Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Cancún's property market is included in our pack
Running an Airbnb in Cancún in 2026 can be profitable, but the market has become more competitive and regulated than many newcomers expect.
This guide covers everything you need to know about short-term rental laws, realistic revenue expectations, operating costs, and neighborhood dynamics in Cancún as of early 2026.
We constantly update this blog post to reflect the latest Airbnb regulations, nightly rates, and occupancy data for Cancún's short-term rental 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 Cancún.
Insights
- The typical Airbnb listing in Cancún earns around MXN $234,000 (roughly $13,000 USD) annually, but top-performing properties in Zona Hotelera can exceed $30,000 USD per year.
- Cancún's short-term rental market has approximately 6,000 active Airbnb listings, with total vacation rental inventory across all platforms reaching 12,000 to 14,000 units.
- Occupancy rates in Cancún average between 40% and 58%, significantly lower than traditional hotels, largely because many listings are in mainland neighborhoods away from beach access.
- The nightly rate gap between Zona Hotelera (around $160 to $260 USD) and downtown Centro neighborhoods ($70 to $140 USD) means location choice can double your potential revenue.
- Quintana Roo's August 2025 tourism law now requires all Airbnb hosts to register with RETUR-Q, with fines up to MXN $100,000 for operating without registration.
- About 42% of Airbnb guests in Cancún are international visitors, which is lower than many hosts expect for such a famous tourist destination.
- Operating expenses typically consume 35% to 50% of gross rental income in Cancún, with HOA fees in condo buildings often being the single largest fixed cost.
- Seasonal revenue swings in Cancún are dramatic: high season (December through April) can generate three to four times the monthly income of low season (September and October).
- The most crowded price segment in Cancún is $80 to $160 USD per night, where thousands of 1-bedroom and 2-bedroom condos compete directly with each other.
- New hosts in Cancún typically need 6 to 12 months of consistent reviews before reaching top-performer occupancy levels of 55% to 65%.
Can I legally run an Airbnb in Cancún in 2026?
Is short-term renting allowed in Cancún in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is generally allowed in Cancún, but it is regulated through a tourism registration system rather than being completely unrestricted.
The main legal framework governing short-term rentals in Cancún comes from Quintana Roo's state tourism law, which was updated in August 2025 and requires all hosts to register with the state's RETUR-Q tourism registry.
The single most important requirement for Airbnb hosts in Cancún is obtaining this RETUR-Q registration, which officially catalogs your property as a tourism service provider with the Secretaría de Turismo (SEDETUR).
Additionally, hosts must collect a 3% lodging tax on each booking and comply with federal tax obligations including VAT (16%) and income tax reporting to Mexico's SAT.
Operating an unregistered short-term rental in Cancún can result in fines up to MXN $100,000 (approximately $5,500 USD), and platforms may remove non-compliant listings upon request from authorities.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Mexico.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Mexico.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Cancún as of 2026?
As of the first half of 2026, Cancún does not have a formal minimum-stay requirement or a maximum nights-per-year cap like the 180-night limit that exists in Mexico City.
These rules do not currently differ by property type or host residency status in Cancún, meaning both primary residences and investment properties can be rented year-round without government-imposed night limits.
However, this regulatory gap may change since Quintana Roo's August 2025 law gives each municipality the authority to create its own licensing rules and restrictions, and Cancún's city council has discussed potential caps without finalizing them.
The practical limitation on rental nights in Cancún typically comes from condo HOA bylaws rather than government regulations, with many buildings imposing their own minimum-stay requirements (often 7 or 30 days) that hosts must follow.
Do I have to live there, or can I Airbnb a secondary home in Cancún right now?
There is no primary residence requirement for operating an Airbnb in Cancún, which means you do not need to live in the property to rent it out on a short-term basis.
Owners of secondary homes, investment properties, and multi-unit portfolios can legally operate short-term rentals in Cancún as long as they complete the required RETUR-Q registration and comply with tax obligations.
There are no additional permits specifically required for non-primary residence rentals at the state or municipal level, though you should verify that your specific building's HOA rules permit short-term rentals.
