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
Everything you need to know about renting out residential property in Playa del Carmen as a foreigner is covered in this guide.
We constantly update this blog post to reflect the latest data, regulations, and market conditions in Playa del Carmen.
Whether you want to do short-term vacation rentals or find long-term tenants, this article gives you the real numbers and practical steps.
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
- Around 65% of Airbnb guests in Playa del Carmen are international visitors, which means your rental income is effectively tied to tourism patterns from North America and Europe rather than local economic cycles.
- The gap between peak season (January-February) and low season (September-October) can mean a 50% drop in nightly rates, so smart investors budget for this swing rather than assuming flat monthly income.
- Furnished apartments in Playa del Carmen typically command a 15-25% rent premium over unfurnished units, and they rent 2-3 weeks faster because the tenant pool is dominated by expats and remote workers who arrive without furniture.
- Short-term rental listings in Playa del Carmen have grown to over 16,000 active properties, making the market competitive enough that generic 1-bedroom condos without strong design or location struggle to hit market-average occupancy.
- A reliable air conditioning system is the single most impactful feature for tenant satisfaction in Playa del Carmen because Caribbean humidity makes it a dealbreaker, not a nice-to-have.
- Net rental yields in Playa del Carmen typically land between 3.5% and 5% for long-term rentals after you account for HOA fees, property management, and the occasional month of vacancy.
- Quintana Roo has a lodging tax that platforms like Airbnb may collect and remit on your behalf, but you still need to register with RETUR-Q if you operate a short-term rental legally.
- Ejidal and parts of Colosio tend to deliver the best long-term rental yields in Playa del Carmen because purchase prices are lower while rents remain supported by steady local demand.
Can I legally rent out a property in Playa del Carmen as a foreigner right now?
Can a foreigner own-and-rent a residential property in Playa del Carmen in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Playa del Carmen, and the process is well-established thanks to decades of international investment in Mexico's Caribbean coast.
The main ownership structure available to foreigners in Playa del Carmen is the fideicomiso, which is a bank trust where a Mexican bank holds title on your behalf while you retain full rights to use, rent, and sell the property.
The single most common restriction foreigners face is the "restricted zone" rule under Article 27 of Mexico's Constitution, which prevents direct ownership within 50 kilometers of the coast, but the fideicomiso legally bypasses this limitation with a permit from the Secretaria de Relaciones Exteriores (SRE).
If you're not a local, you might want to read our guide to foreign property ownership in Playa del Carmen.
Do I need residency to rent out in Playa del Carmen right now?
You do not need Mexican residency to own and rent out a property in Playa del Carmen, but you do need to comply with Mexican tax rules if you earn rental income from a property located in Mexico.
In practice, you will need a Mexican tax number called an RFC (Registro Federal de Contribuyentes) to properly report rental income and issue official invoices, and SAT (Mexico's tax authority) has a specific registration process for foreigners.
A local Mexican bank account is not strictly required by law, but it is strongly recommended because tenants, property managers, and utility companies in Playa del Carmen typically pay and collect via local bank transfers.
Managing a rental property in Playa del Carmen remotely is entirely feasible because there is a well-developed property management industry in the area that handles tenant screening, rent collection, maintenance, and tax reporting on your behalf.
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What rental strategy makes the most money in Playa del Carmen in 2026?
Is long-term renting more profitable than short-term in Playa del Carmen in 2026?
As of early 2026, short-term rentals in Playa del Carmen typically generate higher gross revenue than long-term rentals, but the gap narrows significantly once you account for management fees, cleaning costs, and seasonal vacancy.
A well-managed short-term rental in a prime Playa del Carmen location can gross around 250,000 to 320,000 MXN per year ($12,500 to $16,000 USD or approximately 11,400 to 14,500 EUR), while a comparable long-term rental might bring in 180,000 to 240,000 MXN per year ($9,000 to $12,000 USD or 8,200 to 10,900 EUR).
Properties that favor short-term renting in Playa del Carmen are typically walkable to the beach or 5th Avenue, in buildings that allow Airbnb, and equipped with strong amenities like a pool, reliable A/C, and fast internet that attract vacationers and digital nomads.
What's the average gross rental yield in Playa del Carmen in 2026?
As of early 2026, the average gross rental yield for residential properties in Playa del Carmen sits between 5.5% and 8%, depending on whether you rent long-term or short-term and how well your property is located.
The realistic low-to-high range for gross yields in Playa del Carmen is about 5% on the conservative end (for long-term rentals in premium-priced buildings) up to 10-11% for well-optimized short-term rentals in high-demand micro-locations.
Studios and small one-bedroom apartments in Playa del Carmen tend to achieve the highest gross yields because their lower purchase price relative to achievable rent creates a better ratio than larger units where the price premium outpaces the rent premium.
