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
If you're wondering what rents look like in Playa del Carmen right now, you've come to the right place.
This guide covers current rental prices in Playa del Carmen for studios, 1-bedroom, and 2-bedroom apartments, along with neighborhood insights and landlord costs.
We constantly update this blog post to reflect the latest data on Playa del Carmen's rental market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Playa del Carmen.
Insights
- Rents in Playa del Carmen rose between 7% and 11% year-over-year in 2025, outpacing Mexico's national inflation rate of around 4% to 5%.
- A 1-bedroom apartment in Playa del Carmen costs around MXN 15,500 per month on average, which is roughly USD 870 or EUR 800.
- Furnished rentals dominate beach-adjacent neighborhoods like Zazil-Ha and Gonzalo Guerrero because expats and remote workers want to move in without buying furniture.
- Prime zones like Playacar and Zazil-Ha have vacancy rates as low as 4% to 7%, while peripheral areas can reach 11%.
- A well-priced rental in Playa del Carmen typically finds a tenant within 20 to 35 days, but overpriced units can sit for 60 days or more.
- Peak rental demand in Playa del Carmen hits between November and March, driven by snowbirds and high-season tourism workers.
- Landlords who include reliable internet in Playa del Carmen rentals can charge a noticeable premium because remote workers prioritize connectivity.
- Quintana Roo has a large share of seasonal and second homes, which tightens long-term rental availability in the neighborhoods renters actually want.
What are typical rents in Playa del Carmen as of 2026?
What's the average monthly rent for a studio in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a studio in Playa del Carmen is around MXN 13,500, which works out to approximately USD 755 or EUR 695.
That said, studio rents in Playa del Carmen can realistically range from MXN 12,000 to MXN 15,000 per month (USD 670 to USD 840, or EUR 615 to EUR 775) depending on location and condition.
The main factors that cause studio rents to vary in Playa del Carmen include proximity to the beach and 5th Avenue, whether the building has a pool and security, and whether the unit comes furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Playa del Carmen is around MXN 15,500, which equals approximately USD 870 or EUR 800.
Realistically, 1-bedroom rents in Playa del Carmen range from MXN 13,500 to MXN 17,500 per month (USD 755 to USD 980, or EUR 695 to EUR 900), covering most of the available inventory.
Neighborhoods like Ejidal and Luis Donaldo Colosio tend to have the cheapest 1-bedroom rents in Playa del Carmen, while areas like Gonzalo Guerrero, Zazil-Ha, and parts of Centro near 5th Avenue command the highest prices.
What's the average monthly rent for a 2-bedroom in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Playa del Carmen is around MXN 20,000, which equals approximately USD 1,120 or EUR 1,030.
Most 2-bedroom rentals in Playa del Carmen fall within a range of MXN 16,000 to MXN 23,000 per month (USD 895 to USD 1,285, or EUR 825 to EUR 1,180), depending on amenities and neighborhood.
The most affordable 2-bedroom rents in Playa del Carmen are found in neighborhoods like Ejidal and Colosio, while the most expensive units are in Playacar, Zazil-Ha, and newer developments near Ciudad Mayakoba.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Playa del Carmen.
What's the average rent per square meter in Playa del Carmen as of 2026?
As of early 2026, the average rent per square meter in Playa del Carmen is around MXN 300, which equals approximately USD 17 or EUR 15.50 per square meter per month.
Across different neighborhoods in Playa del Carmen, the rent per square meter realistically ranges from MXN 260 to MXN 340 (USD 14.50 to USD 19, or EUR 13.40 to EUR 17.50), with smaller units skewing higher on a per-meter basis.
Compared to other major Mexican cities, Playa del Carmen's rent per square meter is higher than inland cities like Guadalajara or Puebla but generally lower than premium zones in Mexico City like Polanco or Condesa.
In Playa del Carmen, properties that command above-average rent per square meter typically have beach proximity, modern finishes, reliable air conditioning, and condo amenities like pools, gyms, and 24-hour security.
How much have rents changed year-over-year in Playa del Carmen in 2026?
