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 rental market in 2026 sits at a crossroads where strong tourist demand meets rising property prices, creating a yield landscape that varies dramatically by neighborhood and property type.
We constantly update this blog post to reflect the latest data on rental yields, vacancy rates, and neighborhood performance across Tulum's residential property market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Tulum.
Insights
- Tulum's average gross rental yield sits around 7.5% in early 2026, but the gap between beach zones (around 4 to 6%) and town corridors (around 8 to 10%) can swing your returns by 3 to 5 percentage points.
- Short-term rentals in Tulum average only about 43% occupancy, meaning more than half your nights will likely sit empty if you rely solely on vacation bookings.
- Studios and one-bedroom condos in Tulum typically deliver the best yield per square meter because they attract the widest tenant pool, from solo travelers to remote workers.
- La Veleta and Region 15 remain Tulum's highest-yield neighborhoods in 2026, where prices haven't fully caught up with strong renter demand from digital nomads and service workers.
- Zona Hotelera and premium beach-adjacent pockets in Tulum often compress yields to 4 to 6% gross because purchase prices are so high that rents struggle to keep pace.
- Full-service short-term rental management in Tulum typically costs 20 to 30% of gross revenue, which is one of the biggest factors shrinking your net yield.
- Tulum landlords should budget around 1 to 2% of property value annually for recurring costs like predial taxes, HOA fees, and municipal charges.
- The Tren Maya connectivity improvements are expected to boost rents in Centro, Aldea Zama, and corridors linking town to transport nodes as visitor access patterns shift.
- Long-term rentals in Tulum typically see 6 to 10% annual vacancy, translating to roughly 3 to 5 empty weeks per year during tenant turnover.
- Compact units between 35 and 60 square meters tend to deliver the best yield per square meter in Tulum because operating costs stay manageable while demand remains broad.
What are the rental yields in Tulum as of 2026?
What's the average gross rental yield in Tulum as of 2026?
As of early 2026, the average gross rental yield in Tulum sits around 7.5% when you blend long-term and short-term rental strategies across all residential property types.
Most typical investment properties in Tulum fall within a realistic gross yield range of 6% to 9%, depending on whether you're buying near the beach or closer to town.
Compared to broader Mexico, Tulum's gross yields remain competitive because Quintana Roo has been a standout performer in national housing price indices, though entry prices have climbed faster than in many other regions.
The single biggest factor shaping Tulum's gross yields right now is the dramatic price gap between premium beach corridors and practical town neighborhoods, where the same rental income produces very different returns based on your purchase price.
What's the average net rental yield in Tulum as of 2026?
As of early 2026, the average net rental yield in Tulum lands around 5.2% after accounting for the usual ownership and operating costs.
The typical gap between gross and net yields in Tulum runs about 2 to 3 percentage points, which reflects the higher cost structure of running rentals in a seasonal tourism market.
Property management fees represent the single largest expense eating into Tulum landlords' gross yields, especially for short-term rentals where full-service management can consume 20 to 30% of revenue.
Most standard investment properties in Tulum deliver net yields in the 4% to 6% range, with the variation driven mainly by how efficiently you control management costs, HOA fees, and vacancy.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tulum.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Tulum in 2026?
In Tulum's 2026 market, local investors generally consider a net yield of 6% or higher to be "good," which usually means you bought at a fair price and your unit attracts steady demand.
Properties hitting 7% net yield or above are typically considered "great" deals in Tulum, though these usually involve smaller high-demand units in the right micro-areas or properties with strong cost control.
How much do yields vary by neighborhood in Tulum as of 2026?
As of early 2026, gross rental yields in Tulum can swing by 3 to 5 percentage points between the highest-yield and lowest-yield neighborhoods, making location one of the biggest factors in your returns.
The highest-yield neighborhoods in Tulum tend to be practical, renter-driven zones like La Veleta, Region 15, and parts of Centro (the town core), where prices per square meter haven't fully caught up with strong rental demand.
