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
Playa del Carmen has become one of Mexico's most attractive destinations for foreign property investors, thanks to its Caribbean beaches, growing expat community, and strong tourism demand that drives consistent rental income.
If you're considering buying a condo there for rental income, understanding realistic yield expectations, typical rents, and the costs that can eat into your profits is essential before you commit any money.
We constantly update this blog post to give you the freshest data available, so you can make informed decisions about your Playa del Carmen investment.
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.
What rental yields can I realistically get from a condo in Playa del Carmen?
What's the average gross rental yield for condos in Playa del Carmen as of 2026?
As of early 2026, the average gross rental yield for condos in Playa del Carmen sits around 6.0% for a typical 1 to 2-bedroom unit purchased at a sensible price.
Across the Playa del Carmen condo market, realistic gross yields range from about 5.5% to 6.8% for studios and smaller units, while larger 3 to 4-bedroom condos tend to deliver lower yields between 4.8% and 5.8% because their purchase prices jump faster than the rents they can command.
The main factor that causes gross rental yields to vary significantly in Playa del Carmen is whether you pay a "tourist premium" for turnkey investor packages or beachfront addresses, since overpaying by just 10% to 15% on purchase price can knock a full percentage point off your yield even if rents stay the same.
Compared to other major Mexican cities, Playa del Carmen's gross yields are competitive with Mexico City's Polanco or Condesa neighborhoods (around 5.7%) and slightly below Monterrey's average of 6.3%, but the potential for higher short-term rental income during peak tourist season can make Playa del Carmen more attractive for investors willing to manage that strategy.
What's the average net rental yield for condos in Playa del Carmen as of 2026?
As of early 2026, the average net rental yield for condos in Playa del Carmen is approximately 4.3% for a well-bought and well-managed long-term rental property, though short-term rentals can reach 5.0% to 6.0% net if you control your operating costs carefully.
The realistic range of net rental yields in Playa del Carmen spans from about 3.8% to 4.8% for long-term rentals, and from 4.5% to 6.0% for short-term vacation rentals, depending on your building's HOA fees, vacancy rate, and whether you use professional management.
The single biggest expense category that reduces gross yield to net yield in Playa del Carmen is HOA and condo maintenance fees, which can consume 15% to 25% of your rental income in amenity-heavy buildings with pools, gyms, 24-hour security, and elevators that are common in the area's tourist-focused developments.
By the way, we have much more granular data about rental yields in our property pack about Playa del Carmen.
What's the typical rent-to-price ratio for condos in Playa del Carmen in 2026?
As of early 2026, the typical rent-to-price ratio for condos in Playa del Carmen is around 0.50% per month, which translates to roughly 6.0% gross annual yield when multiplied by 12.
The realistic range of rent-to-price ratios in Playa del Carmen spans from about 0.46% to 0.57% per month, with most well-located 1 to 2-bedroom condos falling somewhere in the middle of that range.
Condos in secondary neighborhoods like Luis Donaldo Colosio, Ejidal, and Misión del Carmen tend to have the highest rent-to-price ratios in Playa del Carmen because purchase prices are lower while local worker tenant demand keeps rents relatively stable, though prime tourist areas like Centro and Playacar may offer better short-term rental upside if you can manage that strategy.
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How much rent can I charge for a condo in Playa del Carmen?
What's the typical tenant budget range for condos in Playa del Carmen right now?
In Playa del Carmen in early 2026, the typical monthly tenant budget for renting a condo ranges from about MXN 15,000 to MXN 60,000 (roughly $750 to $3,000 USD or €700 to €2,800 EUR), depending on whether you're targeting local workers or higher-income expats.
For entry-level condos in Playa del Carmen, tenants typically budget between MXN 15,000 and MXN 22,000 per month ($750 to $1,100 USD or €700 to €1,000 EUR), which gets them a basic studio or 1-bedroom in inland neighborhoods like Ejidal or parts of Colosio.
Mid-range condo tenants in Playa del Carmen generally expect to pay MXN 22,000 to MXN 35,000 monthly ($1,100 to $1,750 USD or €1,000 to €1,650 EUR) for a well-located 1 to 2-bedroom unit with modern amenities in areas like Zazil-Ha or Gonzalo Guerrero.
High-end and luxury condo tenants in Playa del Carmen budget MXN 35,000 to MXN 60,000 or more per month ($1,750 to $3,000+ USD or €1,650 to €2,800+ EUR) for premium units in Playacar, beachfront buildings, or newer developments with resort-style amenities.
