Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Mexico City's property market is included in our pack
Mexico City has become one of Latin America's hottest short-term rental markets, drawing digital nomads, tourists, and business travelers alike.
In this article, we break down what it takes to run a profitable Airbnb in Mexico City in 2026, from legal requirements to realistic earnings and neighborhood competition.
We constantly update this blog post to reflect the latest regulations, pricing data, and market conditions in Mexico City.
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 Mexico City.
Insights
- Mexico City caps Airbnb rentals at 180 nights per year, meaning hosts at maximum legal capacity can expect MXN 22,000 to MXN 28,000 in monthly gross revenue from a well-positioned apartment.
- About 51% of Mexico City Airbnb listings require 30-day minimum stays, signaling that mid-term rentals targeting remote workers face less regulatory friction than tourist-focused short stays.
- Roma Norte and Condesa command nightly rates of MXN 1,700 to MXN 2,700, but saturation means new hosts may find better opportunities in Del Valle or Narvarte at MXN 1,200 to MXN 1,900 per night.
- One-bedroom apartments dominate Mexico City's Airbnb supply at 63%, matching demand from solo travelers, couples, and digital nomads seeking extended stays.
- Hosts managing more than three properties must comply with commercial establishment regulations, creating a clear threshold between casual hosting and professional property management.
- The Mexico City Grand Prix in late October 2026 triggers the year's biggest demand spike, with hosts near the Autódromo often doubling their nightly rates.
- Top-performing hosts achieve occupancy rates 10 to 20 percentage points higher than average, largely through professional photography, dynamic pricing, and seamless check-in.
- Operating expenses for a self-managed Airbnb run MXN 7,000 to MXN 14,000 monthly, while professionally managed properties expect MXN 11,000 to MXN 20,000.
- Mexico City's average Airbnb occupancy hovers around 55% to 60%, but the 180-night cap limits compliant hosts to about 15 bookable nights per month regardless of demand.
Can I legally run an Airbnb in Mexico City in 2026?
Is short-term renting allowed in Mexico City in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is allowed in Mexico City, though it operates under regulations published in the city's Gaceta Oficial in April 2024.
The main legal framework requires both hosts and platforms to register with city authorities and follow specific operating rules under reforms to the Tourism Law.
The most important restriction is that hosts cannot rent their property for more than 180 nights per year through digital platforms.
Additional requirements include mandatory registration, providing a contact channel for neighbor complaints, and meeting safety and disclosure standards, with penalties including fines and potential platform removal.
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 Mexico City as of 2026?
As of the first half of 2026, Mexico City does not impose a citywide minimum-stay requirement, but caps short-term rentals at 180 nights per year.
These rules apply broadly across property types regardless of the host's residency status, so both primary residence and investment property owners face the same annual limit.
Many hosts set their own 30-night minimums to target the mid-term rental market, which is a business decision rather than a legal requirement.
Platforms help enforce these caps, and hosts exceeding the limit may face compliance issues and potential penalties.
Do I have to live there, or can I Airbnb a secondary home in Mexico City right now?
Mexico City does not require you to live in a property to rent it on Airbnb, so secondary home and investment property owners can legally operate short-term rentals following registration and cap requirements.
The framework focuses on rental nights and property count rather than primary residence status, giving more flexibility to investors than many other major cities.
No additional permits apply specifically to secondary homes, but you must register, respect the 180-night cap, and check any building or HOA rules that may restrict short-term rentals.
Don't buy the wrong property, in the wrong area of Mexico City
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Mexico City right now?
Yes, you can operate multiple Airbnb listings in Mexico City, but there is a threshold at three properties that changes your regulatory obligations.
Hosts can register up to three properties in the standard registry, but from the fourth property onward, you must comply with commercial establishment requirements under the Ley de Establecimientos Mercantiles.
This means hosts with four or more properties need commercial land-use permits, adding complexity to scaling your portfolio.
Do I need a short-term rental license or a business registration to host in Mexico City as of 2026?
