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
Riviera Maya is not a single rental market but a tourism-powered corridor where your returns depend heavily on micro-location, building rules, and seasonality.
Whether you target Playa del Carmen for stable long-term tenants or Tulum for short-term vacation rentals, understanding the real numbers behind condo yields will save you from costly surprises.
We constantly update this blog post to reflect the latest market data and regulatory changes 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.
What rental yields can I realistically get from a condo in Riviera Maya?
What's the average gross rental yield for condos in Riviera Maya as of 2026?
As of early 2026, the average gross rental yield for condos in Riviera Maya ranges between 6.5% and 8% annually, depending on whether you focus on long-term rentals in Playa del Carmen or short-term vacation rentals in Tulum.
Most condo investments in Riviera Maya fall within a realistic gross yield range of 5.5% to 10%, with the lower end representing premium beachfront properties and the higher end covering well-managed short-term rentals in secondary neighborhoods like La Veleta or Colosio.
The main factor causing gross yields to vary significantly in Riviera Maya is whether your specific building allows Airbnb-style rentals, because condos with HOA restrictions forcing long-term-only leasing typically yield 2 to 4 percentage points less than comparable units operating legally as vacation rentals.
Compared to other major Mexican markets, Riviera Maya gross yields are competitive with Guadalajara (around 6% to 7%) and slightly higher than Mexico City's premium neighborhoods (around 4% to 6%), though the tourism-driven volatility here means your actual returns depend more on seasonality management than in those urban markets.
What's the average net rental yield for condos in Riviera Maya as of 2026?
As of early 2026, the average net rental yield for condos in Riviera Maya falls between 3.5% and 5.5% for long-term rentals, and between 3% and 8% for short-term vacation rentals after accounting for all operating costs.
Most condo investors in Riviera Maya can realistically expect net yields of 3% to 6% once you factor in HOA fees, property management, taxes, maintenance, and vacancy periods, with the wide range reflecting differences in building quality and rental strategy.
The single biggest expense category that reduces gross yield to net yield in Riviera Maya is the combination of HOA fees and property management, which together can consume 25% to 40% of your rental income because resort-style buildings with pools, security, and landscaping charge much higher maintenance fees than typical Mexican condos.
By the way, we have much more granular data about rental yields in our property pack about Riviera Maya.
What's the typical rent-to-price ratio for condos in Riviera Maya in 2026?
As of early 2026, the typical rent-to-price ratio for condos in Riviera Maya is about 0.45% to 0.70% per month, which translates to roughly 5.5% to 8% gross yield annually.
Most condo transactions in Riviera Maya fall within a rent-to-price ratio of 0.40% to 0.85% monthly, with the lower end representing beachfront luxury units in Playacar or Aldea Zama and the higher end covering secondary neighborhoods where purchase prices are more affordable relative to achievable rents.
In Riviera Maya, the highest rent-to-price ratios are typically found in neighborhoods like Ejido and Colosio in Playa del Carmen and parts of La Veleta in Tulum, where purchase prices have not caught up with rental demand from local workers and budget-conscious digital nomads.
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How much rent can I charge for a condo in Riviera Maya?
What's the typical tenant budget range for condos in Riviera Maya right now?
The typical monthly tenant budget for renting a condo in Riviera Maya in early 2026 ranges from MXN 12,000 to MXN 40,000 (approximately $690 to $2,300 USD or 640 to 2,130 EUR), depending on the tenant profile and location.
Entry-level condos in Riviera Maya attract tenants with budgets of MXN 12,000 to MXN 18,000 per month (roughly $690 to $1,035 USD or 640 to 960 EUR), typically local workers or long-stay residents looking for basic furnished units away from the tourist core.
Mid-range condos targeting expats and remote workers command budgets of MXN 22,000 to MXN 35,000 monthly (approximately $1,265 to $2,010 USD or 1,175 to 1,870 EUR), usually for furnished units with good amenities in neighborhoods like Centro or Gonzalo Guerrero in Playa del Carmen.
High-end or luxury condos in premium locations like Playacar, Aldea Zama, or beachfront buildings attract tenants with budgets of MXN 40,000 and above (starting at $2,300 USD or 2,130 EUR), often featuring resort-style amenities, ocean views, and premium finishes.
