Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Playa del Carmen's property market is included in our pack
Thinking about running an Airbnb in Playa del Carmen in 2026? You're looking at one of Mexico's most active short-term rental markets, with over 16,000 active listings competing for tourist dollars along the Riviera Maya.
This guide breaks down the legal requirements, realistic income potential, and competitive landscape you'll face as a host in this Caribbean destination.
We update this article regularly with fresh data on occupancy rates, nightly prices, and regulatory changes affecting Playa del Carmen Airbnb hosts.
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 Playa del Carmen.
Insights
- Playa del Carmen has roughly 16,500 active short-term rental listings as of early 2026, making it one of the densest Airbnb markets in Mexico relative to its population size.
- The average nightly rate for an Airbnb in Playa del Carmen sits around 2,120 MXN (about $118 USD), but median listings actually book closer to 1,710 MXN ($95 USD) because luxury villas pull the average upward.
- Occupancy rates in Playa del Carmen average 53%, meaning a typical host books roughly 16 nights per month, though top performers reach 60-70% by using dynamic pricing and maintaining strong reviews.
- Air conditioning appears in 98% of Playa del Carmen Airbnb listings, and running A/C heavily can push electricity bills into higher-consumption tariffs that significantly increase monthly expenses.
- There is no citywide 90-night cap like London or Paris has, but building HOA rules function as the real restriction layer, with many condo towers either banning or heavily regulating short-term rentals.
- High season months from January through March can generate 45,000-65,000 MXN in gross revenue, while low season months like September and October often drop to 22,000-32,000 MXN.
- The 1,500-2,800 MXN per night price band is the most crowded segment in Playa del Carmen, leaving opportunity gaps for work-ready units and family-optimized 2-bedroom properties.
- Quintana Roo's state lodging tax of 6% is collected automatically by Airbnb on bookings, and platforms also withhold around 4% ISR for individual hosts under federal tax rules.
Can I legally run an Airbnb in Playa del Carmen in 2026?
Is short-term renting allowed in Playa del Carmen in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is generally allowed in Playa del Carmen, though "allowed" comes with regulatory strings attached rather than meaning completely unregulated.
The main legal framework governing short-term rentals in Playa del Carmen is the municipal tourism regulation (Reglamento de Turismo) issued by the Municipio de Solidaridad, which explicitly includes digital platforms as part of the tourism service provider ecosystem.
The single most important condition hosts must comply with is proper tax registration and compliance, since the Mexican tax authority (SAT) requires platforms to withhold income tax (ISR) and value-added tax (IVA) from individual hosts earning through digital platforms.
Beyond federal taxes, hosts should also expect to register with the state's tourism provider registry (RETUR-Q) and follow any municipal licensing requirements that apply to lodging services in Solidaridad.
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 Playa del Carmen as of 2026?
As of the first half of 2026, Playa del Carmen does not impose a citywide minimum-stay requirement or a maximum nights-per-year cap like you would find in cities such as London or Paris.
These flexible rules apply equally across property types and regardless of whether you live in the property or own it as an investment, meaning there is no restriction based on residency status or building category at the municipal level.
The practical limits you will encounter in Playa del Carmen come from individual condo HOA rules and building regulations, which often function as the real constraint on how frequently you can rent out your property.
Do I have to live there, or can I Airbnb a secondary home in Playa del Carmen right now?
There is no principal residence requirement for operating an Airbnb in Playa del Carmen, meaning you can legally rent out a secondary home or investment property on short-term rental platforms.
Owners of secondary homes and investment properties can operate short-term rentals in Playa del Carmen without needing to establish residency, which is why the market has a very high share of investor-owned entire-home listings.
No special additional permits apply specifically to non-primary residence rentals at the municipal or state level, though you still need to handle normal tax registration and any building-level approvals from your condo HOA.
The main practical difference between renting a primary residence versus a secondary home in Playa del Carmen is not legal but operational, since remote owners typically need property management services that add 15-25% to their monthly costs.
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Can I run multiple Airbnbs under one name in Playa del Carmen right now?