As of the first half of 2026, hosts need to register with the city's host registry (Padrón) and separately with SAT (Mexico's tax authority) to properly report hosting income.
City registration involves providing personal and property details and agreeing to operational requirements like maintaining a complaint contact channel and respecting the 180-night cap.
For federal taxes, you need an RFC (tax ID) and should choose the appropriate regime for platform income, being ready to issue CFDI invoices if guests request them.
Are there neighborhood bans or restricted zones for Airbnb in Mexico City as of 2026?
As of the first half of 2026, Mexico City does not have official neighborhood bans, and regulations apply citywide rather than creating geographic restriction zones.
However, individual buildings and condo associations in popular areas like Roma Norte, Condesa, and Polanco often have internal rules limiting short-term rentals, creating effective micro-restrictions.
If you scale beyond three properties, you may also face land-use restrictions in residential zones where commercial accommodation is not permitted.
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 Mexico City in 2026?
What's the average and median nightly price on Airbnb in Mexico City in 2026?
As of the first half of 2026, the average nightly price on Airbnb in Mexico City is approximately MXN 1,500 ($83 USD / €77 EUR), while the median is closer to MXN 1,300 ($72 USD / €67 EUR).
The typical price range covering 80% of listings falls between MXN 900 and MXN 2,500 ($50 to $140 USD / €46 to €130 EUR), with significant variation by neighborhood and quality.
Location is the single biggest pricing factor, specifically whether your property is in high-demand walkable neighborhoods like Roma Norte, Condesa, or Polanco.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Mexico City.
How much do nightly prices vary by neighborhood in Mexico City in 2026?
As of the first half of 2026, nightly prices vary from about MXN 900 ($50 USD / €46 EUR) in budget areas like Centro Histórico to over MXN 2,700 ($150 USD / €139 EUR) in premium locations like Polanco.
The three highest-priced neighborhoods are Polanco, Roma Norte, and Condesa, where renovated apartments command MXN 1,700 to MXN 2,700 per night ($95 to $150 USD / €88 to €139 EUR).
More affordable neighborhoods include Centro Histórico, Coyoacán, and outer residential areas at MXN 900 to MXN 1,500 per night ($50 to $83 USD / €46 to €77 EUR), still attracting guests seeking authentic local experiences.
What's the typical occupancy rate in Mexico City in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Mexico City is approximately 55% to 60% for professionally presented properties in central neighborhoods.
The realistic range for most listings falls between 45% and 65%, with variation based on optimization and reviews.
Mexico City's rates are competitive with other Latin American cities, though the high percentage of 30-day minimum listings (51%) means many hosts operate more like mid-term rental providers.
Excellent reviews and professional photos, combined with walkable locations near restaurants and transit, are the biggest factors for above-average occupancy.
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What's the average monthly revenue per listing in Mexico City in 2026?
As of the first half of 2026, average monthly gross revenue for a cap-compliant Airbnb in Mexico City is approximately MXN 18,000 to MXN 28,000 ($1,000 to $1,560 USD / €930 to €1,450 EUR).
The realistic range covering 80% of listings falls between MXN 14,000 and MXN 32,000 ($780 to $1,780 USD / €725 to €1,655 EUR).
Top listings can achieve MXN 35,000 to MXN 45,000 ($1,950 to $2,500 USD / €1,810 to €2,325 EUR) during peak months: at MXN 2,200 per night and 15 booked nights monthly, you reach about MXN 33,000 gross.
Finally, note that we give here all the information you need to buy and rent out a property in Mexico City.
What's the typical low-season vs high-season monthly revenue in Mexico City in 2026?
As of the first half of 2026, low-season monthly revenue ranges from MXN 14,000 to MXN 20,000 ($780 to $1,110 USD / €725 to €1,035 EUR), while high season brings MXN 26,000 to MXN 38,000 ($1,450 to $2,115 USD / €1,345 to €1,965 EUR).
