Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
Monterrey's Airbnb market presents compelling opportunities for property investors seeking strong rental yields.
As of September 2025, the Monterrey short-term rental market shows robust performance with average gross yields of 6.3-6.4%, significantly outperforming many international markets. Properties in premium neighborhoods like San Pedro Garza García and Centro command nightly rates averaging MXN823 ($48), with well-managed listings achieving occupancy rates exceeding 70%.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Monterrey's Airbnb market offers attractive returns with 2-3 bedroom properties in high-demand neighborhoods generating average monthly income of MXN13,625 ($794).
After accounting for all expenses including utilities, cleaning, and management fees, investors can expect net yields of 4.5-5%, roughly double what traditional long-term rentals provide.
| Key Metric | Average Performance | Top Performers |
|---|---|---|
| Nightly Rate | MXN823 ($48) | MXN1,200+ ($70+) |
| Occupancy Rate | 56% | 70%+ |
| Monthly Income | MXN13,625 ($794) | MXN20,000+ ($1,165+) |
| Annual Revenue | MXN163,000 ($9,500) | MXN240,000+ ($14,000+) |
| Gross Yield | 6.3-6.4% | 8%+ |
| Net Yield | 4.5-5% | 6%+ |
| Best Property Type | 2-3 bedroom apartments/houses | Luxury homes in San Pedro |
What are the most profitable neighborhoods in Monterrey for Airbnb?
San Pedro Garza García stands out as the most profitable neighborhood for Airbnb investments in Monterrey.
This affluent municipality attracts business travelers and wealthy tourists who are willing to pay premium rates for luxury accommodations. Properties in San Pedro consistently achieve the highest average daily rates (ADRs) in the metropolitan area, often exceeding MXN1,200 ($70) per night for well-appointed listings.
Centro (Downtown Monterrey) ranks as the second most profitable area due to its proximity to major business districts, tourist attractions, and event venues. The concentration of corporate offices, restaurants, and cultural sites like Macroplaza and Barrio Antiguo ensures steady demand throughout the year. Properties near these landmarks typically achieve occupancy rates 10-15% higher than the city average.
Valle Oriente, Cumbres, Santa Catarina, Guadalupe, and Apodaca each serve specific guest segments that contribute to their profitability. Valle Oriente appeals to business travelers visiting corporate headquarters, while Cumbres attracts families seeking spacious accommodations. Santa Catarina and Guadalupe benefit from their proximity to industrial zones, drawing business guests, while Apodaca's location near the airport makes it ideal for travelers with early flights.
It's something we develop in our Mexico property pack.
What type of property performs best in the Monterrey Airbnb market?
Entire homes and apartments dominate the Monterrey Airbnb market, representing approximately 80% of all successful listings.
Houses consistently outperform other property types in terms of booking frequency and revenue generation. This preference stems from Mexican travelers' cultural tendency to travel in family groups or with friends, creating strong demand for private, spacious accommodations that can host multiple guests comfortably.
Two and three-bedroom properties achieve the highest occupancy rates and revenue per available room in Monterrey. Data from September 2025 shows that 74% of the most successful Airbnb listings in the city feature 2-3 bedrooms, as these configurations perfectly match the typical guest group size of 4-6 people. These properties can accommodate couples, small families, or groups of friends while commanding higher nightly rates than smaller units.
Studios and one-bedroom apartments, while attracting solo business travelers and couples, generate significantly lower revenue than larger properties. The limited space restricts the number of guests and reduces the potential for higher-value group bookings that drive profitability in the Monterrey market.
What property size attracts the most bookings in Monterrey?
Properties with 2-3 bedrooms attract the highest number of bookings in Monterrey's Airbnb market.
The optimal configuration for maximum bookings is a 2-3 bedroom property that can accommodate 5-8 guests. This size perfectly matches the booking patterns of domestic Mexican travelers, who represent 90% of Monterrey's Airbnb guests and typically travel in family groups or with friends. These properties strike the ideal balance between space, privacy, and affordability that Mexican travelers seek.
Properties accommodating 4-6 guests in 2-bedroom setups achieve the most consistent booking frequency throughout the year. These listings appeal to the most common travel scenarios: families with 1-2 children, couples traveling together, or small groups of friends. The size allows hosts to charge premium rates while maintaining high occupancy due to the broad appeal to different guest types.
Larger properties with 4+ bedrooms, while commanding higher nightly rates, experience lower booking frequency due to the smaller market of large groups. Conversely, studios and 1-bedroom units, despite lower rates, struggle to achieve the same revenue per square meter as optimally-sized 2-3 bedroom properties.
How much are people paying per night on average in Monterrey?
The average nightly rate for Airbnb properties in Monterrey is MXN823 ($48) as of September 2025.