Yes, you can operate multiple Airbnb listings under one name in Playa del Carmen, and the market data shows many professional property managers running portfolios of 70 to 125 or more listings.
There is no legal maximum on the number of properties one person or entity can list for short-term rental in Playa del Carmen, which is why the multi-listing operator model has flourished in this market.
Each property you operate still needs to satisfy its own building rules, tax registration requirements, and any state tourism registry expectations, but there is no special multi-property licensing tier you need to reach.
Do I need a short-term rental license or a business registration to host in Playa del Carmen as of 2026?
As of the first half of 2026, Playa del Carmen hosts need to think about compliance in two layers: federal tax registration with SAT for platform income, and state-level tourism provider registration through the RETUR-Q system.
The SAT registration process involves signing up in the platform income regime, which allows platforms like Airbnb to handle withholding of ISR and IVA automatically from your payouts.
For state tourism registration, you would need to provide property documentation and business identification to register with Quintana Roo's tourism secretariat (SEDETUR) through their RETUR-Q portal.
There is no single "Airbnb license" fee in Playa del Carmen, but you should budget for accounting help with invoicing (facturas) and the administrative time needed to complete both registration processes.
Are there neighborhood bans or restricted zones for Airbnb in Playa del Carmen as of 2026?
As of the first half of 2026, Playa del Carmen does not have official citywide neighborhood bans on short-term rentals, but individual buildings and gated communities frequently impose their own restrictions.
The neighborhoods with the strictest effective restrictions are Playacar Phase I and Phase II due to strong HOA governance, and certain residential-focused condo towers in Zazil-Ha and Coco Beach that have voted to limit or prohibit short-term guests.
These restrictions exist primarily because homeowner associations want to maintain residential character and reduce noise, security, and elevator traffic issues that come with high guest turnover in buildings designed for permanent residents.
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 Playa del Carmen in 2026?
What's the average and median nightly price on Airbnb in Playa del Carmen in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Playa del Carmen is approximately 2,120 MXN ($118 USD / 110 EUR), while the median nightly price sits closer to 1,710 MXN ($95 USD / 89 EUR).
The typical nightly price range covering about 80% of Playa del Carmen Airbnb listings falls between 1,080 MXN and 4,500 MXN ($60-$250 USD / 56-233 EUR), spanning everything from basic studios to premium beachfront condos.
The single biggest factor impacting nightly pricing in Playa del Carmen is proximity to the beach and Quinta Avenida (5th Avenue), with walkable beachfront units commanding 40-60% premiums over properties located further inland.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Playa del Carmen.
How much do nightly prices vary by neighborhood in Playa del Carmen in 2026?
As of the first half of 2026, nightly prices in Playa del Carmen vary dramatically by neighborhood, ranging from around 1,080 MXN ($60 USD / 56 EUR) in value areas like Ejidal to over 4,675 MXN ($260 USD / 243 EUR) in premium locations like Playacar and prime beachfront pockets.
The three neighborhoods with the highest average nightly prices in Playa del Carmen are Playacar, select beachfront buildings in Zazil-Ha and Coco Beach, and premium towers near Mamitas Beach, where rates typically range from 2,875 to 4,675 MXN ($160-$260 USD / 149-243 EUR).
The three neighborhoods with the lowest average nightly prices are Ejidal, parts of Luis Donaldo Colosio, and inland sections of Gonzalo Guerrero, where rates range from 1,080 to 1,710 MXN ($60-$95 USD / 56-89 EUR), though these areas still attract budget-conscious travelers and digital nomads seeking longer stays.
What's the typical occupancy rate in Playa del Carmen in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Playa del Carmen is approximately 53%, which translates to roughly 16 booked nights per month for an average host.
The realistic occupancy rate range covering most Playa del Carmen listings falls between 45% and 60%, with significant variation depending on pricing strategy, guest reviews, and property quality.
Playa del Carmen's 53% average occupancy rate is strong compared to the national Mexican average but reflects the intense competition from over 16,000 active listings in the market.
The single biggest factor for achieving above-average occupancy in Playa del Carmen is responsive communication combined with dynamic pricing that adjusts for the pronounced seasonal swings between winter high season and summer/fall low season.