The lowest-yield neighborhoods cluster around Zona Hotelera (Beach Road) and premium beach-adjacent pockets, where buyers pay steep prices for scarcity and lifestyle branding that rental income can't match.
The main reason yields vary so dramatically across Tulum is that purchase prices in "Instagram prime" areas have inflated faster than rents, while town corridors still offer reasonable entry points with solid occupancy.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
How much do yields vary by property type in Tulum as of 2026?
As of early 2026, gross rental yields in Tulum typically vary by 2 to 4 percentage points across property types, with studios and one-bedroom condos at the high end and larger villas at the lower end.
Studios and one-bedroom condos currently deliver the highest average gross rental yield in Tulum because they attract the broadest tenant pool, including solo travelers, couples, and remote workers.
Larger houses and villas in Tulum often produce the lowest average gross yields despite sometimes generating high peak-season income, because their higher operating costs and seasonal volatility eat into returns.
The key reason yields differ between property types in Tulum is efficiency: smaller units earn more per square meter and cost less to operate, while larger properties suffer from maintenance, pool upkeep, and higher vacancy.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Tulum?
- What rental yields can you expect for a villa in Tulum?
- What rental yields can you expect for a condo in Tulum?
What's the typical vacancy rate in Tulum as of 2026?
As of early 2026, long-term rentals in Tulum typically experience around 6 to 10% annual vacancy, which translates to roughly 3 to 5 weeks of empty time per year, while short-term rentals average about 43% occupancy (meaning 57% of nights go unbooked).
Vacancy rates across Tulum neighborhoods can range from as low as 4% in high-demand areas like Centro and Aldea Zama to 15% or more in less convenient locations with weaker infrastructure.
The main factor driving vacancy rates in Tulum is seasonality, since the town's tourism-dependent economy creates significant demand swings between high season and the slower summer months when sargassum and heat reduce visitor numbers.
Compared to broader Quintana Roo and Mexico averages, Tulum's vacancy patterns are more volatile because the rental market relies heavily on short-term tourism rather than stable local employment.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tulum.
What's the rent-to-price ratio in Tulum as of 2026?
As of early 2026, Tulum's average rent-to-price ratio sits around 0.6% per month (meaning monthly rent equals about 0.6% of the purchase price), which corresponds to roughly 7% annual gross yield.
Buy-to-let investors in Tulum generally consider a rent-to-price ratio above 0.7% per month to be favorable, since this connects directly to achieving a gross yield above 8% and leaves more room for expenses.
Compared to other Riviera Maya markets and Mexican beach destinations, Tulum's rent-to-price ratio has compressed in recent years as property prices climbed faster than rents, making it harder to find the standout deals that were common five years ago.
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Tulum give the best yields as of 2026?
Where are the highest-yield areas in Tulum as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Tulum are La Veleta, Region 15, and parts of Central Tulum (El Centro), where renter demand is strong but prices haven't fully priced in the brand premium.
These top-performing areas in Tulum typically deliver gross rental yields in the 8 to 10% range, with La Veleta and Region 15 sometimes pushing even higher for well-positioned smaller units.
The main characteristic these high-yield Tulum neighborhoods share is that they sit in the sweet spot of strong renter demand, serving digital nomads, service economy workers, and longer-stay visitors, while entry prices remain more reasonable than beach zones.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Tulum.
Where are the lowest-yield areas in Tulum as of 2026?
As of early 2026, the lowest-yield neighborhoods in Tulum are Zona Hotelera (Beach Road) and the most premium beach-adjacent pockets, often marketed as luxury lifestyle destinations.
These low-yield areas in Tulum typically deliver gross rental yields in the 4 to 6% range, with some ultra-premium properties dipping below 4% when purchase prices reach peak levels.
The main reason yields are compressed in Tulum's beach zones is that buyers pay hefty premiums for scarcity, branding, and ocean proximity, but rental income can't keep pace with those inflated purchase prices.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Tulum.