The main practical difference between renting a primary residence versus a secondary home in Cancún is operational: remote owners typically need to hire a property manager (costing 15% to 25% of revenue) while local hosts can self-manage to keep more profit.
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Can I run multiple Airbnbs under one name in Cancún right now?
Yes, operating multiple Airbnb listings under one name or entity is legally permitted in Cancún, and multi-unit operators are common in the city's condo-heavy market.
There is currently no maximum number of properties one person or company can list for short-term rental in Cancún at either the state or municipal level.
The main compliance requirement for hosts with multiple listings is that each property must be separately registered with RETUR-Q and properly set up for tax reporting, which means more administrative work but no additional licensing hurdles.
Do I need a short-term rental license or a business registration to host in Cancún as of 2026?
As of the first half of 2026, Cancún requires two types of registration for Airbnb hosts: tourism-side registration through RETUR-Q and tax-side registration with Mexico's SAT for income and VAT reporting.
The RETUR-Q registration process involves submitting your property details to SEDETUR through their online portal, providing ownership documentation, and receiving a registration number that should be displayed on your listings.
Documents typically required include proof of property ownership or legal right to rent, identification, and in some cases proof of liability insurance coverage.
There is no significant fee for RETUR-Q registration itself, but hosts should budget for ongoing tax compliance costs and consider hiring an accountant familiar with Mexico's vacation rental tax rules.
Are there neighborhood bans or restricted zones for Airbnb in Cancún as of 2026?
As of the first half of 2026, there are no government-mandated neighborhood bans or restricted zones for Airbnb in Cancún at either the state or municipal level.
However, many individual condo buildings and gated communities in areas like Zona Hotelera and Puerto Cancún have HOA rules that restrict or ban short-term rentals, creating de facto restricted zones on a building-by-building basis.
The reason certain buildings restrict Airbnb is typically related to security concerns, noise complaints from permanent residents, and the desire to maintain property values without transient guest traffic.
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.
How much can an Airbnb earn in Cancún in 2026?
What's the average and median nightly price on Airbnb in Cancún in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Cancún is approximately MXN $2,500 (around $140 USD or €130 EUR), while the median nightly price sits lower at roughly MXN $1,260 ($70 USD or €65 EUR).
The typical nightly price range covering about 80% of Cancún Airbnb listings falls between MXN $720 and MXN $4,100 (approximately $40 to $230 USD or €37 to €215 EUR), reflecting the wide gap between budget mainland apartments and luxury beachfront condos.
The single biggest factor affecting nightly pricing in Cancún is proximity to the beach, with properties in Zona Hotelera commanding roughly double the rates of similar-sized units in Centro or Supermanzana neighborhoods.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Cancún.
How much do nightly prices vary by neighborhood in Cancún in 2026?
As of the first half of 2026, the nightly price gap between Cancún's most expensive neighborhood (Puerto Cancún at $170 to $280 USD, MXN $3,060 to $5,040, €160 to €260 EUR) and the most affordable (Alfredo V. Bonfil at $60 to $120 USD, MXN $1,080 to $2,160, €56 to €112 EUR) can represent a difference of more than $150 USD per night.
The three neighborhoods with the highest average nightly prices in Cancún are Puerto Cancún ($170 to $280 USD, MXN $3,060 to $5,040, €160 to €260 EUR), Zona Hotelera ($160 to $260 USD, MXN $2,880 to $4,680, €150 to €245 EUR), and the newer Avenida Huayacán corridor ($90 to $170 USD, MXN $1,620 to $3,060, €84 to €160 EUR).
The three neighborhoods with the lowest average nightly prices are Alfredo V. Bonfil near the airport ($60 to $120 USD), Centro/Downtown Supermanzanas like SM 20 and SM 15 ($70 to $140 USD), and older inland developments, though guests do choose these areas for budget stays, local food access, and longer-term rentals.
What's the typical occupancy rate in Cancún in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Cancún averages between 40% and 45% annually, though some data providers report median rates closer to 58% for properties that remain consistently active.
The realistic occupancy rate range covering most Cancún listings falls between 30% for underperforming properties and 65% for well-optimized listings in prime locations with strong reviews.