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What's the average monthly revenue per listing in Playa del Carmen in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Playa del Carmen is approximately 33,700 MXN ($1,875 USD / 1,750 EUR), calculated from typical nightly rates multiplied by average occupancy.
The realistic monthly revenue range covering about 80% of Playa del Carmen listings falls between 18,000 MXN and 55,000 MXN ($1,000-$3,060 USD / 934-2,856 EUR), with wide variation based on property quality, location, and operator skill.
Top-performing Airbnb listings in Playa del Carmen can achieve monthly revenues of 65,000 to 90,000 MXN ($3,600-$5,000 USD / 3,363-4,670 EUR) during peak season. A well-located 2-bedroom condo with strong reviews, priced at 3,200 MXN per night and achieving 70% occupancy, would generate about 67,200 MXN ($3,740 USD) monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Playa del Carmen.
What's the typical low-season vs high-season monthly revenue in Playa del Carmen in 2026?
As of the first half of 2026, typical monthly revenue in Playa del Carmen ranges from 22,000-32,000 MXN ($1,220-$1,780 USD / 1,140-1,662 EUR) during low season to 45,000-65,000 MXN ($2,500-$3,600 USD / 2,335-3,363 EUR) during high season.
Low season in Playa del Carmen runs from late August through October, when hurricane risk, sargassum seaweed concerns, and heat reduce tourist arrivals, while high season spans December through March when North American visitors escape winter and remote workers settle in for extended stays.
What's a realistic Airbnb monthly expense range in Playa del Carmen in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Playa del Carmen range from 12,000-22,000 MXN ($670-$1,220 USD / 626-1,140 EUR) for self-managed properties to 18,000-30,000 MXN ($1,000-$1,670 USD / 934-1,559 EUR) with full-service property management.
The single largest expense category for Playa del Carmen Airbnb hosts is typically electricity, specifically air conditioning, since heavy A/C usage can push your property into higher-consumption tariff tiers that significantly increase monthly utility bills beyond what you might expect.
Hosts in Playa del Carmen should expect to spend between 45% and 65% of gross revenue on operating expenses, with the higher end applying to hosts using property management and the lower end for hands-on self-managers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Playa del Carmen.
What's realistic monthly net profit and profit per available night for Airbnb in Playa del Carmen in 2026?
As of the first half of 2026, realistic monthly net profit for an Airbnb in Playa del Carmen ranges from 8,000-18,000 MXN ($445-$1,000 USD / 416-934 EUR), with profit per available night running between 270-600 MXN ($15-$33 USD / 14-31 EUR).
The realistic monthly net profit range covering most Playa del Carmen listings falls between 5,000 MXN for underperforming or heavily managed properties and 25,000 MXN for well-optimized self-managed units in prime locations.
Hosts in Playa del Carmen typically achieve net profit margins between 25% and 45%, with self-managing hosts capturing the higher margins and those paying 15-25% property management fees landing toward the lower end.
The break-even occupancy rate for a typical Playa del Carmen Airbnb listing sits around 35-40%, meaning you need roughly 11-12 booked nights per month just to cover your fixed and variable operating costs before turning a profit.
In our property pack covering the real estate market in Playa del Carmen, 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 Playa del Carmen as of 2026?
How many active Airbnb listings are in Playa del Carmen as of 2026?
As of the first half of 2026, Playa del Carmen has approximately 16,500 active short-term rental listings across Airbnb and similar platforms, making it one of the densest vacation rental markets in Mexico.
This listing count has grown steadily over the past several years as new condo developments have come online and more property owners have entered the short-term rental market, though the growth rate has moderated compared to the explosive expansion seen in 2018-2022.
Which neighborhoods are most saturated in Playa del Carmen as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Playa del Carmen are Centro (including the Quinta Avenida corridor), Gonzalo Guerrero, Zazil-Ha, Coco Beach, and the vacation-rental-friendly sections of Playacar.
These neighborhoods became so saturated because they sit within walking distance of both the beach and 5th Avenue, which is exactly what tourists want, meaning every condo developer built with short-term rental potential in mind and early operators proved the model profitable.