Which areas have the lowest vacancy in Tulum as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Tulum are Centro (the town core), Aldea Zama (especially walkable pockets near commercial areas), and mature parts of La Veleta with good road access and services.
These low-vacancy areas in Tulum typically maintain vacancy rates in the 4 to 6% range for long-term rentals, translating to just 2 to 3 weeks of empty time per year.
The main demand driver keeping vacancy low in these Tulum neighborhoods is convenience and livability, since renters want easy access to groceries, coworking spaces, gyms, and restaurants rather than relying solely on beach proximity.
The trade-off investors face when targeting these low-vacancy areas in Tulum is that purchase prices have already climbed to reflect the stable demand, which can compress yields compared to riskier emerging zones.
Which areas have the most renter demand in Tulum right now?
The three neighborhoods currently experiencing the strongest renter demand in Tulum are Centro, Aldea Zama, and La Veleta, where tenants can live day-to-day easily without relying solely on beach access.
The dominant renter profile driving demand in these Tulum neighborhoods includes digital nomads, remote workers, and longer-stay visitors who prioritize walkability, reliable internet, and access to everyday amenities over vacation-style beach living.
Rental listings in these high-demand Tulum neighborhoods typically get filled within 1 to 2 weeks for well-priced units, especially furnished apartments with strong wifi and proximity to cafes or coworking spaces.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tulum.
Which upcoming projects could boost rents and rental yields in Tulum as of 2026?
As of early 2026, the top infrastructure projects expected to boost rents in Tulum are the Tren Maya rail connectivity improvements, ongoing road and access upgrades, and new commercial developments that improve daily convenience for residents.
The neighborhoods most likely to benefit from these projects include Centro (which gains when connectivity increases footfall and longer stays), corridors linking town to Tren Maya stations, and Aldea Zama and La Veleta (which benefit when more visitors choose "stay in town, visit beach" patterns).
Once these projects mature, investors might realistically expect rent increases of 5 to 15% in well-positioned neighborhoods, though the timeline depends on how quickly improved access translates into sustained demand rather than just speculation.
You'll find our latest property market analysis about Tulum here.
Get fresh and reliable information about the market in Tulum
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What property type should I buy for renting in Tulum as of 2026?
Between studios and larger units in Tulum, which performs best in 2026?
As of early 2026, studios and one-bedroom units in Tulum generally outperform larger units in terms of both rental yield and occupancy because they attract the widest tenant pool and keep operating costs manageable.
Studios in Tulum typically deliver gross rental yields around 8 to 10% (roughly 160,000 to 200,000 MXN, 8,000 to 10,000 USD, or 7,500 to 9,500 EUR annually on a modest investment), while two-bedroom and larger units often land in the 6 to 8% range due to higher purchase prices.
The main factor explaining why smaller units outperform in Tulum is efficiency: they earn more per square meter, cost less to furnish and maintain, and appeal to solo travelers, couples, and remote workers who dominate the renter market.
However, larger units can be the better investment choice in Tulum when targeting families or group travelers during peak season, especially if you buy in a family-friendly area with pools and can command premium nightly rates for 4 or more guests.
What property types are in most demand in Tulum as of 2026?
As of early 2026, furnished condos and apartments (particularly studios and one- to two-bedroom units) are the most in-demand property type in Tulum because they match what the dominant renter profile is actually looking for.
The top three property types ranked by current tenant demand in Tulum are furnished condos and apartments first, small homes and townhouses with residential feel second, and villas positioned for group travel third.
The primary trend driving this demand pattern in Tulum is the digital nomad and remote worker lifestyle, where renters prioritize turnkey living with reliable internet, workspace, and walkable access to cafes over large private spaces.
Large unfurnished houses in peripheral locations are currently underperforming in demand and likely to remain so in Tulum, because the renter base wants convenience and turnkey living rather than committing to empty properties far from town services.
What unit size has the best yield per m² in Tulum as of 2026?