Cancún's Airbnb occupancy rates are roughly comparable to other major Mexican beach destinations like Playa del Carmen (around 65%) but notably lower than Mexico City's 68% average, largely due to Cancún's sharper seasonality and beach-focused demand.
The single biggest factor for achieving above-average occupancy in Cancún is location within walking distance of the beach or a quality pool, combined with accumulating strong reviews in your first 6 months of operation.
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What's the average monthly revenue per listing in Cancún in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Cancún is approximately MXN $19,500 ($1,100 USD or €1,025 EUR), though this figure varies dramatically based on property type and location.
The realistic monthly revenue range covering roughly 80% of Cancún listings falls between MXN $8,000 and MXN $55,000 (approximately $450 to $3,050 USD or €420 to €2,850 EUR), with most mainland apartments clustering toward the lower end.
Top-performing Airbnb listings in Cancún's best locations can achieve MXN $75,000 to $110,000 per month ($4,200 to $6,100 USD), especially during high season from December through March when nightly rates and occupancy both peak, meaning a well-positioned beachfront 2-bedroom could earn more in January alone than an average mainland studio earns in an entire quarter.
Finally, note that we give here all the information you need to buy and rent out a property in Cancún.
What's the typical low-season vs high-season monthly revenue in Cancún in 2026?
As of the first half of 2026, high-season monthly revenue in Cancún typically ranges from MXN $57,000 to $77,000 ($3,200 to $4,300 USD or €3,000 to €4,000 EUR) while low-season months drop to MXN $19,800 to $28,800 ($1,100 to $1,600 USD or €1,030 to €1,500 EUR), a difference of roughly three to one.
High season in Cancún runs from December through April, with peak demand during New Year's week, January's "escape winter" travel surge, and the Spring Break period from late February through March, while low season covers September and October when hurricane risk peaks and North American families are back in school.
What's a realistic Airbnb monthly expense range in Cancún in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Cancún range from MXN $18,000 to $45,000 ($1,000 to $2,500 USD or €935 to €2,340 EUR) for a typical 1-2 bedroom condo, and MXN $50,000 to $140,000 ($2,800 to $7,800 USD) for larger villas requiring staff.
The single largest expense category for most Cancún Airbnb hosts is HOA/maintenance fees for condo buildings, which typically run MXN $2,500 to $12,000 ($140 to $670 USD) monthly, followed by cleaning costs that scale directly with occupancy.
Hosts in Cancún should expect operating expenses to consume between 35% and 50% of gross rental revenue, depending on whether they self-manage or use a property management company (which adds 15% to 25% of revenue to expenses).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cancún.
What's realistic monthly net profit and profit per available night for Airbnb in Cancún in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Airbnb in Cancún ranges from MXN $0 to $18,000 ($0 to $1,000 USD or €0 to €935 EUR), while profit per available night averages MXN $0 to $600 ($0 to $33 USD) for market-average performers.
The realistic monthly net profit range for most Cancún listings spans from breaking even (or losing money during low season) up to MXN $60,000 ($3,300 USD or €3,100 EUR) for well-positioned properties in prime locations with strong reviews.
Typical net profit margins for Cancún Airbnb hosts fall between 15% and 35% of gross revenue, with self-managing hosts in good buildings achieving the higher end and those paying for full property management landing near the lower end.
The break-even occupancy rate for a typical Cancún Airbnb listing is approximately 25% to 35%, meaning hosts need to book their property roughly one week out of every three just to cover fixed costs before seeing any profit.
In our property pack covering the real estate market in Cancún, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Cancún as of 2026?
How many active Airbnb listings are in Cancún as of 2026?
As of the first half of 2026, Cancún has approximately 6,000 active Airbnb listings, while the total short-term rental inventory across all platforms (including Vrbo and Booking.com) reaches 12,000 to 14,000 units.
Listing growth in Cancún has increased by roughly 5% to 8% compared to the previous year, continuing a long-term upward trend that has seen supply expand steadily since the pandemic-era travel boom, though growth has moderated from the double-digit rates seen in 2022-2023.
Which neighborhoods are most saturated in Cancún as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Cancún are Zona Hotelera, Puerto Cancún, the Centro/Downtown Supermanzanas (especially SM 20, SM 15, and SM 17), and the newer Avenida Huayacán corridor where new condo developments have flooded the market with inventory.