By the way, we have much more granular data about rental yields in our property pack about Playa del Carmen.
What's the realistic net rental yield after costs in Playa del Carmen in 2026?
As of early 2026, the average net rental yield after all costs in Playa del Carmen is around 3.5% to 5% for long-term rentals and 4.5% to 7.5% for short-term rentals, though individual results vary widely based on your building and management setup.
The realistic range for net yields that most landlords actually experience in Playa del Carmen spans from about 3% (for premium buildings with high HOA fees and occasional vacancy) up to 7% (for well-run STRs in prime locations with disciplined cost control).
The three main cost categories that eat into your gross yield in Playa del Carmen are: HOA/maintenance fees (which can be surprisingly high in amenity-heavy buildings with pools and gyms), property management fees (typically 15-25% of rental income for STRs), and the tropical climate's toll on air conditioning units that need frequent servicing or replacement.
You might want to check our latest analysis about gross and net rental yields in Playa del Carmen.
What monthly rent can I get in Playa del Carmen in 2026?
As of early 2026, typical monthly rents in Playa del Carmen are around 14,000 to 18,000 MXN ($700 to $900 USD or 640 to 820 EUR) for a studio, 16,000 to 22,000 MXN ($800 to $1,100 USD or 730 to 1,000 EUR) for a one-bedroom, and 19,000 to 30,000 MXN ($950 to $1,500 USD or 860 to 1,360 EUR) for a two-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Playa del Carmen is 12,000 to 16,000 MXN ($600 to $800 USD or 550 to 730 EUR), which gets you a basic but functional unit in areas like Ejidal or the edges of Centro.
A typical mid-range one-bedroom apartment in Playa del Carmen rents for 17,000 to 22,000 MXN ($850 to $1,100 USD or 770 to 1,000 EUR), usually furnished, in neighborhoods like Gonzalo Guerrero or the walkable parts of Centro.
A mid-to-high monthly rent for a two-bedroom apartment in Playa del Carmen is 25,000 to 35,000 MXN ($1,250 to $1,750 USD or 1,140 to 1,590 EUR), especially in areas like Playacar, Zazil-Ha, or newer buildings close to the beach.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Playa del Carmen.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the real numbers I should budget for renting out in Playa del Carmen in 2026?
What's the total "all-in" monthly cost to hold a rental in Playa del Carmen in 2026?
As of early 2026, the total all-in monthly cost to hold and maintain a typical rental property in Playa del Carmen ranges from 6,500 to 15,000 MXN ($325 to $750 USD or 295 to 680 EUR) for a long-term rental, and 12,000 to 28,000 MXN ($600 to $1,400 USD or 545 to 1,270 EUR) for a short-term rental.
A realistic low-to-high monthly cost range for most standard rental properties in Playa del Carmen is 5,000 to 20,000 MXN ($250 to $1,000 USD or 230 to 910 EUR), depending on whether you self-manage or use a full-service property manager.
The single largest contributor to monthly holding costs in Playa del Carmen is typically the HOA or condominium maintenance fee, which can run 2,000 to 8,000 MXN ($100 to $400 USD) per month in amenity-heavy buildings with pools, gyms, and 24-hour security.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Playa del Carmen.
What's the typical vacancy rate in Playa del Carmen in 2026?
As of early 2026, the typical vacancy rate for long-term rentals in Playa del Carmen is around 6% to 10%, while short-term rentals experience the inverse as occupancy, with the market average sitting around 53% to 58% occupancy.
For long-term rentals in Playa del Carmen, you should budget for roughly one month of vacancy per year (about 8%), and this accounts for turnover time between tenants, any needed repairs, and the occasional slow period finding the right renter.
The main factor that causes vacancy rates to differ across Playa del Carmen neighborhoods is walkability to the beach and 5th Avenue, because units in Centro, Gonzalo Guerrero, and Zazil-Ha rent faster than properties in more residential inland areas like the western edges of Colosio.
The time of year with the highest tenant turnover and vacancy in Playa del Carmen is typically September through November, which is the low season when tourism drops, some expats leave for the summer, and new arrivals wait until after hurricane season.
We have a whole part covering the best rental strategies in our pack about buying a property in Playa del Carmen.
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Where do rentals perform best in Playa del Carmen in 2026?
Which neighborhoods have the highest long-term demand in Playa del Carmen in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Playa del Carmen are Centro (downtown), Gonzalo Guerrero, and Ejidal, because they offer the best mix of walkability, services, and price points that attract year-round tenants.
Families looking for long-term rentals in Playa del Carmen tend to concentrate in Playacar and Ciudad Mayakoba, where gated communities, green spaces, and access to international schools make these areas the top choice for expat families with children.
Student and early-career renters in Playa del Carmen gravitate toward Ejidal and the more affordable edges of Centro, where lower rents and easy access to public transport or cycling routes fit tighter budgets.