You can also check our latest update about rents in Playa del Carmen here.
What's the average monthly rent for a 1-bed condo in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom condo in Playa del Carmen is approximately MXN 18,500 ($925 USD or €870 EUR), though actual rents vary widely based on location and building quality.
Entry-level 1-bedroom condos in Playa del Carmen rent for around MXN 14,000 to MXN 17,000 per month ($700 to $850 USD or €660 to €800 EUR), and these would typically be older walk-up buildings or units in inland neighborhoods like Villas del Sol, often with basic finishes but still functional for local workers or budget-conscious expats.
Mid-range 1-bedroom condos in Playa del Carmen command MXN 17,000 to MXN 22,000 monthly ($850 to $1,100 USD or €800 to €1,040 EUR), which usually means newer construction in walkable areas like Zazil-Ha or the edges of Centro, with amenities like a rooftop pool, security, and reliable internet.
High-end 1-bedroom condos in Playa del Carmen rent for MXN 22,000 to MXN 30,000 or more per month ($1,100 to $1,500+ USD or €1,040 to €1,410+ EUR), typically featuring prime beachfront or Playacar locations, modern designer finishes, and full building services including concierge or beach club access.
What's the average monthly rent for a 2-bed condo in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom condo in Playa del Carmen is approximately MXN 24,500 ($1,225 USD or €1,155 EUR), making this unit type the sweet spot for families and remote workers seeking more space.
Entry-level 2-bedroom condos in Playa del Carmen rent for around MXN 18,000 to MXN 22,000 per month ($900 to $1,100 USD or €850 to €1,040 EUR), and these are typically older buildings in neighborhoods like Colosio or Misión del Carmen, suitable for local families or longer-term expats on a budget.
Mid-range 2-bedroom condos in Playa del Carmen command MXN 22,000 to MXN 30,000 monthly ($1,100 to $1,500 USD or €1,040 to €1,410 EUR), usually in modern buildings with pools and security in areas like Zazil-Ha, Little Italy, or the quieter parts of Centro that appeal to digital nomads and young professionals.
High-end 2-bedroom condos in Playa del Carmen rent for MXN 30,000 to MXN 45,000 or more per month ($1,500 to $2,250+ USD or €1,410 to €2,120+ EUR), featuring beachfront locations in Playacar or Coco Beach, premium finishes, ocean views, and access to private beach clubs or golf courses.
What's the average monthly rent for a 3-bed condo in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom condo in Playa del Carmen is approximately MXN 36,000 ($1,800 USD or €1,700 EUR), though this segment is smaller and more variable than 1 and 2-bedroom units.
Entry-level 3-bedroom condos in Playa del Carmen rent for around MXN 28,000 to MXN 35,000 per month ($1,400 to $1,750 USD or €1,320 to €1,650 EUR), typically in residential neighborhoods further from the beach like Ejidal or the northern reaches of Colosio, suitable for larger families who prioritize space over walkability.
Mid-range 3-bedroom condos in Playa del Carmen command MXN 35,000 to MXN 50,000 monthly ($1,750 to $2,500 USD or €1,650 to €2,350 EUR), usually in gated communities or newer developments with family-friendly amenities in areas like El Cielo or parts of Playacar Phase II.
High-end 3-bedroom condos in Playa del Carmen rent for MXN 50,000 to MXN 70,000 or more per month ($2,500 to $3,500+ USD or €2,350 to €3,300+ EUR), featuring luxury finishes, prime Playacar Phase I locations, or beachfront penthouses with panoramic Caribbean views and private rooftop terraces.
How fast do well-priced condos get rented in Playa del Carmen?
In Playa del Carmen in early 2026, a well-priced condo in a good location typically gets rented within 2 to 4 weeks for long-term leases, though overpriced or awkwardly laid-out units can sit vacant for 6 to 10 weeks or longer.
The typical vacancy rate for long-term rental condos in Playa del Carmen is around 6%, which translates to roughly 3 to 4 weeks of vacancy per year when you account for tenant turnover, cleaning, and minor repairs between leases.
The main factors that cause some condos to rent faster than others in Playa del Carmen include reliable air conditioning and good insulation (critical in the humid climate), fast internet readiness for the large digital nomad population, and whether the building allows short-term sublets, since many tenants want the flexibility to travel or list their unit while away.
And if you want to know what should be the right price, check our latest update on how much a condo should cost 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.