Low season typically falls around May into early summer, while high season peaks in March and during major events like the F1 Grand Prix (late October) and winter holidays (December through early January).
What's a realistic Airbnb monthly expense range in Mexico City in 2026?
As of the first half of 2026, monthly operating expenses range from MXN 7,000 to MXN 14,000 ($390 to $780 USD / €362 to €725 EUR) for self-managed properties, and MXN 11,000 to MXN 20,000 ($610 to $1,110 USD / €570 to €1,035 EUR) for professionally managed units.
Cleaning and turnover costs are typically the largest expense, running MXN 2,500 to MXN 5,000 ($140 to $280 USD / €130 to €260 EUR) monthly depending on booking frequency.
Hosts should expect to spend 40% to 65% of gross revenue on operating expenses, with the lower end for efficient self-managers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Mexico City.
What's realistic monthly net profit and profit per available night for Airbnb in Mexico City in 2026?
As of the first half of 2026, realistic monthly net profit ranges from MXN 8,000 to MXN 16,000 ($445 to $890 USD / €414 to €828 EUR) for self-managed properties, and MXN 4,000 to MXN 11,000 ($225 to $610 USD / €207 to €570 EUR) for professionally managed units, with profit per available night around MXN 250 to MXN 520 ($14 to $29 USD / €13 to €27 EUR).
Most hosts achieve net profit margins between 35% and 55% of gross revenue.
Break-even occupancy is approximately 30% to 40%, meaning you need about 9 to 12 nights booked monthly just to cover operating costs.
In our property pack covering the real estate market in Mexico City, 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 Mexico City as of 2026?
How many active Airbnb listings are in Mexico City as of 2026?
As of the first half of 2026, Mexico City has approximately 30,000 to 35,000 active short-term rental listings across platforms, making it one of Latin America's largest vacation rental markets.
Growth has continued from previous years, though new listings are moderating as regulations take effect and competition intensifies in prime neighborhoods.
Which neighborhoods are most saturated in Mexico City as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Roma Norte, Condesa, Juárez (Zona Rosa), Polanco, and parts of Centro Histórico, where new listings face fierce competition.
These areas became saturated because they combine walkability, international dining and nightlife, perceived safety, and strong transit, creating a cycle where demand attracted supply until markets became crowded.
Relatively undersaturated neighborhoods offering better opportunities include Del Valle, Narvarte, Nápoles, San Rafael, and Santa María la Ribera, with good transit and livability but less tourist brand recognition.
What local events spike demand in Mexico City in 2026?
As of the first half of 2026, major demand-spiking events include the Formula 1 Mexico City Grand Prix (October 30 to November 1, 2026), Zona Maco art fair week (early February), major music festival weekends, and winter holidays.
During F1 weekend, bookings and rates can increase 50% to 100% near the Autódromo, while art week and festivals typically see 30% to 50% increases in central areas.
Hosts should adjust pricing and minimum stays at least four to six weeks before major events to capture premium rates.
What occupancy differences exist between top and average hosts in Mexico City in 2026?
As of the first half of 2026, top-performing hosts achieve 70% to 80% occupancy on available nights, 10 to 20 percentage points higher than average hosts in similar neighborhoods.
Average hosts typically see 50% to 60% occupancy, meaning the gap represents thousands of pesos in monthly revenue difference.
New hosts can reach top-performer levels within 6 to 12 months by investing in professional photography, quick responses, positive reviews, and dynamic pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Mexico City.
Which price points are most crowded, and where's the "white space" for new hosts in Mexico City right now?
The most crowded price range is MXN 1,100 to MXN 1,800 per night ($60 to $100 USD / €57 to €93 EUR), where most studios and one-bedrooms compete for the same bookings.
White space exists at MXN 2,200 to MXN 3,000 per night ($120 to $165 USD) in the two-bedroom segment in Tier B neighborhoods like Del Valle, Narvarte, and Nápoles.