As of early 2026, rents in Playa del Carmen have increased by an estimated 7% to 11% compared to January 2025, with prime expat zones closer to 10% to 12% growth.
The main factors driving rent increases in Playa del Carmen this year include strong demand from remote workers and expats, limited long-term rental inventory in beach-adjacent zones, and rising housing prices that filter into rents.
This year's rent growth in Playa del Carmen is slightly higher than the previous year, as national inflation has remained in the mid-single digits while Playa del Carmen faces additional pressure from its tourism-linked economy and tight supply.
What's the outlook for rent growth in Playa del Carmen in 2026?
As of early 2026, rent growth in Playa del Carmen is projected to be between 5% and 9% over the coming year, with the base case around 6% to 7%.
Key factors likely to influence rent growth in Playa del Carmen include continued demand from remote workers and expats, new condo project deliveries that could ease supply pressure, and broader economic conditions affecting tourism employment.
Neighborhoods like Zazil-Ha, Gonzalo Guerrero, and areas near Ciudad Mayakoba are expected to see the strongest rent growth in Playa del Carmen due to their limited inventory and high desirability among renters.
Risks that could cause actual rent growth in Playa del Carmen to differ from projections include a slowdown in tourism, a surge of new condo supply hitting the market, or currency fluctuations affecting expat purchasing power.
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.
Which neighborhoods rent best in Playa del Carmen as of 2026?
Which neighborhoods have the highest rents in Playa del Carmen as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Playa del Carmen are Playacar (especially Fase I and II), Gonzalo Guerrero, and Zazil-Ha, where 2-bedroom units can reach MXN 25,000 or more (USD 1,400, EUR 1,290).
These neighborhoods command premium rents in Playa del Carmen because they offer beach proximity, gated security, modern condo amenities like pools and gyms, and walkability to restaurants and shops along 5th Avenue.
The typical tenant profile in these high-rent Playa del Carmen neighborhoods includes expats on longer stays, remote workers with higher budgets, and professionals working in tourism management or hospitality.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Playa del Carmen.
Where do young professionals prefer to rent in Playa del Carmen right now?
Young professionals in Playa del Carmen tend to prefer renting in Centro (near 5th Avenue and Calle 38), Zazil-Ha, and Gonzalo Guerrero because of their walkability, nightlife access, and coworking-friendly vibe.
In these neighborhoods, young professionals typically pay between MXN 13,000 and MXN 18,000 per month (USD 725 to USD 1,005, or EUR 670 to EUR 925) for a 1-bedroom apartment in Playa del Carmen.
The amenities and lifestyle features that attract young professionals to these Playa del Carmen neighborhoods include easy beach access, nearby cafes and coworking spaces, strong internet infrastructure, and a social scene with other digital nomads.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Playa del Carmen.
Where do families prefer to rent in Playa del Carmen right now?
Families in Playa del Carmen typically prefer renting in El Cielo and Selvamar (gated communities north of town), Ciudad Mayakoba, and Playacar Fase II for their space, safety, and quieter streets.
In these family-friendly neighborhoods, 2 to 3 bedroom apartments or houses in Playa del Carmen typically rent for MXN 18,000 to MXN 28,000 per month (USD 1,005 to USD 1,565, or EUR 925 to EUR 1,440).
Features that make these Playa del Carmen neighborhoods attractive to families include gated security, parking availability, green spaces for children, and proximity to supermarkets and medical services.
Top educational options near these family-friendly neighborhoods in Playa del Carmen include private bilingual schools like Colegio Británico and various Montessori programs, as well as public options in the broader Solidaridad municipality.
Which areas near transit or universities rent faster in Playa del Carmen in 2026?
As of early 2026, the areas that rent fastest in Playa del Carmen are Centro (near ADO bus terminals and colectivo corridors), zones adjacent to Universidad Tecnológica de la Riviera Maya, and neighborhoods like Ejidal with practical commute access.
In these high-demand areas near transit or universities, properties in Playa del Carmen typically stay listed for just 15 to 25 days, compared to the citywide average of 20 to 35 days.