Which condo type gives the best yield in Playa del Carmen?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Playa del Carmen as of 2026?
As of early 2026, studios and 1-bedroom condos typically offer the best rental yields in Playa del Carmen, followed by 2-bedrooms as the best balance of tenant pool and livability, while 3-bedroom units generally deliver lower yields unless you secure them at a particularly good price.
The typical gross rental yield ranges by condo type in Playa del Carmen are approximately 6.5% to 7.5% for studios, 6.0% to 7.0% for 1-bedrooms, 5.5% to 6.5% for 2-bedrooms, and 4.8% to 5.8% for 3-bedrooms, with smaller units commanding higher rent per square meter.
The main reason studios and 1-bedrooms outperform larger units in Playa del Carmen is that the city's rental demand is heavily driven by solo digital nomads, couples, and short-term tourists who don't need extra bedrooms, while purchase prices for bigger units climb faster than the additional rent they can justify, especially in buildings where HOA fees are charged per square meter.
Which amenities are best if you want a good yield for your condo in Playa del Carmen?
The amenities that most positively impact rental yield for condos in Playa del Carmen are reliable air conditioning with good insulation, fast and stable internet connectivity, and modern security systems, since these directly address what tenants in this hot, humid, and digitally-connected market care most about.
In walk-up buildings, first and second floor units in Playa del Carmen tend to rent fastest because tenants avoid climbing stairs in the heat, while in buildings with elevators, mid-floor units are easiest to rent because they balance quiet and views without the penthouse price premium.
Condos with usable balconies in Playa del Carmen do rent faster and can command 5% to 10% higher rents because the indoor-outdoor lifestyle is central to why people move to the Caribbean coast, and expat tenants especially value morning coffee or evening drinks with a tropical view.
Building amenities like pools and gyms can help rental performance in Playa del Carmen, particularly for short-term and expat tenants, but only if the HOA fees stay reasonable since resort-style pools and large gyms in small buildings often raise maintenance costs more than the additional rent they generate.
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Which neighborhoods give the best rental demand for condos in Playa del Carmen?
Which condo neighborhoods have the highest rental demand in Playa del Carmen as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for condos in Playa del Carmen are Centro, Gonzalo Guerrero, Zazil-Ha, Playacar, and Coco Beach, all of which benefit from walkability to the beach, Fifth Avenue, and the amenities that tourists and expats prioritize.
The main demand driver in these high-demand Playa del Carmen neighborhoods is proximity to the beach combined with walkable access to restaurants, shops, and nightlife, which matters both to short-term tourists who want the full Riviera Maya experience and to digital nomads who want to work remotely without needing a car.
In these top-demand neighborhoods, well-priced condos typically rent within 2 to 3 weeks for long-term leases, and short-term rentals can achieve 70% to 80% occupancy during peak season (December through April), with vacancy dropping to around 50% to 60% during the slower summer months.
One emerging neighborhood gaining rental demand momentum in Playa del Carmen is Zazil-Ha's northern edge and parts of Little Italy, where newer construction offers modern amenities at slightly lower prices than prime Centro, attracting younger digital nomads and remote workers who want quality without paying beachfront premiums.
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 condo neighborhoods have the highest yields in Playa del Carmen as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for condos in Playa del Carmen are Luis Donaldo Colosio, Ejidal, and select pockets of Zazil-Ha where you can find good buildings at below-tourist-premium prices while still maintaining solid tenant demand.
The typical gross rental yield range in these top-yielding Playa del Carmen neighborhoods is 6.5% to 7.5%, compared to 5.5% to 6.0% in more expensive prime areas like beachfront Centro or Playacar, assuming you buy at realistic market prices rather than overpaying for turnkey investor packages.
The main reason these neighborhoods offer higher yields than others in Playa del Carmen is that purchase prices per square meter are 20% to 40% lower than prime tourist zones while rents only drop 10% to 20%, thanks to stable demand from local workers, teachers, and service industry employees who need housing year-round regardless of tourist seasonality.
We have a whole part covering all the neighborhoods in our pack about buying a property in Playa del Carmen.
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.
Should I do long-term rental or short-term rental in Playa del Carmen?
Is short-term rental legal for condos in Playa del Carmen as of 2026?
As of early 2026, short-term rentals are generally legal for condos in Playa del Carmen, but operating one now requires compliance with the state tourism registry (RETUR-Q) and attention to the state lodging tax that platforms like Airbnb are increasingly required to collect on your behalf.