New hosts can compete by offering well-designed two-bedrooms with practical amenities like a washer, workspace, and soundproofing, or optimizing for 30 to 90-day stays targeting remote workers.
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What property works best for Airbnb demand in Mexico City right now?
What bedroom count gets the most bookings in Mexico City as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings by a significant margin, matching demand from solo travelers, couples, and digital nomads.
Supply breakdown shows one-bedrooms at approximately 63%, two-bedrooms at 26%, with studios and 3+ bedrooms sharing the remaining 11%.
One-bedrooms perform best because they hit the sweet spot between affordability and functionality, offering comfortable extended stays while keeping rates accessible.
What property type performs best in Mexico City in 2026?
As of the first half of 2026, entire-home apartments and condos in central, walkable neighborhoods are the best-performing property type, accounting for about 68% of listings.
Occupancy rates show apartments at 55% to 65%, houses at 45% to 55%, with apartments consistently outperforming due to their prevalence in high-demand zones.
Apartments outperform because Mexico City's density and traffic make walkability essential, and travelers prioritize location over space.
What location traits boost bookings in Mexico City right now?
Key booking-boosting traits include walkability to restaurants, cafés, and parks (why Roma Norte and Condesa outperform), quick Reforma corridor access, and Metro proximity without street noise.
Micro-location matters enormously: guests strongly favor blocks that feel safe at night with good lighting and visible activity.
Properties combining central location with practical comforts like quiet bedrooms, reliable internet, and in-unit laundry consistently outperform those sacrificing livability for address.
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 Mexico City, 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 our methods.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Mexico City Government | Official government communication on short-term rental regulations. | We used it for registry, 180-night cap, and three-property threshold requirements. We confirmed compliance triggers for scaling hosts. |
| Supreme Court Documentation Center | Court-hosted synthesis pointing to Gaceta Oficial legal publications. | We used it to anchor the April 2024 publication date for Tourism Law changes. We cross-checked government announcements against this trail. |
| Mexico City Tourism Secretariat | Official city tourism agency explaining regulatory intent. | We used it to understand policy goals including tourism certainty and neighborhood protections. |
| SAT (Mexico Tax Authority) | Official tax authority page for platform income. | We used it to outline host tax compliance with registration and regime choice. |
| SAT Fiscal Provisions PDF | SAT-hosted document citing legal basis for platform taxation. | We used it to validate that lodging is explicitly covered under Mexico's platforms framework. |
| SAT Invoicing Guidance | SAT guidance on required invoices for platform services. | We used it to explain CFDI requirements for hosts. |
| Mexico City Congress (Código Fiscal) | Official legislative publication of Mexico City's tax code. | We used it as anchor for local lodging-tax concepts. |
| Banco de México | Central bank's official USD/MXN reference rate. | We used it for transparent currency conversions at ~17.96 MXN/USD. |
| Diario Oficial de la Federación | Official federal gazette publishing financial indicators. | We used it to confirm exchange rate levels around January 2026. |
| AirDNA | Method-driven STR analytics with transparent ADR, occupancy, and revenue metrics. | We used it for market baseline including nightly rates, occupancy, listing counts, and amenities. |
| Inside Airbnb | Independent data project with reproducible city-level metrics. | We used it to cross-check prices and booking patterns against AirDNA. |
| Sociedad Hipotecaria Federal | Government housing-finance institution with formal price index. | We used it to frame residential asset context and appreciation trends. |
| INEGI Tourism Indicators | Mexico's national statistics agency publishing tourism activity data. | We used it to ground demand context with measurable tourism trends. |
| SECTUR Datatur | Federal tourism authority compiling official statistics. | We used it to support tourism demand backdrop and triangulate INEGI data. |
| Formula 1 Official | Official organizer site with authoritative schedule. | We used it to identify high-impact demand spikes in late 2026. |
| AirROI | Third-party STR analytics with seasonality insights. | We used it to identify seasonal peaks (March) and lows (May). |
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.