Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
Tulum's Airbnb market offers some of the highest returns in Mexico right now.
As of June 2025, investors are seeing net ROIs between 8% and 15% annually, with beachfront properties and eco-chic villas leading the pack. The combination of year-round tourism, limited hotel inventory, and Tulum's growing popularity among digital nomads has created a perfect storm for short-term rental profits.
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.
Tulum Airbnb properties generate average nightly rates of $150-$500 depending on location and size, with 65-75% occupancy rates throughout the year.
After all expenses including property management, taxes, and maintenance, investors typically net $2,000-$8,000 monthly profit, achieving 8-15% annual ROI on their investment.
| Property Type | Average Nightly Rate | Typical Occupancy | Monthly Net Profit | Annual ROI |
|---|---|---|---|---|
| Studio | $100-150 | 70% | $1,500-2,500 | 8-10% |
| 1-Bedroom | $150-250 | 72% | $2,500-4,000 | 10-12% |
| 2-Bedroom | $250-400 | 68% | $3,500-6,000 | 11-13% |
| Luxury Villa | $400-800 | 65% | $6,000-12,000 | 12-15% |
| Beachfront | $300-1000 | 75% | $5,000-15,000 | 13-16% |
What kind of Airbnb returns can you expect in Tulum right now?
Tulum's Airbnb market delivers annual returns between 8% and 15% net ROI as of June 2025.
The average Tulum Airbnb property generates $48,000 to $96,000 in gross annual revenue, with net profits after all expenses ranging from $24,000 to $60,000 yearly. These returns significantly outperform traditional long-term rentals in Tulum, which typically yield 4-6% annually.
Beachfront properties and eco-luxury villas command the highest returns, often reaching 15-16% ROI due to premium nightly rates and strong international demand. Properties in La Veleta and Aldea Zama neighborhoods consistently achieve 10-12% returns, while downtown Tulum units typically see 8-10% ROI.
The key to maximizing returns lies in strategic property selection and professional management. Properties with unique features like private pools, cenote access, or sustainable design elements can command 30-40% higher nightly rates than standard units.
It's something we develop in our Mexico property pack.
What are the average nightly rates for Airbnbs in different parts of Tulum?
Nightly rates in Tulum vary dramatically based on location, with beachfront properties commanding $300-$1,000 per night.
The Tulum beach zone leads pricing at $250-$1,000 nightly, particularly for properties with direct beach access or ocean views. Aldea Zama, known for its luxury developments and proximity to both beach and town, averages $150-$400 per night. La Veleta, popular among digital nomads and longer-term visitors, sees rates of $100-$250 nightly.
Downtown Tulum offers the most affordable options at $50-$150 per night, appealing to budget-conscious travelers and backpackers. The newer Selvazama development commands premium rates of $200-$500 due to its eco-luxury positioning and exclusive amenities.
| Neighborhood | Studio/1BR Rate | 2BR Rate | Villa Rate | Peak Season Premium |
|---|---|---|---|---|
| Beach Zone | $250-400 | $400-600 | $600-1000 | +40% |
| Aldea Zama | $150-250 | $250-350 | $350-500 | +35% |
| La Veleta | $100-150 | $150-250 | $250-400 | +30% |
| Downtown | $50-100 | $100-150 | $150-250 | +25% |
| Selvazama | $200-300 | $300-450 | $450-700 | +40% |
Peak season (December-April) rates increase by 25-40%, while summer months see slight decreases of 10-15% from average rates.
How often are properties typically booked, and what's the average occupancy rate?
Tulum Airbnb properties maintain impressive occupancy rates averaging 65-75% year-round.
Peak season from December through April sees occupancy rates soar to 85-95%, particularly for well-managed properties with strong online presence and positive reviews. The shoulder seasons of May-June and October-November maintain solid 60-70% occupancy, while the summer months of July-September typically see 55-65% occupancy.
Beachfront properties and those with unique amenities consistently achieve 5-10% higher occupancy rates than market averages. Properties managed by professional companies with dynamic pricing strategies often maintain 75-80% annual occupancy, compared to 60-65% for self-managed units.
The average Tulum Airbnb books 20-23 nights per month during high season and 15-18 nights during low season. Weekend occupancy remains strong year-round at 80-90%, while weekday bookings fluctuate more with seasonality.
Properties targeting specific niches like wellness retreats, digital nomad stays, or eco-tourism maintain higher occupancy rates due to specialized demand and longer average stay durations.
What are the best neighborhoods in Tulum for Airbnb investments?
Aldea Zama and La Veleta offer the best combination of ROI potential and investment security for Airbnb properties in Tulum.
Aldea Zama stands out with its strategic location between beach and town, modern infrastructure, and established expat community. Properties here achieve 70-75% occupancy rates and command premium prices while offering lower entry costs than beachfront locations. The neighborhood's gated communities and 24/7 security appeal to families and luxury travelers.
La Veleta has emerged as the digital nomad capital of Tulum, with co-working spaces, health-conscious restaurants, and wellness centers driving consistent demand. Investment properties here cost 30-40% less than Aldea Zama while still achieving strong 65-70% occupancy rates and attracting longer-term bookings.