You can also check our latest update about rents in Riviera Maya here.
What's the average monthly rent for a 1-bed condo in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a 1-bed condo in Riviera Maya is approximately MXN 17,000 to MXN 22,000 ($980 to $1,265 USD or 910 to 1,175 EUR), with significant variation between Playa del Carmen and Tulum.
Entry-level 1-bed condos in Riviera Maya rent for MXN 14,000 to MXN 18,000 monthly ($805 to $1,035 USD or 750 to 960 EUR), typically older buildings in neighborhoods like Ejido or away from the beach, offering basic furnishings and limited amenities.
Mid-range 1-bed condos command MXN 18,000 to MXN 25,000 per month ($1,035 to $1,435 USD or 960 to 1,335 EUR), usually modern units in Centro Playa del Carmen or La Veleta in Tulum with pools, security, and walkable access to restaurants and beaches.
High-end 1-bed condos in Riviera Maya rent for MXN 25,000 to MXN 35,000 monthly ($1,435 to $2,010 USD or 1,335 to 1,870 EUR), representing designer units in Aldea Zama, Playacar, or boutique buildings with rooftop pools and concierge services.
What's the average monthly rent for a 2-bed condo in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a 2-bed condo in Riviera Maya is approximately MXN 20,000 to MXN 30,000 ($1,150 to $1,725 USD or 1,070 to 1,605 EUR), making it the most popular unit size for both families and roommates.
Entry-level 2-bed condos in Riviera Maya rent for MXN 18,000 to MXN 24,000 monthly ($1,035 to $1,380 USD or 960 to 1,285 EUR), typically in older buildings or secondary neighborhoods with basic shared amenities and simple furnishings.
Mid-range 2-bed condos command MXN 24,000 to MXN 35,000 per month ($1,380 to $2,010 USD or 1,285 to 1,870 EUR), usually well-located units in Gonzalo Guerrero, Zazil-Ha, or Tulum's Region 15 with modern kitchens, reliable internet, and building pools.
High-end 2-bed condos rent for MXN 35,000 to MXN 55,000 monthly ($2,010 to $3,160 USD or 1,870 to 2,940 EUR), representing premium properties in Playacar, Aldea Zama, or beachfront buildings with ocean views and luxury finishes.
What's the average monthly rent for a 3-bed condo in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a 3-bed condo in Riviera Maya is approximately MXN 32,000 to MXN 50,000 ($1,840 to $2,875 USD or 1,710 to 2,675 EUR), though supply is more limited than smaller units.
Entry-level 3-bed condos in Riviera Maya rent for MXN 28,000 to MXN 38,000 monthly ($1,610 to $2,185 USD or 1,495 to 2,030 EUR), typically older buildings in residential areas like Colosio or the edges of Centro with basic amenities and family-oriented layouts.
Mid-range 3-bed condos command MXN 38,000 to MXN 55,000 per month ($2,185 to $3,160 USD or 2,030 to 2,940 EUR), usually spacious units in established buildings in Playacar Phase II or well-located Tulum developments with multiple bathrooms and dedicated parking.
High-end 3-bed condos rent for MXN 55,000 to MXN 90,000 monthly ($3,160 to $5,170 USD or 2,940 to 4,810 EUR), representing penthouse-style units in luxury buildings with private terraces, beach club access, and premium concierge services.
How fast do well-priced condos get rented in Riviera Maya?
Well-priced condos in Riviera Maya typically find tenants within 2 to 6 weeks for long-term rentals, though overpriced or poorly positioned units can sit vacant for 2 to 4 months, especially during the slower summer and hurricane season months.
The typical vacancy rate for condos in Riviera Maya runs between 6% and 12% annually for long-term rentals (equivalent to 3 to 6 weeks vacant per year), while short-term vacation rentals in Tulum average around 44% to 48% occupancy according to AirDNA data.
The main factors causing some condos to rent faster than others in Riviera Maya are reliable air conditioning and fast internet (non-negotiable for remote workers), proximity to beach access or 5th Avenue in Playa del Carmen, and whether the building's common areas are well-maintained with functional pools and clean grounds.