Expats and international professionals seeking long-term rentals in Playa del Carmen prefer Zazil-Ha, Gonzalo Guerrero, and the pedestrian-friendly parts of Centro, because walkability to restaurants, coworking spaces, and the beach is their top priority.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Playa del Carmen.
Which neighborhoods have the best yield in Playa del Carmen in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Playa del Carmen are Ejidal, parts of Colosio (Luis Donaldo Colosio), and the northern fringes of Centro, where purchase prices remain moderate while rental demand stays strong.
The estimated gross rental yield range for these top-yielding neighborhoods in Playa del Carmen is about 6% to 8% for long-term rentals and potentially 8% to 11% for well-managed short-term rentals.
The main characteristic that allows these neighborhoods to achieve higher yields than others in Playa del Carmen is that property prices have not yet caught up to the rent levels, because these areas are still "emerging" or "local" enough to avoid the premium pricing of beachfront zones while still attracting steady tenant demand.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Playa del Carmen.
Where do tenants pay the highest rents in Playa del Carmen in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Playa del Carmen are Playacar, Zazil-Ha, and the beachfront sections of Gonzalo Guerrero, where monthly rents for two-bedroom apartments commonly exceed 30,000 MXN ($1,500 USD or 1,360 EUR).
The typical monthly rent range for a standard apartment in these premium Playa del Carmen neighborhoods is 25,000 to 45,000 MXN ($1,250 to $2,250 USD or 1,140 to 2,050 EUR), depending on size, view, and building quality.
The main characteristic that makes these neighborhoods command the highest rents in Playa del Carmen is direct beach access combined with a curated, low-density environment that feels more like a resort than a city, which attracts tenants willing to pay a premium for lifestyle.
The typical tenant profile in these highest-rent neighborhoods consists of established expats, remote workers with strong income, retirees with comfortable budgets, and corporate relocations, all of whom prioritize security, walkability, and proximity to the Caribbean Sea over saving money on rent.
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.
What do tenants actually want in Playa del Carmen in 2026?
What features increase rent the most in Playa del Carmen in 2026?
As of early 2026, the three property features that increase monthly rent the most in Playa del Carmen are a high-performance air conditioning system, reliable high-speed internet, and a fully equipped kitchen, because the Caribbean climate and remote-work lifestyle make these non-negotiable for most tenants.
A reliable, modern A/C system can add a rent premium of 10% to 15% in Playa del Carmen, because tenants know that an old or weak unit will mean uncomfortable nights and high electricity bills.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Playa del Carmen is luxury finishes like marble countertops or designer fixtures, because renters prioritize functionality and climate comfort over aesthetic upgrades.
One affordable upgrade that provides a strong return on investment for landlords in Playa del Carmen is installing blackout curtains and good window insulation, which improves sleep quality, reduces A/C strain, and costs a fraction of major renovations.
Do furnished rentals rent faster in Playa del Carmen in 2026?
As of early 2026, furnished apartments in Playa del Carmen typically rent two to three weeks faster than unfurnished units, because the tenant pool is dominated by expats, digital nomads, and relocating professionals who do not want to buy furniture for a 12-month stay.
The typical rent premium that furnished apartments command over unfurnished ones in Playa del Carmen is around 15% to 25%, and this premium is even higher for units that include quality furniture, full kitchen equipment, and reliable appliances.
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How regulated is long-term renting in Playa del Carmen right now?
Can I freely set rent prices in Playa del Carmen right now?
Landlords in Playa del Carmen can freely set initial rent prices at any level the market will bear, because there is no rent control or government-mandated price cap for residential rentals in Quintana Roo.
Rent increases during a tenancy in Playa del Carmen are also unregulated, though most leases include a clause tying annual increases to inflation or a fixed percentage, and market norms tend to keep increases in the 3% to 8% range to avoid tenant turnover.
What's the standard lease length in Playa del Carmen right now?
The standard lease length for residential rentals in Playa del Carmen is 12 months, though six-month leases are also common for furnished units targeting expats and seasonal residents.
The maximum security deposit a landlord can legally require in Playa del Carmen is typically one to two months of rent (14,000 to 44,000 MXN, or $700 to $2,200 USD, or 640 to 2,000 EUR for a typical apartment), with one month being the most common market practice.
At the end of a tenancy in Playa del Carmen, the security deposit must be returned within a reasonable period after the tenant vacates, minus any documented deductions for damages beyond normal wear and tear, though specific timelines depend on what is written in the lease contract.
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 does short-term renting really work in Playa del Carmen in 2026?
Is Airbnb legal in Playa del Carmen right now?
Short-term rentals like Airbnb are legal in Playa del Carmen, but operators are expected to comply with Quintana Roo's tourism registration requirements and tax obligations rather than operating in a regulatory gray zone.