Neighborhoods that remain relatively undersaturated and may offer better opportunities for new hosts include parts of Luis Donaldo Colosio (which is rapidly evolving) and certain inland blocks of Ejidal, though lower saturation also means lower nightly rates and less tourist foot traffic.
If you want to know more, we have a blog article listing all the top property areas in Playa del Carmen.
What local events spike demand in Playa del Carmen in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Playa del Carmen include electronic music festivals (historically BPM Festival season in January), Semana Santa (Easter week in March/April), summer school holidays in July and August, and the winter holiday period from mid-December through early January.
During these peak events, Playa del Carmen hosts typically see booking rates increase by 20-40% and can raise nightly prices by 30-60% compared to regular season rates, with the strongest premiums during New Year's week and Semana Santa.
Hosts should adjust their pricing and lock in minimum-stay requirements at least 60-90 days before major events, since savvy travelers book Playa del Carmen accommodations early and last-minute availability gets scooped up by guests willing to pay premium rates.
What occupancy differences exist between top and average hosts in Playa del Carmen in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Playa del Carmen achieve occupancy rates between 60% and 70%, translating to 18-21 booked nights per month.
This compares favorably to the average host who typically sees 45-55% occupancy, meaning top performers book roughly 4-6 additional nights per month, which at typical Playa del Carmen rates adds 8,000-12,000 MXN to monthly revenue.
New hosts in Playa del Carmen typically need 6-12 months to reach top-performer occupancy levels, since building up strong reviews, optimizing pricing, and understanding seasonal demand patterns takes time and guest feedback.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Playa del Carmen.
Which price points are most crowded, and where's the "white space" for new hosts in Playa del Carmen right now?
The nightly price range with the highest concentration of listings in Playa del Carmen is the mid-market band from 1,500-2,800 MXN ($85-$155 USD / 79-145 EUR), where most standard 1-bedroom and 2-bedroom condos compete.
The most crowded price points cluster around 1,800-2,400 MXN ($100-$135 USD / 93-126 EUR), while "white space" opportunities exist above 3,500 MXN ($195 USD / 182 EUR) for genuinely premium experiences and below 1,200 MXN ($67 USD / 63 EUR) for well-executed budget offerings targeting longer stays.
To successfully compete in underserved price segments in Playa del Carmen, new hosts should consider work-ready units with proper desks and backup Wi-Fi for remote workers, family-optimized 2-bedrooms near quieter beach access, or properties in buildings known for reliable water pressure, elevator uptime, and enforced quiet hours.
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What property works best for Airbnb demand in Playa del Carmen right now?
What bedroom count gets the most bookings in Playa del Carmen as of 2026?
As of the first half of 2026, 1-bedroom units get the most bookings in Playa del Carmen, driven by the market's strong appeal to couples, solo travelers, and digital nomads seeking affordable longer stays.
The estimated supply breakdown by bedroom count in Playa del Carmen shows 1-bedrooms representing about 53% of listings, 2-bedrooms at 30%, and 3-bedrooms or larger at roughly 13%, with studios making up the remainder.
This particular bedroom count performs best in Playa del Carmen because the destination attracts more couples and small groups than large families, and 1-bedroom condos hit the sweet spot of being affordable enough for extended winter stays while still offering full kitchen and living space.
What property type performs best in Playa del Carmen in 2026?
As of the first half of 2026, condos and apartments are the best-performing property type for Airbnb in Playa del Carmen, offering the strongest blend of consistent occupancy, manageable operating costs, and lower operational complexity.
Condos typically achieve higher and more stable occupancy rates (around 50-55%) compared to houses (45-50%) and villas (40-50%), largely because condos benefit from shared amenities like pools and security that guests expect, while requiring less maintenance effort from owners.
Condos outperform other property types in Playa del Carmen because the market is dominated by tourist-oriented condo developments with built-in amenities, front desk services, and professional common areas that reduce the operational burden on individual hosts while meeting guest expectations.
What location traits boost bookings in Playa del Carmen right now?
As of the first half of 2026, the location traits that boost Airbnb bookings in Playa del Carmen most are walkability to Quinta Avenida and the beach, being close enough to nightlife without being directly above noisy bars, and having quick access to the Cozumel ferry terminal and ADO bus station for day trips.