And if you want to know what should be the right price, check our latest update on how much a condo should cost in Riviera Maya.
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 Riviera Maya?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Riviera Maya as of 2026?
As of early 2026, studios and 1-bed condos typically offer the highest gross rental yields in Riviera Maya (often 7% to 10%), followed by 2-beds (6% to 8%), with 3-beds generally producing lower yields (5% to 7%) due to higher purchase prices and HOA costs.
Studios in Riviera Maya yield around 7% to 10% gross, 1-beds around 6.5% to 9%, 2-beds around 6% to 8%, and 3-beds around 5% to 7%, though these ranges overlap significantly depending on location and building quality.
The main reason smaller units outperform in Riviera Maya is that the digital nomad and solo traveler market creates intense demand for affordable, well-located 1-beds, while larger family units compete in a thinner market where buyers have already priced in premium locations like Playacar.
Which amenities are best if you want a good yield for your condo in Riviera Maya?
The amenities that most positively impact rental yield in Riviera Maya are reliable high-speed internet (essential for remote workers), efficient air conditioning units, and a well-maintained building pool, because these features directly address what tenants in this tropical, tourism-driven market actually need daily.
Mid-level floors (2nd through 5th) are typically easiest to rent out in Riviera Maya because ground floors raise security and noise concerns while upper floors in buildings without reliable elevators or in the hot climate mean uncomfortable climbs and more heat exposure.
Condos with balconies or terraces do rent faster in Riviera Maya because outdoor space is part of the lifestyle appeal that draws people to the Caribbean coast, though the rent premium is usually modest (5% to 10%) compared to the faster leasing time benefit.
Building amenities like pools generally help occupancy and leasing speed in Riviera Maya's STR market (they are nearly table stakes in Tulum), but gyms provide only modest rent uplift that often does not justify the higher HOA fees they require.
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Which neighborhoods give the best rental demand for condos in Riviera Maya?
Which condo neighborhoods have the highest rental demand in Riviera Maya as of 2026?
As of early 2026, the neighborhoods with highest rental demand for condos in Riviera Maya are Centro, Gonzalo Guerrero, and Zazil-Ha in Playa del Carmen for long-term tenants, and Aldea Zama and La Veleta in Tulum for the short-term and medium-term vacation rental market.
The main demand driver making these neighborhoods attractive is walkability to beaches, restaurants, and coworking spaces, which matters enormously in Riviera Maya because tenants here (whether digital nomads, winter-season expats, or tourists) specifically chose this destination for the outdoor lifestyle and want to avoid needing a car.
In these high-demand neighborhoods, vacancy rates typically run 4% to 8% for long-term rentals and time-to-rent averages 2 to 4 weeks for well-priced units, compared to 6 to 10 weeks in less central areas.
One emerging neighborhood gaining rental demand momentum in Riviera Maya is Puerto Morelos, which offers lower entry prices than Playa del Carmen or Tulum while benefiting from improved infrastructure and proximity to Cancun airport, attracting families and long-term residents seeking a quieter alternative.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
Which condo neighborhoods have the highest yields in Riviera Maya as of 2026?
As of early 2026, the neighborhoods with highest rental yields for condos in Riviera Maya are Ejido and Colosio in Playa del Carmen, and parts of La Veleta and Region 15 in Tulum, where purchase prices remain lower relative to achievable rents.
Gross rental yields in these top-yielding neighborhoods typically range from 7% to 10%, compared to 5% to 7% in premium areas like Playacar or Aldea Zama where purchase prices have already absorbed much of the rental premium.
The main reason these neighborhoods offer higher yields is that they attract price-sensitive long-term tenants (local workers, teachers, service industry employees) whose rents have grown steadily while property prices in these areas have not inflated as rapidly as the beachfront zones.
We have a whole part covering all the neighborhoods in our pack about buying a property in Riviera Maya.
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 Riviera Maya?
Is short-term rental legal for condos in Riviera Maya as of 2026?
As of early 2026, short-term rentals are legal in Riviera Maya at the state level, but you must comply with Quintana Roo's lodging tax law, register with the state tourism registry (RETUR-Q), and critically, confirm that your specific condo building's HOA rules permit vacation rentals.
