Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of San Miguel de Allende's property market is included in our pack
This blog post breaks down what you can realistically expect if you want to run an Airbnb in San Miguel de Allende in 2026, covering everything from legal requirements and taxes to nightly rates and occupancy numbers.
We dig into the actual costs, the neighborhoods that perform best, and where new hosts might find opportunities in this competitive market.
We constantly update this article with fresh data so you always have the latest picture of what short-term rentals look like in this UNESCO World Heritage city.
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 San Miguel de Allende.
Insights
- San Miguel de Allende now has more Airbnb listings (around 4,000) than traditional hotel rooms (about 3,500), which means you are competing in a market where short-term rentals have become the dominant lodging option.
- The municipal "uso de suelo" fee for Airbnb hosts in San Miguel de Allende is 45,000 MXN per year (about $2,500 USD), making compliance a significant fixed cost that smaller hosts must factor into their profit calculations.
- Average occupancy for Airbnb listings in San Miguel de Allende hovers around 35%, which translates to roughly 128 booked nights per year, far below what many new investors expect.
- Top-performing Airbnb hosts in San Miguel de Allende achieve 45% to 55% occupancy, meaning the gap between average and excellent execution can add an extra 40 to 70 booked nights annually.
- The typical Airbnb listing in San Miguel de Allende earns around $16,000 USD per year in gross revenue, but after operating costs and compliance fees, net profit for most hosts falls between $6,000 and $9,000 USD.
- Día de Muertos (late October to early November) and the December holiday season create the biggest demand spikes in San Miguel de Allende, with nightly rates often jumping 30% to 50% above average.
- Centro, San Antonio, Guadiana, and Ojo de Agua are the most saturated Airbnb neighborhoods in San Miguel de Allende, where new listings face the stiffest competition from established hosts.
- Properties with secure parking command a significant premium in San Miguel de Allende because Centro's walkable streets offer almost no parking, making this amenity a real differentiator.
- The $140 to $220 USD per night range is the most crowded price point for San Miguel de Allende Airbnbs, so hosts who can either go budget or offer true luxury find less direct competition.
- One-bedroom and two-bedroom units get the most bookings in San Miguel de Allende because the typical guest is a couple or small group doing a cultural weekend getaway.
Can I legally run an Airbnb in San Miguel de Allende in 2026?
Is short-term renting allowed in San Miguel de Allende in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is legally recognized and permitted in San Miguel de Allende, Guanajuato.
The main legal framework governing short-term rentals is the Guanajuato state law called the "Ley de Hospedaje a través de Plataformas Digitales," which was enacted in December 2020 to specifically regulate residential properties used for temporary lodging via digital platforms.
The single most important requirement is that hosts must register with the state tourism registry and comply with the municipal "uso de suelo" permit, which costs 45,000 MXN per year in San Miguel de Allende.
Beyond registration, hosts must also pay a 4% state lodging tax (Impuesto sobre Hospedaje) on all bookings, and they fall under federal SAT rules for platform-based income, meaning income tax and VAT obligations apply.
Penalties for operating without proper registration can include fines and potential suspension of hosting activity, though enforcement has historically focused more on pushing hosts toward compliance than outright shutdowns.
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 San Miguel de Allende as of 2026?
As of the first half of 2026, there is no state-mandated minimum-stay requirement and no maximum nights-per-year cap like the 90-day limits you see in some European cities for Airbnb hosts in San Miguel de Allende.
These rules do not differ by property type or residency status at the state level, so whether you own a colonial house in Centro or a condo in Los Frailes, the same lack of numerical limits applies across San Miguel de Allende.
That said, your condo or fraccionamiento may have its own HOA rules that restrict short-term rentals or impose minimum stays, so always check your property's internal regulations before listing.
Do I have to live there, or can I Airbnb a secondary home in San Miguel de Allende right now?
There is no primary-residence requirement in Guanajuato's platform-hosting law, meaning you do not have to live in your San Miguel de Allende property to legally rent it on Airbnb.
Owners of secondary homes or investment properties can absolutely operate short-term rentals, as long as they follow the same registration, tax, and municipal permit requirements as any other host.
No additional permits or special conditions apply specifically to non-primary residences beyond what all hosts must do, which keeps the barrier to entry the same for everyone.