Building reliability also matters more than many hosts expect in Playa del Carmen. Properties in buildings with consistent water pressure, working elevators, and actual security staffing tend to earn better reviews and repeat bookings than fancier units in poorly managed buildings.
The neighborhoods where these booking-boosting traits most commonly appear are Centro, Gonzalo Guerrero, Zazil-Ha, and parts of Playacar, though within each neighborhood the specific building you choose matters as much as the 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 Playa del Carmen, 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 |
|---|---|---|
| H. Ayuntamiento de Playa del Carmen - Reglamento de Turismo | It's the municipality's own published regulation that local inspectors actually use to enforce tourism rules. | We used it to understand what Playa del Carmen considers "tourism service providers" and to identify compliance expectations for digital platform hosts. |
| Congreso de Quintana Roo - Ley del Impuesto al Hospedaje | It's the official state tax law that governs lodging tax collection across Quintana Roo. | We used it to confirm how digital platform intermediaries handle lodging tax and to model the tax impact on host profitability. |
| Airbnb Help Center - Tax Collection in Quintana Roo | It's Airbnb's official notice to hosts explaining exactly what taxes the platform collects and remits. | We used it to confirm the current 6% lodging tax rate Airbnb collects in Quintana Roo and to keep profit calculations realistic. |
| SEDETUR - RETUR-Q Portal | It's the state tourism authority's official registry system for all tourism service providers in Quintana Roo. | We used it to understand registration requirements and to flag compliance steps that could affect whether you can legally operate. |
| SEDETUR - Regulacion Estatal | It's the state's own index of current tourism rules and regulatory publications. | We used it to confirm which regulations were active as of 2026 and to cross-check references that appear in news coverage. |
| Orden Juridico - Reglamento de la Ley de Turismo de Q. Roo | It's a government legal repository used for consolidated and official legal texts. | We used it to triangulate the state's tourism regulation framework and ensure municipal requirements align with state-level definitions. |
| SAT - Plataformas Tecnologicas | It's the federal tax authority explaining how platform income is taxed and withheld for individuals. | We used it to confirm that platforms must withhold ISR and IVA for hosts and to shape the tax friction portion of net profit estimates. |
| IDC Online - ISR Withholding Analysis | It's a long-running professional tax publication in Mexico that cites underlying law in plain language. | We used it to anchor specific ISR withholding percentages commonly applied to platform-based lodging income for individual hosts. |
| SECTUR DataTur - Hotel Activity Dashboards | It's Mexico's official federal tourism data system with comprehensive lodging statistics. | We used it to sanity-check STR occupancy seasonality against broader Riviera Maya hotel patterns and to avoid overestimating low-season performance. |
| SEDETUR - Daily Hotel Occupancy | It's the state tourism secretariat publishing frequent occupancy snapshots for the Riviera Maya. | We used it to triangulate high-season versus low-season demand patterns that short-term rentals typically mirror. |
| AirDNA - Playa del Carmen Market Overview | It's one of the most established STR data providers with methodology widely referenced in industry research. | We used it to estimate active listings, average daily rates, occupancy, amenity prevalence, and bedroom mix at the market level. |
| DOF - Daily USD/MXN Indicator | It's Mexico's official gazette publishing daily financial indicators including exchange rates. | We used it to translate USD-based benchmarks into pesos using a concrete January 2026 reference rate for accurate conversions. |
| Banco de Mexico - FIX Exchange Rate | It's the central bank's official FX benchmark publication used as the reference rate in Mexico. | We used it as a second check against the DOF indicator to ensure our currency conversions were accurate. |
| CFE - Tarifa DAC | It's the national electricity utility's official tariff documentation for high-consumption residential users. | We used it to justify why Playa del Carmen STRs with heavy A/C usage often face higher utility bills than expected. |
| SHF - House Price Index Bulletin | It's a federal housing-finance institution producing a national home price index with regional breakdowns. | We used it for macro context on housing market appreciation, which affects entry prices and overall investment profitability. |
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.