depending on conditions.
Depending on guide recommendation. Possible tarpon, barracuda, and large snook.
Cenote or blue hole tarpon session if conditions permit.
— species and location based on tide, season, and angler preference.
Final morning session. Checkout and shuttle back to Cancún airport.
What’s Included
Included
- Round-trip shuttle from Cancún or Tulum airports (Saturday 7Nights packages)
- Lodge accommodation
- All meals — breakfast, on-boat lunch, and dinner
- Non-alcoholic beverages
- Daily guided fishing (8:00 AM – 4:00 PM)
- Fishing License
Not Included
- Airfare to/from Cancún
- Accommodations outside specified package dates
- Meals during travel
- Fishing equipment (rentals available at $20/rod/day)
- Gratuities for guides, staff, and shuttle driver
- Alcoholic beverages
- Travel insurance (strongly recommended —Global Rescue)
Frequently Asked Questions
Xflats offers year-round fishing. Spring (February–June) is peak season for permit and is priced accordingly. Serious permit anglers also rate summer as highly consistent. October and April–May are historically the most popular months overall.
Permit and bonefish are the primary targets year-round. Baby tarpon are available year-round in cenotes and lagoons; large migratory tarpon (100+ lbs) arrive June–July. Snook peak December–February. Barracuda, jacks, and snapper are present throughout the year.
No formal experience is required, though the ability to cast a saltwater fly rod — particularly the double haul — is strongly recommended. Casting lessons are available on-site. All guides are highly skilled, patient, and experienced with anglers of all levels. Note: guests must be able to stand on a bow with a leaning bar for an 8-hour fishing day.
The lodge has a limited selection of rod and reel setups available for rent at $20/day. Rental wading boots are also available. Due to the remote location, bringing your own gear plus a spare rod and reel is strongly recommended. The on-site fly shop carries top-shelf flies, leaders, face masks, and apparel.
Most guests fly into Cancún International Airport (CUN). Round-trip shuttle (~4.5 hours) is included with 7-night Saturday packages. Alternatively, guests can fly into Tulum Airport (TQO) for a shorter ~2.5–3 hour transfer. Chetumal Airport (CTM) is also an option (~2 hours).
Yes. Xcalak and the surrounding area offer kayaking, snorkeling, and diving in the Mesoamerican Reef, beachcombing, bird watching, and the charm of an authentic, unspoiled Mexican fishing village. The lodge itself is a relaxing beachfront retreat with excellent food and a social atmosphere.