As of early 2026, compact units between 35 and 60 square meters (roughly studios to small one-bedrooms) tend to deliver the best gross rental yield per square meter in Tulum.
For that optimal unit size in Tulum, typical gross rental yield per square meter runs around 2,500 to 3,500 MXN per m² annually (roughly 125 to 175 USD or 115 to 165 EUR), depending on location and furnishing quality.
Smaller micro-studios below 30 square meters often suffer from limited appeal and pricing ceilings, while units above 80 square meters see diminishing returns as operating costs (cleaning, A/C, HOA, maintenance) scale up faster than rent increases.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tulum.
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 costs cut my net yield in Tulum as of 2026?
What are typical property taxes and recurring local fees in Tulum as of 2026?
As of early 2026, annual property tax (predial) for a typical rental apartment in Tulum is relatively modest compared to property values, often ranging from 3,000 to 15,000 MXN (roughly 150 to 750 USD or 140 to 700 EUR) depending on assessed value and whether you claim early-payment discounts of up to 30%.
Beyond predial, Tulum landlords must budget for HOA or condominium fees, which are often the largest recurring expense, plus municipal garbage and service fees that can add another 5,000 to 20,000 MXN (250 to 1,000 USD or 230 to 930 EUR) annually in total.
Together, these taxes and recurring fees typically represent around 5 to 15% of gross rental income in Tulum, with HOA-heavy properties in gated developments landing toward the higher end of that range.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Tulum.
What insurance, maintenance, and annual repair costs should landlords budget in Tulum right now?
Annual landlord insurance for a typical rental property in Tulum varies significantly by coverage and insurer, but most owners budget around 5,000 to 15,000 MXN (roughly 250 to 750 USD or 230 to 700 EUR) for basic coverage that includes water and storm risks.
For maintenance and repairs, the recommended annual budget in Tulum is around 0.8 to 1.5% of property value, given the humid coastal climate, heavy A/C use, and wear from high-turnover short-term rentals.
The repair expense that most commonly catches Tulum landlords off guard is A/C replacement or major servicing, since units run hard in tropical heat and salty air corrodes components faster than in inland climates.
Altogether, landlords should realistically budget 25,000 to 60,000 MXN (roughly 1,250 to 3,000 USD or 1,150 to 2,800 EUR) annually for insurance, maintenance, and repairs combined on a standard Tulum rental property.
Which utilities do landlords typically pay, and what do they cost in Tulum right now?
In Tulum, long-term rental landlords typically pass electricity costs to tenants, while short-term and furnished mid-term rentals usually require owners to cover electricity, water, and internet, which gets baked into the nightly or monthly rate.
For landlord-paid utilities in a typical furnished rental unit in Tulum, monthly costs run around 2,000 to 6,000 MXN (roughly 100 to 300 USD or 90 to 280 EUR), with electricity being the swing factor since A/C use drives the bill based on occupancy and heat.
What does full-service property management cost, including leasing, in Tulum as of 2026?
As of early 2026, full-service property management in Tulum typically costs 8 to 12% of monthly rent for long-term rentals, while short-term rental management (including guest communications, cleaning coordination, and dynamic pricing) runs 20 to 30% of gross revenue.
On top of ongoing management fees, tenant-placement or leasing fees in Tulum typically equal one-half to one full month's rent, charged when a new long-term tenant is placed, which adds to your first-year costs.
What's a realistic vacancy buffer in Tulum as of 2026?
As of early 2026, Tulum landlords should set aside around 8 to 12% of annual rental income as a vacancy buffer for long-term rentals, while short-term rental owners should assume 45 to 60% of nights will go unbooked as a baseline.
For long-term rentals in Tulum, this translates to typically 3 to 5 vacant weeks per year during tenant turnover and search periods, which is consistent with typical market friction in seasonal destinations.
