Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
Whether you are eyeing a beachfront condo in Playa del Carmen or a villa near Tulum, understanding the Airbnb landscape in Riviera Maya is essential before you invest.
This guide covers current regulations, realistic earnings, competition levels, and which property types perform best in this popular Mexican corridor.
We update this article regularly to reflect the latest data on Airbnb profitability and short-term rental rules in Riviera Maya.
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 Riviera Maya.
Insights
- The typical Airbnb in Riviera Maya earns around $10,100 per month gross, but after expenses most hosts take home between $3,000 and $7,000 monthly depending on property type and management.
- Occupancy rates average about 47% across Riviera Maya, with Playa del Carmen at 51% and Tulum at 43%, meaning location directly affects booking frequency.
- There are roughly 32,000 active short-term rental listings across Riviera Maya as of early 2026, with Playa del Carmen and Tulum accounting for nearly 30,000 combined.
- Studios and one-bedroom condos priced between $90 and $170 per night face the fiercest competition because that is where most investor-owned supply clusters.
- Top-performing hosts achieve occupancy rates 10 to 18 percentage points higher than average, largely due to fast response times and reliable amenities like backup power.
- High season (December through April) generates around $14,500 monthly, while low season drops to around $6,500, creating a significant revenue swing.
- Aldea Zama, La Veleta in Tulum, and Centro in Playa del Carmen are heavily saturated, while inland areas like Ejidal offer less competition.
- Operating expenses range from $3,800 to $11,000 monthly depending on property type, with villas requiring the highest costs.
Can I legally run an Airbnb in Riviera Maya in 2026?
Is short-term renting allowed in Riviera Maya in 2026?
As of the first half of 2026, short-term renting is generally allowed in Riviera Maya but operates under a regulated framework rather than a free-for-all environment.
The main legal framework comes from the Quintana Roo Tourism Law, and municipalities like Playa del Carmen have their own operating license requirements that specifically include lodging offered through digital platforms.
The most important condition is registering with the state tourism authority (RETUR-Q) and obtaining a municipal operating license to signal you are operating legitimately.
Hosts also face tax obligations through Mexico's SAT, where platforms like Airbnb may withhold income tax (ISR) and value-added tax (IVA) on your behalf.
Penalties for operating without proper licensing can include fines and potential removal from booking platforms, though enforcement varies by municipality.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Mexico.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Mexico.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Riviera Maya as of 2026?
As of the first half of 2026, Riviera Maya does not impose a citywide minimum-stay requirement or maximum nights-per-year cap like New York or Amsterdam.
These rules do not differ by property type or residency status, meaning condos, houses, and villas all operate under the same framework with no restrictions on year-round renting.
However, the most common restrictions come from private HOA or condo bylaws, which can impose their own limits that override permissive public rules.
Do I have to live there, or can I Airbnb a secondary home in Riviera Maya right now?
Riviera Maya does not require you to live in your property to operate it as a short-term rental, making it viable for secondary home investors and remote owners.
Owners of secondary homes can legally operate short-term rentals, which is why many listings in Playa del Carmen and Tulum are investor-owned and remotely managed.
The same permits apply whether it is your primary residence or vacation property, though secondary home owners typically need local property managers, adding to costs.
Don't buy the wrong property, in the wrong area of Riviera Maya
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Riviera Maya right now?
Yes, you can legally operate multiple Airbnb listings under one name in Riviera Maya, and many property managers and investors do exactly that.
There is no published maximum number of properties one person or entity can list, unlike stricter markets that limit hosts to one or two listings.
However, each property requires its own municipal operating license and state registration, so your compliance costs scale with unit count.
Do I need a short-term rental license or a business registration to host in Riviera Maya as of 2026?
As of the first half of 2026, you should plan on obtaining both a municipal operating license and registering with the state tourism authority to operate properly in Riviera Maya.
The process involves gathering documents like property ownership proof, identification, and tax registration (RFC), then submitting applications to municipal and state portals, which can take several weeks.
