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 sits on Mexico's Caribbean coast and has grown from a small fishing village to a city of nearly 300,000 people, making it one of the fastest-growing urban areas in Latin America.
The local real estate market runs on two engines: tourism and expat demand on one side, and local housing needs on the other, which means prices and yields vary dramatically depending on which neighborhood you choose.
We constantly update this blog post to reflect the latest market data and neighborhood trends.
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's the Current Real Estate Market Situation by Area in Playa del Carmen?
Which areas in Playa del Carmen have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Playa del Carmen are Zazil Ha (including the Coco Beach corridor), Playacar (especially Phase II), and Xcalacoco, where beachfront proximity and newer condo stock push prices well above city averages.
In these premium Playa del Carmen neighborhoods, you can expect to pay between MXN 53,000 and MXN 75,000 per square meter, with some luxury beachfront units in Coco Beach reaching up to MXN 120,000 per square meter.
Each of these high-priced areas commands a premium for different reasons:
- Zazil Ha: Walkable beach access plus three major beach clubs attract both tourists and long-stay expats.
- Playacar Phase II: Gated security, golf course views, and established expat community create stable demand.
- Xcalacoco: Quieter beachfront feel with larger lots and newer luxury developments north of downtown.
Which areas in Playa del Carmen have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Playa del Carmen include Nicte-ha (around MXN 6,600 per square meter), Mision del Carmen (around MXN 10,400 per square meter), El Pedregal (around MXN 14,300 per square meter), and parts of Ejidal (around MXN 14,600 per square meter).
In these budget-friendly Playa del Carmen neighborhoods, property prices typically range from MXN 6,000 to MXN 15,000 per square meter, which represents a significant discount compared to the premium beachfront zones.
The main trade-off in these lower-priced areas is distance from the beach and tourist infrastructure: Nicte-ha is far from central amenities and has weaker resale liquidity, Mision del Carmen offers good local services but limited appeal to foreign renters, while Ejidal has wide quality dispersion and requires careful building selection to avoid older, poorly maintained stock.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Playa del Carmen Offer the Best Rental Yields?
Which neighborhoods in Playa del Carmen have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods with the highest estimated gross rental yields in Playa del Carmen are Gonzalo Guerrero (around 18-19%), Mision del Carmen (around 16-17%), and Colosio (around 14-15%), where the combination of moderate purchase prices and strong rental demand creates attractive returns.
Across Playa del Carmen as a whole, typical gross rental yields for investment properties range from 7% to 13%, depending on whether you target long-term tenants or run a short-term rental operation.
Each of these high-yield neighborhoods delivers strong returns for specific reasons:
- Gonzalo Guerrero: Central location near 5th Avenue keeps occupancy high for both tourists and long-term tenants.
- Mision del Carmen: Lower entry prices attract budget-conscious buyers while rents stay competitive for local workers.
- Colosio: Rapid gentrification brings new renters seeking modern units at prices below beachfront zones.
Finally, please note that we cover the rental yields in Playa del Carmen here.
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Which Areas in Playa del Carmen Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Playa del Carmen perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Playa del Carmen are Zazil Ha (Coco Beach area), Centro near 5th Avenue, Gonzalo Guerrero, and Playacar, where occupancy rates can reach 57-85% during peak season and average nightly rates range from MXN 1,300 to MXN 4,500 depending on property quality.
In these best-performing Playa del Carmen Airbnb zones, well-managed properties typically generate monthly revenues between MXN 15,000 and MXN 80,000, with top 10% performers in premium locations earning over MXN 60,000 monthly during high season.
Each of these neighborhoods outperforms others for specific reasons:
- Zazil Ha (Coco Beach): Direct beach club access and walkability to restaurants make it a first-choice for tourists.
- Centro near 5th Avenue: Nightlife, shopping, and dining within steps keeps first-time visitors booking here.
- Gonzalo Guerrero: Balance of local charm and tourist amenities attracts both short-stay and digital nomad guests.
- Playacar: Gated security and resort-style pools appeal to families willing to pay premium rates.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Playa del Carmen.
Which tourist areas in Playa del Carmen are becoming oversaturated with short-term rentals?
The tourist areas in Playa del Carmen showing signs of short-term rental oversaturation are the densest beach-adjacent condo corridors in Zazil Ha, the ultra-central blocks within Gonzalo Guerrero near 5th Avenue, and parts of Centro where new condo towers have added thousands of units in recent years.
According to AirDNA data, Playa del Carmen now has over 16,000 total vacation rental listings, with the Riviera Maya corridor (Cancun, Playa del Carmen, and Tulum combined) exceeding 17,000 STR properties, creating meaningful competition in the most tourist-convenient grids.