Properties within walking distance of transit hubs or the university in Playa del Carmen command a rent premium of roughly MXN 1,500 to MXN 2,500 per month (USD 85 to USD 140, or EUR 80 to EUR 130) over similar units in less connected locations.
Which neighborhoods are most popular with expats in Playa del Carmen right now?
The most popular neighborhoods with expats in Playa del Carmen are Zazil-Ha, Gonzalo Guerrero, Playacar, and Centro near the beach, all of which offer the "arrive and live" condo lifestyle expats prefer.
Expats in these Playa del Carmen neighborhoods typically pay between MXN 15,000 and MXN 25,000 per month (USD 840 to USD 1,400, or EUR 775 to EUR 1,290) for furnished 1 to 2 bedroom apartments.
Features that attract expats to these Playa del Carmen neighborhoods include walkability to the beach and 5th Avenue, English-speaking services nearby, modern furnished units, and condo buildings with pools, gyms, and security.
The expat communities most represented in these Playa del Carmen neighborhoods include Americans, Canadians, and Europeans (especially from Spain, France, and Germany), along with a growing number of South American remote workers.
And if you are also an expat, you may want to read our exhaustive guide for expats in Playa del Carmen.
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Who rents, and what do tenants want in Playa del Carmen right now?
What tenant profiles dominate rentals in Playa del Carmen?
The three tenant profiles that dominate the rental market in Playa del Carmen are tourism-sector professionals (hospitality and services workers), remote workers and digital nomads, and expats seeking longer-term stays.
Roughly speaking, tourism-sector workers make up about 35% to 40% of Playa del Carmen's long-term rental demand, remote workers and digital nomads account for around 30% to 35%, and expats on multi-year stays represent about 20% to 25%.
Tourism workers typically seek affordable 1-bedroom or studio apartments in Playa del Carmen, remote workers prioritize furnished units with strong internet, and expats often look for 2-bedroom condos with full amenities.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Playa del Carmen.
Do tenants prefer furnished or unfurnished in Playa del Carmen?
In Playa del Carmen, furnished rentals are unusually popular, with an estimated 60% to 70% of tenants in beach-adjacent zones preferring furnished units, compared to a more balanced split in local-family neighborhoods.
Furnished apartments in Playa del Carmen typically command a rent premium of MXN 2,000 to MXN 4,000 per month (USD 110 to USD 225, or EUR 100 to EUR 205) over comparable unfurnished units.
The tenant profiles that tend to prefer furnished rentals in Playa del Carmen include expats, remote workers, and digital nomads who want an "arrive and live" experience without the hassle of buying furniture.
Which amenities increase rent the most in Playa del Carmen?
The top five amenities that increase rent the most in Playa del Carmen are pool and gym access, 24-hour security, walk-to-beach location, reliable high-speed internet, and modern air conditioning systems.
In Playa del Carmen, a pool and gym can add MXN 1,500 to MXN 3,000 per month (USD 85 to USD 170), security adds MXN 1,000 to MXN 2,000, walk-to-beach location adds MXN 2,000 to MXN 4,000, fast internet adds MXN 500 to MXN 1,500, and efficient A/C adds MXN 500 to MXN 1,000.
In our property pack covering the real estate market in Playa del Carmen, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Playa del Carmen?
The top five renovations with the best ROI for rental properties in Playa del Carmen are A/C efficiency upgrades, kitchen refreshes, bathroom modernization, mesh Wi-Fi installation, and humidity and mold prevention improvements.
In Playa del Carmen, A/C upgrades cost MXN 15,000 to MXN 40,000 (USD 840 to USD 2,235) and can boost rent by MXN 800 to MXN 1,500 monthly; kitchen refreshes cost MXN 25,000 to MXN 60,000 and add MXN 1,000 to MXN 2,000; bathroom updates cost MXN 20,000 to MXN 50,000 and add MXN 800 to MXN 1,500; Wi-Fi upgrades cost MXN 3,000 to MXN 8,000 and add MXN 500 to MXN 1,000; humidity fixes cost MXN 10,000 to MXN 25,000 and help avoid tenant turnover.