To operate a short-term rental legally in Playa del Carmen, you should register with RETUR-Q (the state's official tourism services registry) and ensure you are set up to handle the state lodging tax, which platforms like Airbnb may collect and remit on your behalf.
There is no clear annual night limit or cap on how many days per year a property can be rented short-term in Playa del Carmen at the state level, though individual condo buildings or HOAs may impose their own restrictions on vacation rentals.
The most common consequence for operating a non-compliant short-term rental in Playa del Carmen is potential fines from the state tourism authority, complications with your building's HOA, or issues with tax authorities if you are not properly registered and reporting income.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Playa del Carmen.
What's the average short-term occupancy in Playa del Carmen in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Playa del Carmen is approximately 53% to 58%, though well-managed properties in prime locations can exceed 70%.
The realistic low-to-high occupancy range that most short-term rentals experience in Playa del Carmen spans from about 30% (for poorly positioned or overpriced listings) up to 85% (for top-tier properties with excellent reviews and beach proximity).
The months with the highest occupancy rates for short-term rentals in Playa del Carmen are December through April, with January and February typically being the absolute peak when North American and European tourists escape winter weather.
The months with the lowest occupancy rates for short-term rentals in Playa del Carmen are September through November, when hurricane season, back-to-school timing, and lower tourist demand combine to create the slowest booking period of the year.
Finally, please note that you can find much more granular data about this topic in our property pack about Playa del Carmen.
What's the average nightly rate in Playa del Carmen in 2026?
As of early 2026, the average nightly rate for short-term rentals in Playa del Carmen is around 2,400 MXN ($118 USD or approximately 107 EUR), though rates vary significantly by property type, location, and season.
The realistic low-to-high nightly rate range for most short-term rental listings in Playa del Carmen is 1,500 to 4,500 MXN ($75 to $225 USD or 68 to 205 EUR), with budget studios at the bottom and premium beachfront two-bedrooms at the top.
The typical nightly rate difference between peak season and off-season in Playa del Carmen is about 400 to 600 MXN ($20 to $30 USD or 18 to 27 EUR) per night, with peak season rates in January-February running roughly 20% to 30% higher than September-October rates.
Is short-term rental supply saturated in Playa del Carmen in 2026?
As of early 2026, the short-term rental market in Playa del Carmen is competitive and approaching saturation in certain segments, with over 16,000 active listings creating meaningful pricing pressure for generic mid-range units.
The current trend in Playa del Carmen shows continued growth in active short-term rental listings, though the pace has moderated from the explosive post-pandemic surge, and occupancy rates have stabilized rather than continued climbing.
The neighborhoods in Playa del Carmen that are most oversaturated with short-term rentals are the core Centro tourist zone and parts of Gonzalo Guerrero closest to 5th Avenue, where high listing density means constant competition and thinner margins for undifferentiated properties.
The neighborhoods in Playa del Carmen that still have room for new short-term rental supply are the northern expansion areas beyond CTM Avenue, parts of Zazil-Ha, and newer developments in Ciudad Mayakoba, where lower listing density and growing infrastructure create opportunity for well-positioned entrants.
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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 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 |
|---|---|---|
| Secretaria de Relaciones Exteriores (SRE) | Official Mexican government office issuing foreign buyer permits. | We used it to explain how foreigners legally hold coastal property through the bank trust (fideicomiso) structure. |
| SAT (Mexico's Tax Authority) | Official source for tax registration and rental income rules. | We used it to explain RFC registration for foreigners and how Mexico taxes non-resident rental income. |
| AirDNA | Industry-standard dataset for short-term rental market metrics. | We used it for occupancy rates, average daily rates, listing counts, and revenue benchmarks in Playa del Carmen. |
| Inmuebles24 | One of Mexico's largest property portals with extensive listings. | We used it to build rent ranges for studios, one-bedrooms, and two-bedrooms, then adjusted for realistic achieved rents. |
| Propiedades.com | Major Mexican property portal with independent inventory. | We used it as a second marketplace to confirm rent levels and avoid relying on a single data source. |
| Lamudi Mexico | Large Latin American portal with different listing pipeline. | We used it as a third cross-check on rent ranges and to validate neighborhood-level patterns. |
| SEDETUR (Quintana Roo Tourism Secretariat) | State government's official tourism registry system. | We used it to explain STR registration requirements and the RETUR-Q compliance framework. |
| Quintana Roo Lodging Tax Law | Official state law from Quintana Roo's congress repository. | We used it to explain lodging tax mechanics and how platforms may withhold and remit taxes. |
| Banco de Mexico | Mexico's central bank and reference for exchange rates. | We used it for currency conversions between MXN, USD, and EUR throughout the article. |
| NAS Playa | Local property management company with 17+ years of experience. | We used their neighborhood analysis to validate demand patterns and investment strategies in Playa del Carmen. |
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.