The clearest sign of oversaturation in these Playa del Carmen areas is when occupancy rates plateau around 50-57% while active listings continue to grow by 8% or more annually, forcing hosts into price competition rather than benefiting from demand growth.
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 Areas in Playa del Carmen Are Best for Long-Term Rentals?
Which neighborhoods in Playa del Carmen have the strongest demand for long-term tenants?
The neighborhoods in Playa del Carmen with the strongest long-term rental demand are Gonzalo Guerrero, Colosio, Ejidal, and the Hollywood area between 20th and 34th Streets, where a mix of local workers, expats, and digital nomads creates consistent tenant pools.
In these high-demand Playa del Carmen rental neighborhoods, well-located units typically rent within 2-4 weeks of listing, with vacancy rates staying below 8% for properly priced properties.
Each neighborhood attracts a distinct tenant profile:
- Gonzalo Guerrero: Digital nomads and remote workers seeking walkability to cafes and coworking spaces.
- Colosio: Young professionals and hospitality workers who want affordable modern units close to employment.
- Ejidal: Mexican families and budget-conscious expats looking for more space at lower rents.
- Hollywood: Mid-range expats and longer-stay tourists who want a neighborhood feel without gated community prices.
The key amenity that makes these neighborhoods attractive to long-term tenants in Playa del Carmen is reliable internet infrastructure combined with proximity to everyday services like supermarkets, gyms, and healthcare, which matters more than beach access for people living here year-round.
Finally, please note that we provide a very granular rental analysis in our property pack about Playa del Carmen.
What are the average long-term monthly rents by neighborhood in Playa del Carmen in 2026?
As of early 2026, average long-term monthly rents in Playa del Carmen vary dramatically by neighborhood, ranging from MXN 5,400 in Nicte-ha to MXN 38,333 in Playa Magna, with most investor-relevant neighborhoods falling between MXN 8,000 and MXN 20,000 per month.
In the most affordable Playa del Carmen neighborhoods like Nicte-ha and El Pedregal, entry-level apartments typically rent for MXN 5,000 to MXN 8,000 per month (around $280-$450 USD).
In average-priced neighborhoods like Colosio and Mision del Carmen, mid-range apartments typically rent for MXN 10,000 to MXN 16,000 per month (around $560-$900 USD).
In the most expensive neighborhoods like Gonzalo Guerrero, Zazil Ha, and Playa Magna, high-end apartments typically rent for MXN 18,000 to MXN 40,000 per month (around $1,000-$2,200 USD).
You may want to check our latest analysis about the rents in Playa del Carmen here.
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Which Are the Up-and-Coming Areas to Invest in Playa del Carmen?
Which neighborhoods in Playa del Carmen are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Playa del Carmen experiencing the most visible gentrification and investor interest are Colosio (especially from CTM north to 110th Street), Hollywood (between 20th and 34th Streets), and the area between Highway 307 and Avenida 30, where older local housing is rapidly being replaced by modern condo developments.
These gentrifying Playa del Carmen neighborhoods have seen property prices appreciate roughly 8-15% annually over the past two years, with Colosio in particular showing strong gains as new luxury buildings transform formerly working-class blocks into trendy mixed-use corridors.
Which areas in Playa del Carmen have major infrastructure projects planned that will boost prices?
The areas in Playa del Carmen most likely to benefit from major infrastructure projects are neighborhoods along the northern expansion corridor, zones with improved connectivity to the Tren Maya station, and the entire Riviera Maya strip benefiting from the new Tulum International Airport which served over 1.2 million passengers in 2025.
The Tren Maya project, which is now operational and expanding its cargo capacity, improves regional connectivity throughout the Yucatan Peninsula, while the Tulum airport redistributes tourist arrival patterns and takes pressure off Cancun, potentially shifting rental demand patterns along the entire corridor including Playa del Carmen.
Historically, areas in Playa del Carmen that benefit from major infrastructure improvements have seen price increases of 15-25% within 2-3 years of project completion, though the effect is strongest in neighborhoods that combine new access with existing lifestyle appeal.
You'll find our latest property market analysis about Playa del Carmen here.
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 Areas in Playa del Carmen Should I Avoid as a Property Investor?
Which neighborhoods in Playa del Carmen with lots of problems I should avoid and why?
The neighborhoods in Playa del Carmen that most investors should approach with caution include the ultra-low-price areas like Nicte-ha, the commercial strip along Avenida Benito Juarez, and older fraccionamientos far west of Highway 307, where weaker demand, noise issues, or limited foreign-buyer appeal create investment challenges.
Each of these areas has specific problems that affect investment returns:
- Nicte-ha: Very low liquidity and limited amenities make resale difficult and tenant quality inconsistent.
- Avenida Benito Juarez corridor: Commercial noise and traffic make it unsuitable for vacation rentals or quality tenants.