Renovations that tend to have poor ROI in Playa del Carmen include luxury finishes that exceed what the neighborhood can support, overly custom designs that limit tenant appeal, and outdoor features in buildings without proper maintenance budgets.
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 strong is rental demand in Playa del Carmen as of 2026?
What's the vacancy rate for rentals in Playa del Carmen as of 2026?
As of early 2026, the estimated vacancy rate for long-term residential rentals in Playa del Carmen is around 6% to 9% citywide.
Across different neighborhoods in Playa del Carmen, vacancy rates range from as low as 4% to 7% in prime zones like Zazil-Ha and Gonzalo Guerrero, to as high as 7% to 11% in more peripheral or local-family areas.
The current vacancy rate in Playa del Carmen is relatively tight compared to historical averages, largely because a significant share of housing stock in Quintana Roo is used seasonally or as second homes, which limits long-term rental availability.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Playa del Carmen.
How many days do rentals stay listed in Playa del Carmen as of 2026?
As of early 2026, rentals in Playa del Carmen stay listed for an average of 20 to 35 days when they are well-priced and in desirable neighborhoods.
Across different property types and neighborhoods in Playa del Carmen, days on market can range from as few as 15 days for popular 1-bedroom condos in Centro or Zazil-Ha, to 35 to 60 days for overpriced units or those in less central locations.
Compared to one year ago, the current days-on-market figure in Playa del Carmen is roughly similar or slightly faster, reflecting continued strong demand from remote workers and expats despite some new inventory coming to market.
Which months have peak tenant demand in Playa del Carmen?
Peak tenant demand in Playa del Carmen typically occurs from November through March (the high tourism season), with a secondary bump in July and August when summer vacationers and new hospitality hires arrive.
The specific factors driving seasonal demand patterns in Playa del Carmen include the influx of snowbirds escaping cold northern winters, tourism-related hiring cycles, and remote workers who prefer to spend winter months in a warm climate.
The months with the lowest tenant demand in Playa del Carmen are typically April through June and September through October, which are shoulder seasons when tourism slows and fewer new renters are searching.
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What will my monthly costs be in Playa del Carmen as of 2026?
What property taxes should landlords expect in Playa del Carmen as of 2026?
As of early 2026, landlords in Playa del Carmen should expect to pay annual property taxes (predial) of roughly MXN 3,000 to MXN 10,000 (USD 170 to USD 560, or EUR 155 to EUR 515) for most mid-market rental properties.
Depending on property value and location within Playa del Carmen, annual property taxes can range from under MXN 2,000 for modest properties to MXN 15,000 or more for higher-value homes in prime areas like Playacar.
Property taxes in Playa del Carmen are calculated based on the assessed cadastral value of the property, with rates set by the Municipality of Solidaridad, and the specific rate depends on the property's classification and location.
Please note that, in our property pack covering the real estate market in Playa del Carmen, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Playa del Carmen right now?
Landlords in Playa del Carmen should budget for monthly HOA or administration fees of MXN 2,000 to MXN 6,000 (USD 110 to USD 335, or EUR 100 to EUR 310) for most mid-range condo buildings, plus an additional reserve of 0.5% to 1.5% of property value annually for repairs.
Common maintenance costs in Playa del Carmen include A/C servicing (essential in the tropical climate), appliance replacements, humidity and mold prevention, and general wear and tear from the salty coastal air.
The standard practice in Playa del Carmen is for the landlord to cover HOA fees and major repairs, while tenants typically handle minor maintenance and day-to-day upkeep inside the unit.
What utilities do landlords often pay in Playa del Carmen right now?
In Playa del Carmen, the utilities landlords most commonly pay on behalf of tenants are internet (especially in furnished expat-style rentals) and sometimes water, while electricity is almost always tenant-paid.
When landlords do cover internet in Playa del Carmen, it typically costs MXN 500 to MXN 1,000 per month (USD 28 to USD 56, or EUR 26 to EUR 52), and water (through Aguakan) can run MXN 200 to MXN 600 monthly depending on consumption.