These neighborhoods became saturated because they combine high tourist demand with dense condo inventory where owners can easily list units, and Zona Hotelera in particular has seen every buildable lot developed into towers that produce hundreds of potential Airbnb units each.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include family-oriented mainland areas like Residencial Campestre and quieter zones in Alfredo V. Bonfil where fewer investors have entered, though these areas also have lower demand.
If you want to know more, we have a blog article listing all the top property areas in Cancún.
What local events spike demand in Cancún in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Cancún include winter holiday travel (New Year's week), the Spring Break period (late February through March), Semana Santa (Easter week), the Cancún Jazz Festival (May 2026), the Medio Maratón de Cancún (March 2026), and several music festivals like Out of the Blue and Crash My Playa that take over resort venues.
During these peak events, Cancún Airbnb hosts typically see booking rates increase by 40% to 70% above baseline, with nightly rates rising 25% to 50% higher than normal shoulder-season pricing.
Hosts should adjust their pricing and availability at least 60 to 90 days before major events, blocking minimum stays during peak weeks and increasing rates as soon as the dates are confirmed, since demand for Cancún during these periods books up months in advance.
What occupancy differences exist between top and average hosts in Cancún in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Cancún achieve occupancy rates of 55% to 65%, significantly outperforming the market average.
Average hosts in Cancún typically see occupancy rates between 40% and 45%, meaning top performers book their properties about 50% more nights per year, which translates directly into higher annual revenue.
New hosts in Cancún typically need 6 to 12 months of consistent operation and accumulated positive reviews before reaching top-performer occupancy levels, as the Airbnb algorithm rewards established listings with good ratings.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Cancún.
Which price points are most crowded, and where's the "white space" for new hosts in Cancún right now?
The nightly price range with the highest concentration of Cancún Airbnb listings is MXN $1,440 to $2,880 ($80 to $160 USD or €75 to €150 EUR), where thousands of 1-bedroom and 2-bedroom condos compete directly with nearly identical amenities and locations.
White space opportunities for new hosts in Cancún exist at the premium tier above MXN $4,500 ($250+ USD) where there are fewer truly differentiated luxury properties, and in the extended-stay segment where workation-ready units with proper desks, fast backup internet, and monthly pricing can capture digital nomad demand.
Property characteristics that allow new hosts to successfully compete in underserved segments include family-focused amenities (cribs, blackout curtains, enclosed parking, washer-dryer), genuine pet-friendly policies with clear cleaning standards, and workstation setups that go beyond just a small desk.
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What property works best for Airbnb demand in Cancún right now?
What bedroom count gets the most bookings in Cancún as of 2026?
As of the first half of 2026, 1-bedroom units receive the most total bookings in Cancún's Airbnb market, followed closely by 2-bedroom properties that balance strong demand with higher nightly rates.
The booking rate breakdown by bedroom count in Cancún shows 1-bedroom units dominating with approximately 52% of listings and the highest booking velocity, 2-bedroom units at 26% of inventory with excellent ADR-to-occupancy balance, 3-bedroom units at 14% serving family groups, and studios plus 4-bedroom+ properties splitting the remainder.
One-bedroom units perform best in Cancún specifically because the destination attracts large numbers of couples and solo travelers arriving via the international airport for short beach vacations, and these travelers prioritize location and price over space.
What property type performs best in Cancún in 2026?
As of the first half of 2026, condos and apartments in well-managed buildings with pool access consistently perform best for Airbnb in Cancún, offering the most reliable combination of occupancy, manageable expenses, and guest appeal.
Occupancy rates across property types in Cancún show condos averaging 45% to 55%, standalone houses at 35% to 45% due to less convenient locations, and villas achieving lower occupancy (30% to 40%) but commanding premium nightly rates that can compensate.
Condos outperform other property types in Cancún because the destination's condo-heavy inventory means guests expect resort-style amenities (pool, security, beach access), and buildings provide these at a lower per-unit cost than standalone properties can match.