In practical terms, the rules treat primary residences and secondary homes identically in San Miguel de Allende, so the main difference is simply whether you manage it yourself or hire someone locally.
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Can I run multiple Airbnbs under one name in San Miguel de Allende right now?
Yes, you can legally operate multiple Airbnb listings under one name or entity in San Miguel de Allende, as there is no cap on the number of properties a single host can list.
There is no maximum number of properties one person or entity can register for short-term rental in Guanajuato state or in San Miguel de Allende specifically.
Each property must be registered and permitted individually, meaning you will pay the 45,000 MXN municipal uso de suelo fee per listing, not just once for all your properties.
Do I need a short-term rental license or a business registration to host in San Miguel de Allende as of 2026?
As of the first half of 2026, hosts in San Miguel de Allende must complete three layers of compliance: state tourism registration, municipal land-use permitting, and federal tax enrollment for platform income.
The state tourism registration is done digitally through Guanajuato's Registro de Prestación de Servicios de Hospedaje and is free, while the municipal "uso de suelo" permit requires an application to the local government.
For the municipal permit, you typically need proof of property ownership or authorization, identification, and a Civil Protection review to confirm basic safety standards.
The municipal uso de suelo fee in San Miguel de Allende is 45,000 MXN per year (approximately $2,500 USD), which must be paid annually to maintain your hosting authorization.
Are there neighborhood bans or restricted zones for Airbnb in San Miguel de Allende as of 2026?
As of the first half of 2026, there are no official neighborhood bans or government-designated restricted zones that prohibit Airbnb hosting in specific parts of San Miguel de Allende.
However, neighborhoods like Centro, San Antonio, Guadiana, Ojo de Agua, Atascadero, and Balcones often have stricter HOA rules in certain condo buildings or fraccionamientos that can limit or prohibit short-term rentals.
The main reason for these private restrictions is noise, parking, and the desire of permanent residents to maintain a quieter residential atmosphere, especially in the densest tourist areas.
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 San Miguel de Allende in 2026?
What's the average and median nightly price on Airbnb in San Miguel de Allende in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in San Miguel de Allende is approximately $185 USD (around 3,330 MXN or €170), while the median nightly price sits closer to $170 USD (about 3,060 MXN or €158).
The typical nightly price range that covers roughly 80% of entire-place listings in San Miguel de Allende falls between $120 and $280 USD (2,160 to 5,040 MXN, or €110 to €260).
The single biggest factor affecting nightly pricing in San Miguel de Allende is walkability to Centro, because guests pay a premium to be steps from the Parroquia, restaurants, and galleries rather than needing a taxi.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in San Miguel de Allende.
How much do nightly prices vary by neighborhood in San Miguel de Allende in 2026?
As of the first half of 2026, nightly Airbnb prices in San Miguel de Allende can vary by $100 USD or more (around 1,800 MXN or €93) between the most expensive neighborhoods like Centro and Guadiana and the most affordable areas like outer La Lejona.
The three neighborhoods with the highest average nightly prices in San Miguel de Allende are Centro (around $220 to $280 USD / 3,960 to 5,040 MXN / €205 to €260), Guadiana (around $200 to $250 USD / 3,600 to 4,500 MXN / €185 to €230), and Ojo de Agua (around $190 to $240 USD / 3,420 to 4,320 MXN / €175 to €220).
The three neighborhoods with the lowest average nightly prices are outer La Lejona (around $130 to $160 USD / 2,340 to 2,880 MXN / €120 to €150), farther parts of fraccionamientos (around $120 to $150 USD / 2,160 to 2,700 MXN / €110 to €140), and less central sections of Arcos de San Miguel (around $140 to $170 USD / 2,520 to 3,060 MXN / €130 to €160), though guests still book these areas for value and quieter stays.
What's the typical occupancy rate in San Miguel de Allende in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in San Miguel de Allende is around 35%, which translates to approximately 128 booked nights per year.
The realistic occupancy range that covers most listings in San Miguel de Allende falls between 28% and 42%, depending on listing quality, pricing strategy, and location.
San Miguel de Allende's Airbnb occupancy rate is roughly in line with other cultural tourism destinations in central Mexico but lower than beach destinations like Puerto Vallarta or Cancún, which benefit from longer vacation stays.