The main legal restrictions for operating a short-term rental condo in Riviera Maya include paying the 3% state lodging tax (Impuesto Sobre Hospedaje), obtaining an RFC (federal tax ID), registering as a tourism service provider with SEDETUR, and complying with any municipal requirements in Solidaridad (Playa del Carmen) or Tulum.
There is no official percentage of buildings that allow Airbnb in Riviera Maya, but in practice many newer condo developments (especially in Tulum) were designed with vacation rentals in mind, while older buildings and gated communities like Playacar often have HOA restrictions that effectively prohibit short-term guests.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Riviera Maya.
What's the gross yield difference short-term vs long-term in Riviera Maya in 2026?
As of early 2026, short-term rentals in Riviera Maya typically generate 2 to 5 percentage points higher gross yields than long-term rentals, though the net yield advantage shrinks to 0 to 3 points once you account for the additional costs of vacation rental operation.
Long-term rentals in Riviera Maya yield approximately 5.5% to 8% gross, while short-term vacation rentals can achieve 7% to 12% gross, with the higher range reserved for well-managed units in prime locations during strong tourism seasons.
The main additional costs that reduce the net yield advantage of short-term rentals in Riviera Maya include the 3% state lodging tax, platform fees (typically 3% to 15%), professional cleaning between guests ($70 to $140 per turnover), higher property management fees (15% to 30% versus 8% to 12% for long-term), and more intensive maintenance due to guest wear and tear.
To outperform a long-term rental in Riviera Maya, a short-term rental typically needs to achieve at least 45% to 55% annual occupancy at competitive rates, which is achievable in Tulum's peak season but challenging year-round given the market's current 44% to 48% average occupancy according to AirDNA data.
Get to know the market before you buy a property in Riviera Maya
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What costs will destroy my net yield for a condo in Riviera Maya?
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 are condo HOA fees as a % of rent in Riviera Maya as of 2026?
As of early 2026, typical HOA fees in Riviera Maya represent 10% to 25% of monthly rental income (roughly MXN 2,000 to MXN 8,000, or $115 to $460 USD, or 105 to 430 EUR), with resort-style buildings often pushing above 25% for smaller units.
The realistic range of HOA fees in Riviera Maya runs from 8% of rent for basic buildings with minimal amenities to over 30% for luxury developments with multiple pools, beach clubs, gyms, 24/7 security, and extensive landscaping.
The amenities that typically justify higher-than-average HOA fees in Riviera Maya are beach club access (extremely valuable in Tulum where public beach access can be limited), rooftop infinity pools, full-time security and concierge services, and sustainable infrastructure like water treatment systems that are increasingly required in the region's eco-conscious developments.
What annual maintenance budget should I assume for a condo in Riviera Maya right now?
Condo owners in Riviera Maya should budget approximately 0.75% to 1.5% of property value annually for unit-level maintenance (roughly MXN 15,000 to MXN 45,000, or $860 to $2,585 USD, or 800 to 2,405 EUR for a typical $200,000 condo), with short-term rental operators budgeting closer to 1% to 2%.
The realistic range of annual maintenance costs in Riviera Maya spans from MXN 10,000 to MXN 60,000 ($575 to $3,450 USD or 535 to 3,210 EUR), depending on whether your condo is newer construction with warranties still in place or an older building requiring more frequent repairs.
The most common maintenance expenses condo owners face annually in Riviera Maya are air conditioning servicing and repairs (the humid, salty coastal air is hard on units), water heater replacement due to mineral buildup from hard water, appliance repairs accelerated by humidity, and for STR operators, furniture refresh and repainting due to guest turnover.
What property taxes should I expect for a condo in Riviera Maya as of 2026?
As of early 2026, property taxes (predial) for condos in Riviera Maya are typically quite modest, ranging from approximately 0.05% to 0.25% of cadastral value annually (often MXN 1,500 to MXN 8,000, or $85 to $460 USD, or 80 to 430 EUR), which is much lower than comparable coastal properties in the US or Canada.
The realistic range of property taxes in Riviera Maya runs from under MXN 1,000 ($60 USD) for small units with low cadastral assessments to MXN 15,000+ ($860 USD) for larger luxury condos in premium buildings, depending on the municipality (Solidaridad or Tulum) and the property's official valuation.