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 Cancún, 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 |
|---|---|---|
| Gobierno Municipal de Benito Juárez (Cancún) | It's the municipality's official transparency portal with published tourism regulations for Cancún. | We used it to verify what the city expects from tourism service providers and to check for neighborhood restrictions. We also used it to avoid guessing about bans that don't actually exist in writing. |
| SEDETUR Quintana Roo | It's the official state tourism authority's portal with links to controlling legal texts. | We used it as a reliable index to locate the current state-level tourism framework in force as of 2026. We cross-checked municipal requirements against the state's approach to avoid overstating local powers. |
| SEDETUR RETUR-Q Registry | It's the official state registry portal explaining the RETUR-Q system and registration requirements. | We used it to describe the main compliance step for short-term rentals in Quintana Roo. We also used it to explain what information authorities require from hosts and operators. |
| Orden Jurídico Nacional | It's a government legal repository that publishes the state's regulatory text in verifiable PDF format. | We used it to anchor what Quintana Roo considers regulated tourism activity and what registration means. We used it to check for caps, minimum stays, or explicit bans and note when they are absent. |
| SECTUR (Federal) | It's Mexico's federal tourism ministry explaining the national registry system. | We used it to explain how the federal tourism registry fits alongside the state RETUR-Q. We also used it to distinguish tourism registration from tax registration. |
| Banco de México (Banxico) | It's Mexico's central bank publishing the country's official exchange rate time series. | We used it to set a realistic January 2026 conversion rate of approximately 18 MXN per USD. We also used it to keep all currency figures comparable for an international audience. |
| INEGI | It's Mexico's national statistics institute reporting official inflation and economic data. | We used it to explain why 2026 operating costs tend to rise year over year. We used it to keep expense estimates aligned with the macro reality around January 2026. |
| SHF (Sociedad Hipotecaria Federal) | It's a federal housing finance institution publishing an official housing price index. | We used it to anchor the buy-side context showing housing prices rising into 2025-2026. We used it as a baseline to discuss whether rental returns must beat appreciation plus financing costs. |
| SECTUR DATATUR | It's the federal government's tourism statistics system publishing standardized reports. | We used it to ground demand drivers like air arrivals, airport rankings, and seasonality signals. We used it to justify why Cancún behaves like an airport-led short-stay market. |
| ASUR | It's the airport operator's official investor releases with verifiable passenger counts. | We used it to confirm visitor flows remained large into 2025 as a lead indicator for 2026 occupancy. We used it to support the analysis of why Cancún can absorb many listings. |
| AirDNA | It's a widely used, specialized STR data provider that tracks live listings and performance metrics. | We used it as the primary private-sector benchmark for occupancy, ADR, and listing counts. We sanity-checked by recomputing revenue from ADR multiplied by occupancy. |
| AirROI | It's a dedicated STR analytics site publishing easy-to-audit headline metrics for Airbnb markets. | We used it as a second cross-check on occupancy, ADR, and active Airbnb listing counts. We used it to triangulate numbers when provider definitions of "active" differ. |
| Airbtics | It's an STR analytics platform providing revenue and occupancy data by market. | We used it to validate annual revenue figures and median occupancy rates. We cross-referenced its booked-nights data with other providers for consistency. |
| Inmuebles24 | It's one of the largest property portals in Mexico publishing consistent price-per-square-meter data. | We used it to approximate typical purchase prices buyers face in Quintana Roo. We used it only for pricing context rather than legal or regulatory information. |
| MexLaw | It's a law firm specializing in Mexican property and business compliance for foreign investors. | We used it to verify registration requirements and enforcement patterns. We cross-referenced their compliance guidance with official government sources. |
| Airbnb Help Center (Mexico) | It's Airbnb's official tax guidance explaining host obligations in Mexico. | We used it to verify VAT, income tax, and lodging tax requirements for hosts. We used it to ensure our tax compliance guidance matches platform expectations. |
| Cancún Jazz Festival | It's the official website for one of Cancún's recurring annual events. | We used it to verify event dates that spike Airbnb demand. We used it as an example of the type of event hosts should track for pricing optimization. |
| Songkick | It's a concert and festival tracking platform with verified event listings. | We used it to compile upcoming 2026 events in Cancún. We cross-referenced with other event platforms to ensure accuracy. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.