The beach zone offers the highest nightly rates but comes with premium purchase prices and stricter environmental regulations. Region 15, a newer development area, presents opportunities for early investors with properties 40-50% cheaper than established neighborhoods but requires patience as infrastructure develops.
Downtown Tulum works best for budget-focused strategies, offering the lowest entry prices and steady demand from backpackers and local tourism, though with lower nightly rates and ROI potential.
Don't lose money on your property in Tulum
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 are the full costs of owning and running an Airbnb in Tulum?
Total operating costs for a Tulum Airbnb typically run 40-50% of gross revenue, leaving 50-60% as net profit.
Property management fees represent the largest expense at 20-25% of gross revenue for full-service companies, or 15-18% for basic management. Utilities including electricity, water, and internet average $200-400 monthly, with air conditioning usage driving costs higher during summer months.
Cleaning and maintenance costs run $30-60 per turnover, with properties averaging 15-20 turnovers monthly. Regular maintenance, repairs, and replacements typically cost 5-7% of annual revenue. Marketing expenses including professional photography, listing optimization, and paid advertising average 3-5% of revenue.
Insurance premiums for short-term rental properties range from $1,200-3,000 annually depending on property value and coverage. HOA or condominium fees in gated communities add $200-500 monthly. Guest amenities, supplies, and welcome packages cost approximately $10-20 per booking.
Reserve 10% of gross revenue for unexpected repairs, seasonal improvements, and property upgrades to maintain competitive advantage in Tulum's growing Airbnb market.
What are the taxes and licensing fees required for operating a short-term rental?
Operating a legal Airbnb in Tulum requires paying 16% VAT, 3% state lodging tax, and income tax on net profits.
The Mexican tax authority (SAT) requires all Airbnb hosts to register for RFC (tax ID) and issue digital invoices (CFDI) to guests. Platforms like Airbnb automatically withhold and remit VAT and income tax for Mexican properties, simplifying compliance for foreign investors.
Income tax rates for non-residents range from 0-35% on net rental income, with most investors paying an effective rate of 15-25% after deductions. The 3% state lodging tax (ISH) applies to all short-term rentals under 30 days and must be collected from guests and remitted quarterly.
Municipal operating licenses cost $500-1,500 annually depending on property size and location. Some developments require additional permits for commercial activity, adding $200-500 yearly. Environmental compliance certificates for beachfront properties cost $1,000-2,500 initially with annual renewals of $300-500.
Professional tax preparation and compliance services typically cost $100-300 monthly, essential for navigating Mexico's complex tax system and avoiding penalties that can reach 50-75% of unpaid taxes.
What's the average net profit monthly and annually after all expenses?
Tulum Airbnb properties generate average monthly net profits of $2,000-$8,000 depending on size and location.
A typical one-bedroom unit in La Veleta grossing $4,500 monthly nets approximately $2,500 after all expenses, translating to $30,000 annual profit. Two-bedroom properties in Aldea Zama averaging $7,000 gross monthly revenue net around $4,000, or $48,000 yearly.
Luxury beachfront villas commanding $15,000-25,000 monthly gross revenue typically net $8,000-15,000 after higher operating costs, achieving annual profits of $96,000-180,000. These premium properties require larger initial investments but deliver proportionally higher returns.
Budget studios in downtown Tulum grossing $2,000-3,000 monthly still achieve respectable net profits of $1,000-1,500, providing $12,000-18,000 annual returns on lower investment amounts.
It's something we develop in our Mexico property pack.
Seasonal variations affect monthly profits, with December-April generating 40-50% of annual profits despite representing only 33% of the calendar year.
How does ROI differ for studios, 1-bedrooms, and larger villas?
Larger villas deliver the highest absolute returns while studios often provide the best ROI percentage in Tulum's Airbnb market.
| Property Type | Avg Purchase Price | Annual Net Profit | ROI % | Payback Period |
|---|---|---|---|---|
| Studio | $120,000-180,000 | $15,000-25,000 | 10-14% | 7-9 years |
| 1-Bedroom | $180,000-280,000 | $25,000-40,000 | 11-14% | 7-8 years |
| 2-Bedroom | $280,000-450,000 | $40,000-65,000 | 12-15% | 6-8 years |
| 3+ Bedroom Villa | $450,000-1,200,000 | $65,000-150,000 | 13-16% | 6-7 years |
| Beachfront Property | $600,000-2,000,000 | $90,000-250,000 | 14-17% | 6-7 years |
Studios benefit from lower entry costs, easier management, and consistent demand from solo travelers and couples. One-bedrooms strike the optimal balance, appealing to the broadest market segment while maintaining manageable operating costs.
Larger villas require professional management and higher maintenance but command premium rates and attract longer stays from families and groups, resulting in fewer turnovers and more stable income streams.
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.
What are the common expenses that eat into Airbnb profits in Tulum?
Property management fees and utility costs represent the biggest profit drains for Tulum Airbnb owners.