Premium neighborhoods like San Pedro Garza García command significantly higher rates, with luxury properties regularly charging MXN1,200-1,500 ($70-87) per night. These elevated rates reflect the area's affluent clientele, superior amenities, and proximity to high-end shopping and dining establishments.
Centro and Valle Oriente properties typically achieve rates between MXN700-1,000 ($41-58) per night, depending on the specific location and property quality. Listings within walking distance of major attractions like Macroplaza or business districts consistently outperform those in peripheral areas of these neighborhoods.
More affordable neighborhoods such as Guadalupe, Santa Catarina, and Apodaca see average nightly rates ranging from MXN500-700 ($29-41). While lower than premium areas, these neighborhoods often achieve higher occupancy rates due to their competitive pricing and proximity to industrial zones that attract business travelers on corporate budgets.
Don't lose money on your property in Monterrey
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What's the average occupancy rate across different neighborhoods?
The city-wide average occupancy rate for Airbnb properties in Monterrey is 56% as of September 2025.
San Pedro Garza García achieves the highest occupancy rates, with top-performing listings exceeding 70% occupancy due to consistent business travel demand and the area's appeal to affluent tourists. Well-managed properties in prime locations within San Pedro often maintain occupancy rates of 75-80% during peak business seasons.
Centro properties typically achieve occupancy rates between 60-65%, benefiting from steady demand from both business travelers and tourists visiting the city's cultural attractions. The concentration of offices, restaurants, and entertainment venues ensures consistent bookings throughout the week, not just weekends.
Valle Oriente, Cumbres, and other suburban neighborhoods generally see occupancy rates ranging from 50-60%. These areas experience more seasonal variation, with higher occupancy during business travel periods and family vacation seasons, while seeing reduced demand during slower economic periods.
Properties in industrial-adjacent neighborhoods like Guadalupe and Apodaca often achieve surprisingly high occupancy rates of 55-65% due to consistent business travel related to manufacturing and logistics activities in these areas.
What's the typical monthly rental income from a well-performing listing?
A well-performing Airbnb listing in Monterrey generates average monthly rental income of MXN13,625 ($794) as of September 2025.
Top-tier properties in San Pedro Garza García can achieve monthly revenues of MXN20,000-25,000 ($1,165-1,456), particularly those offering luxury amenities and prime locations. These high-performing listings benefit from premium pricing and strong occupancy rates from business travelers with expense accounts and affluent tourists.
Properties in Centro and Valle Oriente typically generate monthly income between MXN12,000-18,000 ($699-1,049), depending on size, amenities, and exact location. Two to three-bedroom properties near major attractions or business districts consistently outperform smaller units in the same areas.
Well-managed listings in secondary neighborhoods like Guadalupe, Santa Catarina, and Apodaca can achieve monthly revenues of MXN8,000-12,000 ($466-699). While lower than premium areas, these properties often deliver superior returns on investment due to lower acquisition costs and competitive operating expenses.
It's something we develop in our Mexico property pack.
How much do expenses like utilities, cleaning, and Airbnb fees usually add up to?
Operating expenses for Monterrey Airbnb properties typically consume 25-35% of gross rental income.
| Expense Category | Monthly Cost Range | Percentage of Revenue |
|---|---|---|
| Utilities (electricity, water, gas) | MXN1,800-3,600 ($100-200) | 10-15% |
| Cleaning fees per turnover | MXN1,350-2,700 ($75-150) | 8-12% |
| Airbnb host fees | 3-5% of booking revenue | 3-5% |
| Maintenance and supplies | MXN900-1,800 ($50-100) | 4-7% |
| Property management (if used) | MXN5,400-18,000 ($300-1,000) | 20-40% |
| Insurance | MXN450-900 ($25-50) | 2-4% |
| Internet and cable | MXN540-900 ($30-50) | 3-5% |
What's the average gross yield owners are seeing?
Monterrey Airbnb properties achieve average gross yields of 6.3-6.4% as of September 2025.
These yields significantly exceed Mexico's national average for short-term rentals and outperform many traditional investment options. Properties in premium neighborhoods like San Pedro Garza García often achieve gross yields of 7-8% when properly managed and marketed to the right guest segments.
The strong yield performance stems from Monterrey's robust business travel market, which provides consistent demand throughout the year. Unlike purely tourist-dependent markets, Monterrey benefits from steady corporate travel, industrial business, and its position as northern Mexico's economic hub, creating reliable revenue streams for short-term rental operators.
Two and three-bedroom properties consistently achieve the highest gross yields due to their ability to accommodate larger groups at premium rates. Properties that can host 5-8 guests often generate yields 1-2 percentage points higher than studios or one-bedroom units, even when accounting for higher acquisition costs.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
After factoring in taxes, maintenance, and management, what's the net yield?