Property taxes for condos in Riviera Maya are calculated based on the cadastral value assigned by the municipal government, which is typically well below market value, multiplied by a rate that varies by property type and zone as defined in the municipal finance law (Ley de Hacienda).
There are generally no significant property tax exemptions specifically for condo owners in Riviera Maya, though early payment discounts of 10% to 20% are commonly offered in January, and some municipalities offer modest reductions for senior citizens or properties with certain environmental certifications.
How much does condo insurance cost in Riviera Maya in 2026?
As of early 2026, typical annual condo insurance (contents plus liability) in Riviera Maya costs approximately 0.2% to 0.6% of replacement value (roughly MXN 4,000 to MXN 20,000, or $230 to $1,150 USD, or 215 to 1,070 EUR for a mid-range condo), with coastal wind and hurricane exposure being the main cost driver.
The realistic range of annual condo insurance costs in Riviera Maya spans from MXN 3,000 to MXN 35,000 ($170 to $2,010 USD or 160 to 1,870 EUR), depending on coverage level, property value, flood zone designation, and whether your HOA's master policy already covers structural elements.
What's the typical property management fee for condos in Riviera Maya as of 2026?
As of early 2026, typical property management fees in Riviera Maya are 8% to 12% of collected rent for long-term rentals (roughly MXN 1,600 to MXN 4,000 monthly, or $90 to $230 USD, or 85 to 215 EUR on a MXN 20,000 rent) and 15% to 30% of revenue for full-service short-term rental management.
The realistic range of property management fees in Riviera Maya spans from 6% for basic rent collection services to 35% for comprehensive STR management that includes dynamic pricing, guest communications, cleaning coordination, and 24/7 emergency support.
Standard property management fees in Riviera Maya typically include tenant finding and screening, rent collection, routine maintenance coordination, and basic financial reporting, while STR management usually adds professional photography, listing optimization, guest check-in/check-out, review management, and cleaning oversight.
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 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 how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) Housing Price Index | Mexico's federal mortgage finance institution and official housing price benchmark. | We used it to anchor price trends in Quintana Roo versus the rest of Mexico. We cross-checked private listing data against this official index. |
| Inmuebles24 Quintana Roo Index | Major Mexican property portal with transparent, listing-based yield metrics. | We used it as our primary gross yield benchmark for Quintana Roo. We compared it to micro-market data in Playa del Carmen and Tulum. |
| Vivanuncios Playa del Carmen Listings | Large classifieds platform providing neighborhood-level rent and price data. | We used it for practical rent anchoring by bedroom count in Playa del Carmen. We built realistic budget ranges from their listing aggregates. |
| AirDNA Tulum Market Data | Industry-standard STR analytics provider with market-wide occupancy and revenue data. | We used it to quantify STR occupancy, ADR, and annual revenue benchmarks. We estimated STR yields using their performance metrics. |
| SEDETUR Quintana Roo Hotel Occupancy Dashboard | Official state tourism secretariat's frequently updated occupancy statistics. | We used it to understand seasonality patterns in Riviera Maya rental markets. We validated vacancy and demand assumptions against official data. |
| Quintana Roo Lodging Tax Law (ISH) | Primary legislation published by the state congress defining STR tax obligations. | We used it to quantify the lodging tax impact on STR net yields. We grounded compliance requirements in actual legal text. |
| RETUR-Q Tourism Registry | Official state registry for tourism service providers including STR operators. | We used it to explain compliance requirements for legal STR operation. We referenced it for regulatory context on vacation rentals. |
| Solidaridad (Playa del Carmen) Municipal Finance Law | Primary municipal fiscal framework including property tax calculations. | We used it to ground property tax discussions in legal authority. We avoided relying on informal estimates for tax obligations. |
| Tulum Municipal Finance Law | Up-to-date municipal tax framework published by state legislature. | We used it to frame property tax context for Tulum municipality. We ensured tax rate discussions had proper legal backing. |
| ASUR Cancun Airport Passenger Traffic | Official airport operator data showing primary tourism arrival volumes. | We used it to understand the demand funnel driving STR occupancy. We explained why Riviera Maya rental dynamics differ from non-tourism cities. |
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