Electricity bills spike dramatically during summer months when air conditioning runs constantly, often reaching $400-600 monthly for larger properties. Many investors underestimate these costs, which can consume 10-15% of gross revenue during peak cooling season.
Unexpected maintenance and repairs frequently catch owners off-guard, particularly in Tulum's humid, salt-air environment. Air conditioning units require servicing every 3-4 months, pool pumps need frequent replacement, and tropical storms can cause sudden damage requiring immediate attention.
Guest damage and theft, while covered by Airbnb's host protection, still result in deductibles, claim delays, and lost booking time. Professional cleaning services charging $30-60 per turnover add up quickly with 15-20 monthly turnovers.
Hidden HOA special assessments, increasing property taxes as areas develop, and rising insurance premiums as hurricane risks increase all chip away at projected returns. Smart investors budget 15-20% above initial projections for these inevitable cost increases.
How have rental incomes changed over the past 3 years in Tulum?
Tulum rental incomes increased 35-45% from 2022 to 2025 despite growing competition.
The post-pandemic boom drove nightly rates up 50-70% between 2022 and 2023 as international travel resumed and digital nomads flocked to Tulum. Average occupancy rates climbed from 55% in early 2022 to current levels of 65-75% as Tulum's reputation as a wellness and eco-luxury destination solidified.
While 2024 saw slight rate compression of 5-10% due to increased inventory, total rental incomes continued growing thanks to improved occupancy and longer average stays. Properties with professional management and unique amenities maintained or increased rates while generic units faced pricing pressure.
The opening of Tulum International Airport in December 2023 boosted accessibility and demand, particularly from North American markets. This infrastructure improvement offset concerns about oversupply, keeping rental incomes on an upward trajectory.
Premium beachfront and eco-luxury segments showed the strongest growth at 45-55% over three years, while budget downtown properties saw modest 15-25% increases, indicating market bifurcation favoring quality over quantity.
What's the outlook for Airbnb profitability in Tulum over the next 5 years?
Tulum's Airbnb market will likely see continued growth of 5-8% annually through 2030, driven by infrastructure improvements and destination appeal.
The new airport positions Tulum for sustained tourism growth, with direct flights from major cities reducing travel friction. The upcoming Mayan Train project, scheduled for completion by 2027, will further enhance accessibility and drive regional tourism integration.
However, increased regulation poses the primary threat to profitability. Mexican authorities are considering stricter short-term rental laws similar to those in Mexico City, potentially limiting licenses or imposing additional taxes. Environmental restrictions in beach zones may also tighten, affecting new development and existing operations.
Market saturation in popular neighborhoods like Aldea Zama and La Veleta will likely compress margins, making property selection and professional management increasingly critical. Properties with unique positioning, sustainable features, or niche market focus will outperform generic units.
Climate change impacts including stronger hurricanes and beach erosion present long-term risks requiring higher insurance costs and maintenance reserves. Successful investors will need to factor these considerations into their 5-year ROI projections.
What are the biggest risks and mistakes investors make with Airbnb in Tulum?
The biggest mistake Tulum Airbnb investors make is underestimating total operating costs and overestimating occupancy rates.
Many investors calculate returns based on peak season rates and 90% occupancy, failing to account for seasonal variations and market competition. Realistic projections should use 65-70% annual occupancy and average rather than peak nightly rates.
Choosing the wrong property management company devastates profitability. Low-cost managers charging 15% often provide minimal service, leading to poor reviews, lower occupancy, and deteriorating property conditions. Quality management at 20-25% typically generates higher net returns through professional operations.
Purchasing in areas without proper infrastructure or clear property titles creates legal and operational nightmares. Some developments lack proper permits, utilities, or road access, making them impossible to rent profitably or resell.
Ignoring local regulations and tax obligations leads to fines, closures, and legal complications. The Mexican tax authority has increased enforcement on short-term rentals, with penalties reaching 75% of unpaid taxes plus interest.
Failing to maintain adequate reserves for repairs, upgrades, and market downturns forces distressed sales. Successful Tulum Airbnb investors maintain 6-12 months of operating expenses in reserve and continuously reinvest in property improvements.
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.
Tulum's Airbnb market offers compelling returns for prepared investors who understand the local dynamics and operating requirements.
Success requires careful property selection, professional management, and realistic financial projections accounting for all costs and seasonal variations. With proper planning and execution, Tulum Airbnb investments can deliver 10-15% annual returns while providing a valuable asset in one of Mexico's fastest-growing tourist destinations.
Sources
- AirDNA - Tulum Market Overview
- INEGI - Tourism Statistics Mexico
- SECTUR - Quintana Roo Tourism Data
- KPMG - Tulum Real Estate Market Report 2024
- CBRE Mexico - Real Estate Market Outlook 2025
- Airbnb Transparency - Tulum Data
- SAT - Digital Platform Tax Obligations
- PwC Mexico - Digital Economy Tax Regulations
- Quintana Roo State - Lodging Tax Information
- JLL - Tulum Investment Guide