Net yields for Monterrey Airbnb properties range from 4.5-5% after accounting for all operating expenses, taxes, and management costs.
Professional property management, which costs 20-40% of gross revenue, significantly impacts net yields but often improves occupancy rates and guest satisfaction. Self-managed properties can achieve net yields closer to 5-6%, but require substantial time investment and local market knowledge to optimize performance.
Tax obligations include Mexico's federal income tax on rental income and Monterrey's 3% lodging tax on guest payments. Property owners must also factor in annual property taxes, which vary by neighborhood and property value but typically represent 0.1-0.3% of property value annually.
Maintenance and replacement costs tend to be higher for short-term rentals than traditional rentals due to increased wear and tear from frequent guest turnover. Budgeting 1-2% of property value annually for maintenance and furnishing replacement helps maintain competitive listings and protect long-term yields.
How do these returns compare with renting the same property long-term?
Airbnb properties in Monterrey generate approximately double the revenue of traditional long-term rentals when properly managed.
Long-term rental yields in Monterrey average 6.3% gross, which translates to net yields of approximately 5-5.5% after accounting for property management, maintenance, and vacancy periods. While these yields remain healthy by international standards, they fall short of optimized short-term rental performance.
The revenue advantage of Airbnb diminishes when factoring in the additional time, effort, and expenses required for short-term rental management. Properties requiring full professional management may see the gap narrow to 1.5-2 times long-term rental income rather than the gross revenue multiple of 2x.
Long-term rentals offer advantages including predictable income, lower management overhead, reduced regulatory risk, and minimal time investment. Investors seeking passive income or those uncomfortable with the active management requirements of short-term rentals may find traditional leasing more suitable despite lower returns.
It's something we develop in our Mexico property pack.
What regulations or restrictions apply to short-term rentals in Monterrey?
Monterrey requires permits for short-term rental operations and imposes a 3% lodging tax on all guest payments.
The permit application process involves registering with local authorities and demonstrating compliance with safety and zoning requirements. While enforcement has historically been inconsistent, city officials have indicated plans to strengthen oversight of the short-term rental sector, making proper registration increasingly important for operators.
Property owners must collect and remit the 3% lodging tax directly to municipal authorities, along with maintaining detailed records of all guest stays and payments. Failure to comply with tax obligations can result in penalties and potential suspension of operating permits.
Zoning restrictions may limit short-term rental operations in certain residential areas, particularly those governed by homeowners' associations with specific bylaws prohibiting commercial activities. Investors should verify zoning compliance and HOA regulations before purchasing properties intended for Airbnb use.
Safety requirements include proper fire safety equipment, emergency exit signage, and compliance with building codes for commercial accommodations. While enforcement varies, properties that fail to meet these standards face potential liability issues and permit revocation.
Are there any risks or market trends that could impact future profitability?
Several market trends and risks could significantly impact Monterrey's Airbnb profitability in the coming years.
- Regulatory tightening: Mexican cities are increasingly implementing stricter short-term rental regulations, following global trends toward limiting Airbnb operations in residential areas. Monterrey may adopt similar restrictions that could limit operating permits or impose additional compliance costs.
- Market saturation: The rapid growth in Airbnb listings could lead to increased competition and downward pressure on both occupancy rates and nightly prices, particularly in popular neighborhoods where supply growth exceeds demand increases.
- Economic sensitivity: Monterrey's business travel market, while providing stability, remains vulnerable to economic downturns that could reduce corporate travel budgets and impact demand for short-term accommodations.
- Currency fluctuations: Peso-dollar exchange rate volatility affects the attractiveness of Monterrey to international travelers and can impact the real returns for foreign investors when converted to their home currencies.
- Infrastructure development: New hotel developments and increased traditional accommodation supply could compete with Airbnb properties, particularly in business districts where corporate travelers represent a significant guest segment.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Monterrey's Airbnb market presents compelling opportunities for investors willing to actively manage their properties and navigate the regulatory landscape.
The combination of strong business travel demand, competitive yields, and Mexico's growing tourism sector creates a favorable environment for short-term rental investments, though success depends heavily on location selection, property management, and compliance with local regulations.
Sources
- AirROI - Nuevo León Market Report
- Airbtics - Annual Airbnb Revenue in Monterrey
- Our Little Lifestyle - Airbnb Cleaning Fee Guide
- Dimov Tax - Cost for Airbnb Management
- Global Property Guide - Mexico Rental Yields
- Global Property Guide - Mexico Price History
- BNB Calc - Monterrey Short-term Rental Regulation Guide
- Airbnb - Monterrey Listings