Operating licenses in Playa del Carmen typically run a few thousand pesos annually, plus renewal fees and potential accountant costs for tax compliance.
Are there neighborhood bans or restricted zones for Airbnb in Riviera Maya as of 2026?
As of the first half of 2026, Riviera Maya has no formal citywide Airbnb bans, but certain zones face higher scrutiny and practical restrictions.
The strictest restrictions apply to environmentally sensitive areas near Tulum, particularly zones near Sian Ka'an, and the Tulum Beach Hotel Zone where access logistics create challenges.
Gated communities like Playacar and parts of Puerto Aventuras often have HOA rules that effectively ban short-term rentals, even though municipalities permit them.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Riviera Maya in 2026?
What's the average and median nightly price on Airbnb in Riviera Maya in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Riviera Maya is approximately $145 USD (2,900 MXN or 140 EUR), while the median sits closer to $125 USD (2,500 MXN) because luxury villas pull the average up.
The typical price range covering 80% of listings falls between $80 and $250 USD (1,600 to 5,000 MXN), with budget inland condos at the low end and beachfront villas at the high end.
The biggest factor affecting pricing is proximity to the beach and walkability, with beachfront properties commanding two to three times the rates of inland units.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Riviera Maya.
How much do nightly prices vary by neighborhood in Riviera Maya in 2026?
As of the first half of 2026, nightly prices vary by 200% or more, with budget zones like Ejidal averaging around $70 USD (1,400 MXN) while Puerto Aventuras reaches $300 USD (6,000 MXN) or higher.
The three highest-priced neighborhoods are Puerto Aventuras (around $306 USD), Akumal (around $231 USD), and Playacar in Playa del Carmen (around $200 USD), all featuring gated communities and beach access.
The lowest-priced areas are Ejidal and Colosio in Playa del Carmen and Región 15 in Tulum, where rates often fall below $100 USD, though these still attract budget travelers and digital nomads.
What's the typical occupancy rate in Riviera Maya in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Riviera Maya is approximately 47%, meaning properties book just under half the available nights.
The realistic range covering most listings falls between 35% and 55%, with well-managed properties in high-demand zones at the upper end.
This level is roughly in line with other Mexican beach destinations, though below urban markets like Mexico City where occupancy exceeds 60%.
The biggest factor for above-average occupancy is fast, responsive communication combined with reliable amenities like backup power and strong Wi-Fi.
Don't sign a document you don't understand in Riviera Maya
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Riviera Maya in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Riviera Maya is approximately $10,100 USD (202,000 MXN or 9,600 EUR) in gross booking revenue before expenses.
The realistic range covering 80% of listings falls between $5,000 and $16,000 USD (100,000 to 320,000 MXN), with location and property type being main drivers.
Top listings, particularly villas in Puerto Aventuras and Akumal, can generate $18,000 to $25,000 USD monthly during peak season, potentially exceeding $200,000 annually.
Finally, note that we give here all the information you need to buy and rent out a property in Riviera Maya.
What's the typical low-season vs high-season monthly revenue in Riviera Maya in 2026?
As of the first half of 2026, a typical Airbnb in Riviera Maya earns around $6,500 USD (130,000 MXN) monthly during low season and approximately $14,500 USD (290,000 MXN) during high season, a 120% swing.
High season runs December through April, driven by travelers escaping winter, while low season spans May through October when heat, humidity, and occasional sargassum reduce demand.
What's a realistic Airbnb monthly expense range in Riviera Maya in 2026?
As of the first half of 2026, realistic monthly operating expenses range from $3,800 to $6,200 USD (76,000 to 124,000 MXN) for condos, $4,200 to $7,200 USD for houses, and $6,500 to $11,000 USD for villas.
The largest expense category is property management, typically 15% to 25% of gross revenue, including guest communication, check-ins, and coordination with cleaners.
Hosts should expect to spend 40% to 55% of gross revenue on operating expenses, with higher percentages for villas.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Riviera Maya.