- Far west fraccionamientos: Distance from tourist zones eliminates STR potential and limits tenant pool to locals only.
- Airport-adjacent blocks: Ongoing skydiving flights create noise, and future redevelopment remains uncertain.
For these Playa del Carmen neighborhoods to become viable investment options, they would need significant infrastructure improvements, new anchor developments that attract better tenant profiles, or a major expansion of the tourist zone that brings walkable amenities closer.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Playa del Carmen.
Which areas in Playa del Carmen have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Playa del Carmen showing signs of price stagnation include some older condo buildings in the ultra-central tourist grid that now compete with newer inventory, and certain parts of western neighborhoods where supply has outpaced local demand.
While Playa del Carmen overall has appreciated roughly 55% since 2020, some specific micro-markets have seen price growth slow to 0-3% annually, particularly older buildings in areas where new construction offers better amenities at similar prices.
The underlying causes of price weakness vary by area:
- Older Centro condos: Dated finishes and no parking cannot compete with new buildings offering pools and gyms.
- Oversupplied STR corridors in Zazil Ha: Too many similar units push ADRs down, weakening investor appetite.
- Western fraccionamiento edges: New development further north offers better value, pulling demand away.
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Which Areas in Playa del Carmen Have the Best Long-Term Appreciation Potential?
Which areas in Playa del Carmen have historically appreciated the most recently?
The areas in Playa del Carmen that have appreciated most strongly over the past five years are Zazil Ha (Coco Beach), Playacar Phase II, Centro near 5th Avenue, and the emerging Colosio corridor, all of which have benefited from sustained foreign demand and limited new beachfront supply.
Each of these top-performing areas has achieved notable appreciation:
- Zazil Ha (Coco Beach): Roughly 60-70% total appreciation since 2020, driven by beach club demand and STR income potential.
- Playacar Phase II: Approximately 50-60% appreciation, supported by gated security and established expat community.
- Centro near stadium: Around 45-55% growth as this became the premium non-gated downtown zone.
- Colosio: Approximately 40-50% appreciation as gentrification transformed formerly local-only blocks.
The main driver behind above-average appreciation in these Playa del Carmen areas was the combination of international buyer demand (over 70% of sales go to US and Canadian buyers), limited beachfront land availability, and the city's emergence as a digital nomad hub during and after the pandemic.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Playa del Carmen.
Which neighborhoods in Playa del Carmen are expected to see price growth in coming years?
The neighborhoods in Playa del Carmen expected to see the strongest price growth through 2027-2028 are Colosio (continuing gentrification), Zazil Ha (sustained premium demand), Playacar (stable expat preference), and the northern El Cielo zone (new master-planned developments).
Each of these neighborhoods has different projected growth drivers:
- Colosio: Expected 8-12% annual appreciation as new developments complete and the area matures.
- Zazil Ha: Projected 5-8% annual growth, constrained by already-high prices but supported by limited supply.
- Playacar: Estimated 4-7% annual appreciation, benefiting from stability and family-friendly positioning.
- El Cielo: Potential 10-15% appreciation in early phases as infrastructure completes and community fills in.
The single most important catalyst for future price growth in these Playa del Carmen neighborhoods is continued population growth (currently around 4.6% annually) combined with improving regional connectivity from the Tren Maya and Tulum airport, which together support both tourism and permanent relocation demand.
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 Do Locals and Expats Really Think About Different Areas in Playa del Carmen?
Which areas in Playa del Carmen do local residents consider the most desirable to live?
The areas in Playa del Carmen that local residents consider most desirable are Playacar (for families seeking security and green space), Centro near the stadium (for urban walkability), Gonzalo Guerrero (for beach access without gated community formality), and El Cielo (for newer homes with community amenities).
Each desirable area appeals to locals for specific qualities:
- Playacar: Golf course, mature trees, and established services create a suburban feel unique to this beach town.
- Centro near stadium: Tree-lined streets, cafes, and proximity to daily services without constant tourist crowds.
- Gonzalo Guerrero: Authentic neighborhood character with local restaurants and easy beach walks.
- El Cielo: Modern construction, pools, and parks appeal to Mexican families seeking quality at lower beachfront prices.
The typical resident demographic in these locally-preferred Playa del Carmen areas includes middle- and upper-middle-class Mexican families, hospitality industry professionals, and established expats who have moved beyond the "vacation rental" phase into permanent residency.
Interestingly, local preferences in Playa del Carmen often differ from foreign investor targets: locals prioritize security, daily convenience, and community feel, while foreign buyers frequently over-weight beach proximity and STR income potential, sometimes at the expense of livability factors that affect long-term property values.
Which neighborhoods in Playa del Carmen have the best reputation among expat communities?