The main legal requirements for operating a short-term rental condo in Playa del Carmen include registering with Quintana Roo's RETUR-Q tourism registry through SEDETUR, ensuring the state's 3% to 4% lodging tax is properly collected and remitted (often by the booking platform), and confirming that your specific condo building's HOA rules actually permit short-term rentals.
Regarding building restrictions, a significant percentage of condo developments in Playa del Carmen do not allow Airbnb-style short-term rentals in their bylaws, so you must verify the "régimen de condominio" before purchasing; buildings commonly marketed as STR-friendly include Aldea Thai, Mareazul, The Fives Downtown residences, IPANA, and Singular Dream, though you should always confirm current HOA rules directly.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Playa del Carmen.
What's the gross yield difference short-term vs long-term in Playa del Carmen in 2026?
As of early 2026, short-term vacation rentals in Playa del Carmen typically generate gross yields 1.5 to 2.5 percentage points higher than long-term rentals, though this advantage shrinks considerably once you factor in the additional costs of operating a vacation rental.
The typical gross yield range for long-term rentals in Playa del Carmen is 5.5% to 6.5%, while short-term rentals can achieve 7.5% to 9.0% gross for well-located and well-managed units, based on average daily rates around MXN 1,300 ($65 USD) and occupancy rates averaging 58% annually.
The main additional costs that reduce the net yield advantage of short-term rentals in Playa del Carmen include professional management fees of 20% to 30% of revenue, higher cleaning and turnover costs, utilities paid by the owner rather than tenant, platform fees, state lodging tax, and higher furniture and appliance replacement rates from guest wear and tear.
To outperform a comparable long-term rental in Playa del Carmen, a short-term vacation rental typically needs to achieve at least 55% to 60% annual occupancy at market rates, which is achievable in well-located buildings but requires consistent effort on pricing, guest communication, and property maintenance.
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What costs will destroy my net yield for a condo in Playa del Carmen?
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 are condo HOA fees as a % of rent in Playa del Carmen as of 2026?
As of early 2026, typical HOA fees for condos in Playa del Carmen consume about 15% to 18% of your monthly rental income, which translates to roughly MXN 2,700 to MXN 4,500 per month ($135 to $225 USD or €125 to €210 EUR) for mid-range properties.
The realistic range of HOA fees in Playa del Carmen spans from about 10% to 25% of rent, with lean buildings in simpler neighborhoods like Colosio at the low end (MXN 1,800 to MXN 2,500 monthly) and amenity-heavy buildings with pools, gyms, 24-hour security, and elevators at the high end (MXN 5,000 to MXN 8,000+ monthly for luxury developments).
In Playa del Carmen, the amenities that typically justify higher-than-average HOA fees are resort-style pools with beach clubs, full-time bilingual concierge services, backup generators for reliable power during tropical storms, and comprehensive building insurance that covers hurricane damage, all of which become more important for short-term rental properties targeting tourists.
What annual maintenance budget should I assume for a condo in Playa del Carmen right now?
In Playa del Carmen in early 2026, condo owners should budget approximately MXN 23,000 to MXN 46,000 per year ($1,150 to $2,300 USD or €1,080 to €2,160 EUR) for maintenance and repairs, which works out to roughly 0.5% to 1.0% of a typical condo's market value.
The realistic range of annual maintenance costs in Playa del Carmen depends heavily on condo age and condition, with newer units in well-managed buildings requiring closer to MXN 15,000 to MXN 25,000 annually while older buildings or those with deferred maintenance can demand MXN 35,000 to MXN 60,000 or more when you factor in special assessments for roof repairs, elevator replacements, or facade restoration.
The most common maintenance expenses condo owners face annually in Playa del Carmen are air conditioning servicing and filter replacement (MXN 2,000 to MXN 4,000 per unit), repainting or sealing exterior surfaces due to salt air and humidity damage, and water pump or plumbing repairs caused by the region's hard water and occasional saltwater intrusion into building systems.
What property taxes should I expect for a condo in Playa del Carmen as of 2026?
As of early 2026, the typical annual property tax (predial) for a condo in Playa del Carmen ranges from MXN 4,000 to MXN 12,000 ($200 to $600 USD or €190 to €565 EUR), which is quite low compared to most North American or European markets.