What's realistic monthly net profit and profit per available night for Airbnb in Riviera Maya in 2026?
As of the first half of 2026, realistic monthly net profit ranges from $3,000 to $7,000 USD (60,000 to 140,000 MXN), with typical profit per available night around $32 USD (640 MXN).
The realistic range covering most listings falls between $2,500 USD for underperforming condos and $8,000 USD or more for well-operated premium properties.
Most hosts achieve net profit margins between 30% and 48% of gross revenue, with break-even occupancy around 25% to 30%.
In our property pack covering the real estate market in Riviera Maya, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Riviera Maya as of 2026?
How many active Airbnb listings are in Riviera Maya as of 2026?
As of the first half of 2026, there are approximately 32,000 active short-term rental listings across Riviera Maya, with Playa del Carmen at roughly 15,900 and Tulum at 13,700.
This number has grown steadily as new investor-targeted condo developments have come online, particularly in Tulum neighborhoods like Aldea Zama, and the trend suggests continued supply growth.
Which neighborhoods are most saturated in Riviera Maya as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Aldea Zama, La Veleta, and Región 15 in Tulum, plus Centro, Gonzalo Guerrero, and Zazil-Ha in Playa del Carmen.
These became saturated because they were designed for foreign investors seeking turnkey rental income, resulting in entire buildings where nearly every unit competes for the same guests.
Undersaturated neighborhoods include Ejidal and parts of Colosio in Playa del Carmen, plus quieter zones in Puerto Morelos and Akumal.
If you want to know more, we have a blog article listing all the top property areas in Riviera Maya.
What local events spike demand in Riviera Maya in 2026?
As of the first half of 2026, main events spiking Airbnb demand include Wilco's Sky Blue Sky festival (January 15-19, 2026), Semana Santa in late March to early April, and the December holiday season.
During peak events, booking rates increase 30% to 50% and nightly rates rise 40% to 80%, with highest premiums around New Year's and Easter.
Hosts should adjust pricing 60 to 90 days before major events, as travelers book well in advance for known peak periods.
What occupancy differences exist between top and average hosts in Riviera Maya in 2026?
As of the first half of 2026, top-performing hosts in Riviera Maya achieve occupancy rates between 55% and 65%, significantly outpacing the corridor average.
Average hosts typically see 40% to 50% occupancy, meaning top performers book 10 to 18 more nights per month.
New hosts typically need 6 to 12 months to reach top-performer levels, as building reviews and understanding local demand takes time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Riviera Maya.
Which price points are most crowded, and where's the "white space" for new hosts in Riviera Maya right now?
The highest concentration of listings falls in the $90 to $170 USD (1,800 to 3,400 MXN) range, where studios and one-bedroom investor condos cluster heavily.
White space exists at both ends: premium family-ready properties above $250 USD per night and genuinely budget options below $70 USD.
Characteristics helping new hosts compete include true multi-bedroom layouts, generators, pet-friendly policies, and ground-floor accessibility.
Get fresh and reliable information about the market in Riviera Maya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property works best for Airbnb demand in Riviera Maya right now?
What bedroom count gets the most bookings in Riviera Maya as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most bookings in Riviera Maya due to the high volume of couples and small groups.
Studios and one-bedrooms capture about 40% of bookings, two-bedrooms take roughly 35%, and three-plus bedrooms account for 25% with higher revenue per booking.
One and two-bedrooms perform best because dominant travelers are couples, small groups, and digital nomads prioritizing location over space.
What property type performs best in Riviera Maya in 2026?
As of the first half of 2026, condos and apartments in well-managed buildings with pools and security are the best-performing type, offering manageable operations and consistent demand.
Occupancy rates show condos averaging 48% to 52%, houses around 42% to 48%, and villas around 38% to 45%, though villas compensate with higher nightly rates.
Condos outperform because they require less maintenance, benefit from shared amenities, and fit the dominant traveler profile seeking convenience.