Buying real estate in Tulum can be risky
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Tulum, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) | SHF is an official Mexican government housing-finance institution that publishes a nationwide price index used by researchers and the press. | We used it to anchor price trends in Mexico and Quintana Roo. We then translated that direction into Tulum-level price pressure rather than guessing from listings alone. |
| Global Property Guide | Global Property Guide is a long-running international housing-market data publisher that clearly attributes its Mexican house-price series to SHF. | We used it as a cross-check that our "Quintana Roo has been outperforming" price-growth narrative is consistent with SHF-based reporting. We treated SHF as the primary source. |
| Banco de México (Banxico) | Banxico is the central bank's official statistical system and the reference point for inflation in Mexico. | We used it to frame early 2026 costs and rent-growth expectations in real terms. We also used it when discussing what yield is "good" relative to inflation and financing rates. |
| SECTUR DataTur | DataTur is Mexico's federal tourism data platform, widely used to track hotel occupancy and visitor arrivals. | We used it to anchor tourism seasonality, which is a key driver of short-term rental performance in Tulum. We triangulated it with AirDNA occupancy so we're not relying on one channel. |
| AirDNA | AirDNA is one of the most recognized short-term rental analytics firms, with transparent definitions for occupancy, ADR, and revenue. | We used it to estimate effective vacancy for short-term rentals and realistic gross income benchmarks. We then applied haircuts for fees, utilities, and maintenance to get net yield. |
| Congress of Quintana Roo (Tulum Municipal Fiscal Law) | This is the official legislative repository for the municipality's fiscal law covering taxes and fees. | We used it to ground the "what you pay every year" discussion including predial and recurring municipal costs. We translated the framework into practical investor budgeting ranges. |
| ISABI Law (Quintana Roo) | This is the statutory text of the state's property acquisition tax law that notaries must apply. | We used it to anchor one of the biggest first-year yield killers: transfer tax. We referenced the law directly and then provided realistic total closing-cost ranges. |
| CAPA (Quintana Roo Water Authority) | CAPA is the state water authority's official tariff publication for domestic and commercial water rates. | We used it to anchor the baseline domestic water cost structure with fixed and per-cubic-meter components. We then added practical landlord assumptions for net yield calculations. |
| Aguakan | Aguakan is a major regulated water concession operator that publishes monthly tariff access points for Quintana Roo. | We used it as a second check that tariff updates are published and regulated, not arbitrary. We treated CAPA as the regulator but Aguakan shows how you'll actually see it billed. |
| Tren Maya (Official Site) | This is the official project website for the Maya Train, Mexico's major rail infrastructure project. | We used it to support the "connectivity is improving" narrative that affects renter demand and investor interest. We translated that into neighborhood-level impacts near access roads and town. |
| Reuters | Reuters is a highly reputable wire service that summarizes Banxico forecasts and macro conditions for Mexico. | We used it only as a secondary cross-check for the macro backdrop including growth and inflation expectations. We still treated Banxico SIE as the primary data source for numbers. |
| El Economista | El Economista is a major national business newspaper that often cites identifiable research firms for real estate data. | We used it as a triangulation point for "beach markets cooled in transactions even as prices stayed high." We don't use it alone, only to support directionality alongside SHF data. |
| Properstar | Properstar is a large international property portal that publishes regularly updated price-per-square-meter dashboards. | We used it as one proxy for the broader Quintana Roo price-per-square-meter level. We then adjusted for Tulum's known premium or discount by micro-area rather than assuming the state average is the city average. |
| El Heraldo de México | El Heraldo is a mainstream outlet reporting on municipal campaigns, useful for confirming timing and discount mechanics. | We used it only to confirm that early-2026 predial discounts exist and are actively promoted. We still relied on the municipal fiscal law for the underlying tax framework. |
| El País | El País is a major international newspaper with on-the-ground reporting and references to official tourism figures. | We used it to sanity-check the idea that Tulum can swing sharply by season or year due to sargassum, access rules, and pricing. We do not use it for core numbers, as DataTur and AirDNA do that. |
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