The realistic range of property taxes in Playa del Carmen varies based on your condo's cadastral value and location, with smaller inland units at the lower end around MXN 3,000 to MXN 5,000 annually and larger beachfront properties potentially reaching MXN 15,000 to MXN 25,000 if their assessed values are higher.
Property taxes in Playa del Carmen are calculated by applying a rate of approximately 0.19% (shown as 0.0019 in the municipal tax law) to your property's cadastral value, which is the taxable value assigned by the Solidaridad municipality and is typically 60% to 80% of your actual market purchase price.
Early payment discounts are available for property taxes in Playa del Carmen, with the municipality typically offering 10% to 15% off if you pay your full predial in January or February, making it worthwhile to settle this expense at the start of each year rather than waiting until the deadline.
How much does condo insurance cost in Playa del Carmen in 2026?
As of early 2026, typical annual condo insurance in Playa del Carmen costs approximately MXN 12,000 ($600 USD or €565 EUR) for standard contents and liability coverage, though costs vary significantly based on what you choose to insure and how much coverage you need.
The realistic range of annual condo insurance costs in Playa del Carmen spans from about MXN 6,000 to MXN 35,000 ($300 to $1,750 USD or €280 to €1,650 EUR), with basic contents-only policies for landlords at the low end and comprehensive coverage including building structure, hurricane riders, and high-value contents at the top of the range.
What's the typical property management fee for condos in Playa del Carmen as of 2026?
As of early 2026, the typical property management fee for condos in Playa del Carmen is approximately 10% of collected rent for long-term rentals and 20% to 25% of revenue for short-term vacation rentals, which translates to roughly MXN 2,000 to MXN 3,000 monthly ($100 to $150 USD or €95 to €140 EUR) for a standard long-term rental.
The realistic range of property management fees in Playa del Carmen spans from 8% to 12% of rent for long-term management and 15% to 30% of revenue for full-service short-term rental management, with the higher end of vacation rental fees including services like dynamic pricing optimization, professional photography, and 24/7 guest communication.
Standard property management services typically included in Playa del Carmen fees are tenant screening and lease management, rent collection and financial reporting, coordination of repairs and maintenance, regular property inspections, and handling of HOA communications, while short-term rental management adds cleaning coordination, guest check-in/check-out, listing optimization, and platform management.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What 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 |
|---|---|---|
| Inmuebles24 | Major Mexican property portal publishing transparent, listings-based market data. | We used it to anchor typical sale prices, rents, and year-over-year changes for Quintana Roo. We then adjusted figures to early 2026 using conservative growth rate assumptions. |
| Solidaridad Municipal Tax Law | Official municipal tax law published by the Quintana Roo Congress. | We used it to confirm the predial property tax rate of 0.0019 for built urban property. We translated that into practical annual peso estimates for condo owners. |
| Airbtics | Structured short-term rental data vendor with stamped period metrics. | We used it to anchor baseline ADR, occupancy, and annual revenue for Playa del Carmen STRs. We then stress-tested yields under different operating cost scenarios. |
| SEDETUR RETUR-Q | Official Quintana Roo state tourism authority registry. | We used it to explain the practical compliance steps for short-term rental hosts. We treated this as the official registration requirement for vacation rental operators. |
| Casago | Established professional vacation rental operator in the Riviera Maya market. | We used it to justify budgeting for professional management, especially for foreign owners. We derived realistic management fee ranges from their service model. |
| Global Property Guide | International real estate research firm tracking rental yields across countries. | We used it to benchmark Playa del Carmen yields against Mexico's national average of 5.69%. We also compared yields to other Mexican cities like Monterrey and Mexico City. |
| BBVA México | Major Mexican bank offering standardized retail insurance products. | We used it to confirm that condo insurance is widely available and to derive realistic annual cost ranges for foreign owners budgeting insurance expenses. |
| Quintana Roo Tourism Law | Official state legislative portal for current tourism regulations. | We used it to ground the legal framework governing vacation rentals in the state. We cross-checked operational requirements against the RETUR-Q registry. |
| Quintana Roo Lodging Tax Law | Official state lodging-tax law text from the Quintana Roo Congress. | We used it to confirm platform obligations for collecting and remitting lodging tax. We factored this into our net yield calculations for short-term rentals. |
| SEDETUR Hotel Occupancy Data | Official state tourism department tracking tourism demand indicators. | We used it to understand how Playa del Carmen's rental demand ties to tourism cycles. We treated this as context for vacancy rate and seasonality assumptions. |
Buying real estate in Playa del Carmen can be risky
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