The common practice in Playa del Carmen is for tenants to pay electricity directly to CFE and water to Aguakan, while landlords often include internet in furnished rentals to make the unit more attractive to remote workers and expats.
How is rental income taxed in Playa del Carmen as of 2026?
As of early 2026, rental income in Playa del Carmen is taxed under Mexico's rental income regime (Régimen de Arrendamiento), with rates that can range from around 1.9% to 35% depending on your total taxable income and chosen deduction method.
Main deductions landlords can claim against rental income in Playa del Carmen include a "blind" 35% deduction without receipts, or actual documented expenses like property taxes, maintenance, insurance, and depreciation if you keep detailed records.
A common tax mistake specific to Playa del Carmen landlords is failing to account for VAT (IVA) when renting furnished properties, since furnished rentals can trigger VAT obligations that unfurnished long-term rentals do not.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Playa del Carmen.
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 |
|---|---|---|
| Vivanuncios | It's a major classifieds platform in Mexico that publishes structured price guides based on its own listings. | We used it as our main anchor for typical rent levels by bedroom count and property type. We also used its neighborhood examples to ground our rankings. |
| Propiedades.com | It's a large Mexican property portal that publishes market value pages derived from its listing database. | We used it to cross-check whether Vivanuncios rent levels make sense for Playa del Carmen. We relied on it mainly for triangulation. |
| INEGI (INPC) | INEGI is Mexico's official statistics agency, and the INPC is the country's headline inflation benchmark. | We used it to anchor what normal inflation pressures look like nationally. We treated it as a conservative floor for rent growth expectations. |
| Banco de México (Inflation) | Banco de México is Mexico's central bank, and its SIE portal provides official inflation data. | We used it as a second official check on inflation conditions entering 2026. We triangulated the macro trend alongside INEGI. |
| Banco de México (Exchange Rate) | It's the central bank's official exchange rate portal, providing the cleanest way to cite MXN to USD rates. | We used it to convert rents from MXN into USD equivalents as of early January 2026. We used the late December 2025 official quote as our anchor. |
| SHF House Price Index | SHF is a Mexican government housing finance institution that publishes a nationally used house price index. | We used it to show that housing prices were rising strongly, which typically tightens rents with a lag. We treated it as an upward pressure signal for 2026. |
| INEGI Census 2020 (Quintana Roo) | It's INEGI's official census output for the state, including data on seasonal and unoccupied housing. | We used it to explain why this coast has many second homes, which can tighten long-term availability. We treated it as structural context. |
| Ley de Hacienda Solidaridad | This is the official consolidated municipal finance law from Quintana Roo's state congress. | We used it to confirm the legal basis for local charges like predial (property tax). We framed realistic annual ranges based on this source. |
| Ley de Ingresos Solidaridad 2025 | This is an official state congress publication for municipal revenues covering Playa del Carmen. | We used it to ground what taxes exist locally. We avoided relying on hearsay about local rates. |
| SAT (Régimen de Arrendamiento) | SAT is Mexico's federal tax authority, so this is the highest-authority reference for rental income rules. | We used it to describe who must register and how rental income is treated. We treated it as our compliance anchor for the tax section. |
| Ley del ISR (Cámara de Diputados) | It's the official legislative library PDF of the income tax law, the safest way to cite tax rules. | We used it to support that rental income is taxable and to reference the rental-income chapter. We kept our tax treatment section legally grounded. |
| CONUEE (Tarifa eléctrica) | CONUEE is a federal energy-efficiency agency that provides official explanations of domestic electricity tariffs. | We used it to explain how Mexican household electricity tariffs work. We set realistic expectations for electricity costs without guessing a single rate. |
| Aguakan | It's the utility operator's own tariff publication for water service in Quintana Roo. | We used it to anchor water and sewer billing as a real monthly line item in Playa del Carmen. We explained that costs depend on consumption tiers. |
| Universidad Tecnológica de la Riviera Maya | It's an official public university site, useful as a concrete demand generator in the city. | We used it to justify why certain zones near campus rent faster. We used it only to support location logic, not pricing. |
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