The neighborhoods in Playa del Carmen with the strongest expat reputation are Playacar (especially Phase II), Zazil Ha and Coco Beach, Centro near 5th Avenue, and the newer Corasol development, all of which combine lifestyle appeal with practical considerations like safety and services.
Expats prefer these neighborhoods over others for several consistent reasons:
- Playacar: Gated security, English-speaking neighbors, and familiar suburban layout reduce culture shock.
- Zazil Ha/Coco Beach: Walking distance to beach clubs and restaurants matches vacation-lifestyle expectations.
- Centro: Walkability to everything means no car needed for daily life.
- Corasol: Golf access, newer construction, and premium finishes attract affluent retirees and second-home buyers.
The typical expat profile in these popular Playa del Carmen neighborhoods includes American and Canadian retirees (50+), digital nomads (25-45), and second-home buyers using properties part-time while renting to tourists during their absence.
Which areas in Playa del Carmen do locals say are overhyped by foreign buyers?
The areas in Playa del Carmen that locals commonly consider overhyped by foreign buyers are the ultra-premium Zazil Ha beachfront blocks, certain new towers in Coco Beach with aggressive marketing, and some Playacar properties priced as if they were true beachfront when they require a car to reach the sand.
Locals believe these areas are overvalued for specific reasons:
- Premium Zazil Ha blocks: Prices have risen faster than rents can support, compressing long-term yields below 5%.
- New Coco Beach towers: Aggressive developer marketing inflates pre-construction prices beyond what resale market supports.
- Interior Playacar: Foreigners pay premium for "Playacar" name even when specific lots lack beach walkability.
What foreign buyers typically see that locals do not value as highly in Playa del Carmen is the "lifestyle premium" of being in a recognized tourist-friendly zone, which matters for STR marketing but adds less value for long-term living where daily convenience and community matter more than Instagram appeal.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Playa del Carmen.
Which areas in Playa del Carmen are considered boring or undesirable by residents?
The areas in Playa del Carmen that residents commonly consider boring or undesirable are the far western fraccionamientos beyond Highway 307, the older commercial zones along Avenida Benito Juarez, and budget developments in Nicte-ha and similar outlying colonias.
Residents find these areas less appealing for specific reasons:
- Far western fraccionamientos: Lack of walkable restaurants, beach access requires a car, and no expat social scene.
- Avenida Benito Juarez corridor: Commercial noise, traffic congestion, and no residential charm.
- Nicte-ha and outlying colonias: Limited services, weaker infrastructure, and distance from everything that makes Playa appealing.
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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 |
|---|---|---|
| Diario Oficial de la Federacion (DOF) | Official Mexican government gazette publishing daily reference indicators. | We used it to anchor our currency conversions with the official USD/MXN reference rate. We also verified benchmark rate context for understanding financing costs. |
| Banco de Mexico (Banxico) | Mexico's central bank with official statistical platforms for financial data. | We used it to frame the mortgage-rate environment that affects investor yields. We treat neighborhood numbers as property-market data, then check them against this financing backdrop. |
| Vivanuncios | Large established property marketplace with transparent listing-derived summaries. | We used it for consistent same-page comparisons of sale prices and long-term rents across named colonias. We also estimated gross yields using their neighborhood tables. |
| Propiedades.com | Major Mexican property portal with systematic listing coverage and neighborhood stats. | We used their "precio por m² promedio" shown for specific colonias to benchmark premium and affordable submarkets. We cross-checked these against Vivanuncios data. |
| AirDNA | Widely cited institutional STR dataset analyzing Airbnb and Vrbo performance. | We used it for occupancy rates, ADR, and average monthly revenue to quantify short-term rental performance. We paired these metrics with neighborhood purchase prices from portals. |
| Airbtics | Comprehensive vacation rental analytics platform with detailed market breakdowns. | We used it to cross-reference AirDNA data on occupancy and revenue, and to verify active listing counts in Playa del Carmen. |
| Gobierno de Mexico (Presidencia) | Official federal government communications on major infrastructure projects. | We used it to ground the Tren Maya connectivity narrative in primary government sources. We treat this as an area-wide demand tailwind rather than a neighborhood price predictor. |
| El Economista | Mainstream Mexican financial newspaper citing named statistical sources. | We used it to quantify Tulum airport passenger volumes as a nearby demand driver affecting the entire Riviera Maya corridor including Playa del Carmen. |
| Congreso de Quintana Roo | Official state legislature publication of tax law documents. | We used it to ground transaction-cost expectations (ISAI acquisition tax) in primary legal sources for accurate yield calculations. |
| BBVA Mexico | Major bank explaining standardized legal mechanisms used in practice. | We used their fideicomiso explainer to describe how foreigners commonly buy coastal property through bank trusts in the restricted zone. |
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