The single biggest factor in achieving above-average occupancy in San Miguel de Allende is professional photography combined with strong early reviews, because guests scroll through hundreds of charming colonial listings and book the ones that look truly exceptional.
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What's the average monthly revenue per listing in San Miguel de Allende in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in San Miguel de Allende is approximately $1,330 USD (around 24,000 MXN or €1,240).
The realistic monthly revenue range that covers roughly 80% of listings in San Miguel de Allende falls between $800 and $2,200 USD (14,400 to 39,600 MXN, or €745 to €2,050).
Top-performing Airbnb listings in San Miguel de Allende with excellent location, design, and reviews can achieve $2,500 to $4,000 USD per month (45,000 to 72,000 MXN, or €2,330 to €3,720). At $250 per night with 50% occupancy, for example, that works out to around $3,750 USD monthly.
Finally, note that we give here all the information you need to buy and rent out a property in San Miguel de Allende.
What's the typical low-season vs high-season monthly revenue in San Miguel de Allende in 2026?
As of the first half of 2026, a typical Airbnb listing in San Miguel de Allende earns around $1,800 to $2,600 USD (32,400 to 46,800 MXN, or €1,675 to €2,420) during high-season months and drops to $850 to $1,250 USD (15,300 to 22,500 MXN, or €790 to €1,165) during low-season months.
High season in San Miguel de Allende runs from late October through early January (Día de Muertos, holiday season, New Year's) and again during Semana Santa in spring, while low season typically covers late May through September when rain and heat reduce visitor traffic.
What's a realistic Airbnb monthly expense range in San Miguel de Allende in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in San Miguel de Allende is $450 to $900 USD (8,100 to 16,200 MXN, or €420 to €840) if you self-manage, or $750 to $1,400 USD (13,500 to 25,200 MXN, or €700 to €1,300) with professional management.
The largest single expense category for most San Miguel de Allende Airbnb hosts is cleaning and turnover costs, which typically run $30 to $60 USD (540 to 1,080 MXN, or €28 to €56) per turnover and add up quickly with frequent short stays.
Hosts in San Miguel de Allende should expect to spend 35% to 50% of gross revenue on operating expenses, depending on property age, whether they use management, and how often they turn over guests.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in San Miguel de Allende.
What's realistic monthly net profit and profit per available night for Airbnb in San Miguel de Allende in 2026?
As of the first half of 2026, a realistic monthly net profit for a typical Airbnb listing in San Miguel de Allende is around $680 USD (12,240 MXN, or €630), with a profit per available night of approximately $23 USD (415 MXN, or €21).
The realistic monthly net profit range that covers most listings in San Miguel de Allende falls between $400 and $1,200 USD (7,200 to 21,600 MXN, or €370 to €1,120), depending on occupancy, pricing, and cost control.
Net profit margins for San Miguel de Allende Airbnb hosts typically range from 40% to 55% of gross revenue after operating expenses but before mortgage payments and income taxes.
The break-even occupancy rate for a typical listing in San Miguel de Allende is around 20% to 25%, assuming you cover your fixed costs like the 45,000 MXN annual permit, utilities, and basic maintenance even with minimal bookings.
In our property pack covering the real estate market in San Miguel de Allende, 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 San Miguel de Allende as of 2026?
How many active Airbnb listings are in San Miguel de Allende as of 2026?
As of the first half of 2026, there are approximately 2,100 active Airbnb and Vrbo listings in San Miguel de Allende according to STR data portals, though local officials report that nearly 4,000 properties are now registered for short-term rental.
This number has grown significantly since 2019, when there were far fewer listings, and the trend shows steady year-over-year increases as more property owners formalize their hosting activity and new investors enter the market.
Which neighborhoods are most saturated in San Miguel de Allende as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in San Miguel de Allende are Centro, San Antonio, Guadiana, Ojo de Agua, Atascadero, and Balcones, where listing density is highest and competition fiercest.
These neighborhoods have become so saturated because they offer the walkability, colonial charm, and iconic views that tourists specifically come to San Miguel for, and early hosts who established strong reviews created a "winner-takes-more" dynamic that keeps attracting new listings.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include Los Frailes, outer La Lejona, and parts of Arcos de San Miguel, where you trade some walkability for less direct competition and lower property acquisition costs.