What location traits boost bookings in Riviera Maya right now?
Location traits that most consistently boost bookings are walkability to beaches and restaurants, proximity to nightlife in areas like Playa del Carmen Centro, and easy access to cenotes.
Properties in gated communities like Playacar benefit from security and exclusive beach access, appealing to families and higher-spending guests.
For villas, reliable parking and positioning for easy day trips matters more than walkable nightlife, since these guests often rent cars.
What amenities do nearly all competitors offer in Riviera Maya right now?
Table stakes amenities include strong air conditioning, reliable Wi-Fi, self check-in, basic kitchen equipment, and pool access for condos.
Most successful listings also provide beach gear, washer/dryer access, and clear local transportation instructions.
Differentiating amenities include backup power, dedicated workspace for digital nomads, and pet-friendly policies, as these remain relatively rare.
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 Riviera Maya, 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 our methods.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Congress of Quintana Roo - Tourism Law | Official state law from the Quintana Roo legislature. | We used it to anchor legal requirements for tourism providers and state-wide compliance. |
| Congress of Quintana Roo - Lodging Tax Law | Primary legal basis for state lodging tax. | We used it to confirm hosts fall within lodging tax scope and frame expense expectations. |
| SEDETUR - RETUR-Q Portal | Official state registration system for tourism providers. | We used it to define state registration requirements and explain practical compliance. |
| SEDETUR - State Regulation Library | State tourism authority's official compliance hub. | We used it to verify what the state points hosts to for regulatory updates. |
| Mexico SECTUR - RNT Announcement | Federal government press release on national tourism registry. | We used it to provide federal registry context and explain platform requirements. |
| SAT - Digital Platforms Tax Regime | Official guidance for digital platform tax obligations. | We used it to ground tax mechanics and shape realistic profit expectations. |
| Playa del Carmen - Operating Licenses | Official municipal page on operating license requirements. | We used it to confirm annual operating licenses are expected for lodging activity. |
| Playa del Carmen - Digital Platform Lodging | Municipal procedure explicitly including digital platform lodging. | We used it to show Airbnb-style lodging is formally licensed activity. |
| Congress of Quintana Roo - Tulum Hacienda Law | Legislature's page tracking Tulum's municipal finance law. | We used it to confirm Tulum's fee framework and current fee schedules. |
| Tulum Municipality - Construction Regulations | Primary municipal regulation on Tulum's official site. | We used it to show Tulum's strict land-use compliance culture. |
| DATATUR (SECTUR) | Mexico's official tourism statistics platform. | We used it to triangulate seasonality and sanity-check occupancy assumptions. |
| SHF - House Price Index | Government-published housing price index. | We used it to frame purchase price and appreciation context. |
| Banco de Mexico - Policy Rates | Central bank's official rate decision archive. | We used it to anchor financing assumptions and leverage impact on returns. |
| AirDNA - Playa del Carmen | Widely used STR analytics provider with consistent methodology. | We used it as the quantitative backbone for STR performance metrics. |
| AirDNA - Tulum | Standardized STR metrics for cross-location comparison. | We used it to capture Tulum's unique demand dynamics and competition intensity. |
| AirDNA - Puerto Morelos | Consistent STR data for smaller submarkets. | We used it to include Puerto Morelos in corridor estimates. |
| AirDNA - Puerto Aventuras | Data on premium villa segment. | We used it to capture higher-end benchmarks and villa market differences. |
| AirDNA - Akumal | Tracks family-oriented market with higher rates. | We used it to round out corridor-wide estimates. |
| ASUR - Cancun Airport Traffic | Listed airport operator's official market disclosure. | We used it to validate demand and reality-check why STR demand persists. |
| Wilco Sky Blue Sky Festival | Official site for major destination music festival. | We used it to identify demand spike events and confirm dates. |
| Time and Date - Mexico Holidays 2026 | Reliable reference for Mexican holiday dates. | We used it to identify key travel periods spiking demand. |
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.