What local events spike demand in San Miguel de Allende in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in San Miguel de Allende are Día de Muertos (late October to early November), the December holiday season through New Year's, Semana Santa (Easter week), and cultural festivals like Día de los Locos in June and the September Independence Day celebrations.
During these peak events, nightly rates in San Miguel de Allende typically increase by 30% to 50% above average, and occupancy can surge to 60% or higher for well-positioned listings, compared to the 35% annual average.
Hosts in San Miguel de Allende should adjust pricing and set minimum stays at least 4 to 6 weeks before major events, because savvy travelers book early and last-minute gaps become harder to fill when the market is already tight.
What occupancy differences exist between top and average hosts in San Miguel de Allende in 2026?
As of the first half of 2026, top-performing Airbnb hosts in San Miguel de Allende achieve occupancy rates of 45% to 55%, compared to the market average of around 35%.
This means top hosts book an extra 40 to 70 nights per year compared to average hosts, which at $185 per night translates to $7,400 to $13,000 more in annual gross revenue.
New hosts in San Miguel de Allende typically take 6 to 12 months to reach top-performer occupancy levels, assuming they invest in professional photography, respond quickly to inquiries, accumulate strong reviews, and price dynamically rather than setting a flat rate.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in San Miguel de Allende.
Which price points are most crowded, and where's the "white space" for new hosts in San Miguel de Allende right now?
The nightly price range with the highest concentration of Airbnb listings in San Miguel de Allende is $140 to $220 USD (2,520 to 3,960 MXN, or €130 to €205), where most "nice but not luxury" entire-place units compete directly against each other.
White space opportunities for new hosts in San Miguel de Allende exist at the budget end below $120 USD per night (under 2,160 MXN or €110) for simple but clean accommodations, and at the premium end above $280 USD per night (over 5,040 MXN or €260) for truly exceptional design-forward or large-group properties.
To succeed in the underserved budget segment, a new host in San Miguel de Allende would need a smaller unit in a less central but still safe location, with reliable basics like fast Wi-Fi and hot water, and a focus on longer-stay remote workers rather than weekend tourists.
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What property works best for Airbnb demand in San Miguel de Allende right now?
What bedroom count gets the most bookings in San Miguel de Allende as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most bookings on Airbnb in San Miguel de Allende, with two-bedroom units being the sweet spot for both couples and small friend groups.
The booking rate breakdown by bedroom count in San Miguel de Allende roughly shows studios and one-bedrooms at 30% of bookings, two-bedrooms at 35%, three-bedrooms at 25%, and four-plus bedrooms at 10%, though this shifts during peak weekends when larger groups book up quickly.
Two-bedroom units perform best in San Miguel de Allende because the typical visitor is a couple or pair of friends doing a cultural weekend getaway, and a second bedroom provides flexibility for slightly larger groups without the higher nightly cost of a three-bedroom home.
What property type performs best in San Miguel de Allende in 2026?
As of the first half of 2026, colonial houses and high-quality condos are the best-performing property types for Airbnb in San Miguel de Allende, with well-maintained colonial homes near Centro commanding the highest rates and condos offering more consistent operations.
Occupancy rates across property types in San Miguel de Allende show colonial houses at 32% to 38%, condos at 35% to 42%, apartments and casitas at 30% to 36%, and larger villas at 25% to 32%, with condos often outperforming on occupancy because they require less maintenance and offer more predictable guest experiences.
Colonial houses outperform on rate and appeal because guests come to San Miguel de Allende specifically for the historic atmosphere, courtyards, and roof terraces that only authentic colonial architecture can provide, even if operational complexity is higher.
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 San Miguel de Allende, 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 |
|---|---|---|
| Municipio de San Miguel de Allende - Ley de Ingresos 2026 | This is the official, legally binding fee schedule for what the municipality can charge in 2026. | We used it to price the municipal "uso de suelo" charge for short-term lodging at 45,000 MXN. This is the baseline local compliance cost because it is literally the municipality's own 2026 rulebook. |
| Guanajuato - Ley de Hospedaje a través de Plataformas Digitales | This is the state law that defines and regulates short-term hosting through platforms in Guanajuato. | We used it to confirm what is allowed, the core obligations like registration and tax linkage, and to keep our analysis strictly focused on residential property used for temporary lodging. |
| Guanajuato - Ley de Hacienda (Impuesto por Servicios de Hospedaje) | This is the state's official tax law that spells out the lodging tax base and rate. | We used it to confirm the 4% lodging tax rate and that it applies to departments and houses. We also used it to anchor that taxes exist even for small owner-hosts. |
| SAT - Plataformas Tecnológicas (Personas Físicas) | This is the federal tax authority's official guidance for platform-based income. | We used it to explain that platform intermediation triggers income tax and VAT handling and reporting duties. We treat it as the federal layer you cannot ignore even if city rules feel local. |
| AirDNA - San Miguel de Allende Market Overview | AirDNA is a widely used, established STR data provider with transparent, market-level methodology. | We used it for a reality-check baseline on occupancy and ADR, then triangulated with a second STR dataset. We also used its metrics to build a conservative typical host pro-forma. |
| AirROI - San Miguel de Allende STR Data Portal | This is a dedicated STR analytics portal that publishes market stats and datasets with schema details. | We used it as an independent cross-check on listings count, occupancy, ADR, and annual revenue. Where AirDNA and AirROI differ, we took a middle, investor-conservative estimate and explained why. |
| SECTUR DataTur - Hotel Monitoring Portal | This is Mexico's federal tourism monitoring system for hotel occupancy and metrics. | We used it to triangulate STR seasonality logic against destination-level tourism demand signals. We do not equate hotels to Airbnbs but use it to validate peak periods and demand cycles. |
| Observatorio Turístico Guanajuato - San Miguel Monthly Report | This is a state-level tourism intelligence outlet that cites DataTur and official visitor studies. | We used it to keep the article tailored to San Miguel's visitor volume and hotel demand context. This helps explain why weekends and holidays command premiums and supports the events-drive-spikes section. |
| Banco de México - FIX Exchange Rate (SIE) | This is the central bank and the reference source for how Mexico's official USD/MXN benchmark is set. | We used it to justify converting USD-denominated STR stats into MXN in a defensible way. We also used it to explain why we prefer official benchmarks over random bank quotes. |
| DOF - Diario Oficial Indicator Page | This is the official gazette publication channel for key financial indicators used legally in Mexico. | We used it as the January 2026 anchor for a real-world USD/MXN reference point. This lets us express revenue and fees in both USD and MXN cleanly. |
| INEGI - Official Statistics Portal | INEGI is Mexico's national statistics agency. | We used it as the authoritative backbone for macro context on tourism and economic stats. It also supports why San Miguel benefits from broader Mexico tourism trends. |
| INEGI - Indicadores Trimestrales de la Actividad Turística | This is an official tourism-activity indicator series with clear methodology notes. | We used it to justify why we treat tourism demand as a measurable macro driver rather than just vibes. We used it to keep the profitability discussion grounded in demand reality, not just supply counts. |
| San Miguel Times - Airbnb Regulation Reporting | This is a local news outlet that reports on municipal tourism and regulatory developments. | We used it to confirm that nearly 4,000 Airbnb properties are now registered in San Miguel de Allende and to understand how local enforcement and compliance actually work on the ground. |
| CEIC - San Miguel Hotel Occupancy Data | CEIC is a global economic database that tracks official Mexican tourism statistics. | We used it to validate hotel occupancy trends and compare them to STR performance. This helps contextualize how Airbnb occupancy fits within the broader hospitality market in San Miguel de Allende. |
| Planeta San Miguel - Tourism Analysis | This is a local publication that analyzes San Miguel tourism trends using Guanajuato state government data. | We used it to understand the paradox of rising visitor numbers but declining hotel occupancy. This context explains why Airbnb has become the dominant lodging option in San Miguel de Allende. |
| Travel + Leisure - World's Best City 2025 | Travel + Leisure is an internationally recognized travel publication with rigorous reader survey methodology. | We used it to establish San Miguel de Allende's global reputation as a top destination. This supports why demand remains strong and why hosts can command premium rates compared to less recognized markets. |
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.