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Everything you need to know before buying real estate is included in our Mexico Property Pack
Toluca is not a beach destination or a tourist hotspot, but it has become a surprisingly active short-term rental market thanks to its business travelers, university students, and event-driven demand.
In this guide, we break down the real numbers behind Airbnb profitability in Toluca, including nightly rates, occupancy, expenses, and which neighborhoods perform best.
We constantly update this blog post to reflect the latest data on housing prices and rental performance in Toluca.
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 Toluca.
Insights
- About 71% of Airbnb listings in Toluca have a minimum stay of 30 nights or more, which tells you this market behaves more like a mid-term rental hub than a typical vacation destination.
- The average Toluca Airbnb earns around MXN 8,500 per month (roughly USD 475), but well-optimized entire-place listings can net MXN 12,000 to 19,000 monthly.
- Only 76% of Toluca listings offer parking, yet it is one of the most requested amenities by guests who drive from Mexico City, making it a real competitive advantage.
- Toluca's occupancy rate hovers around 48%, which is lower than resort cities but consistent with business and commuter markets across Mexico.
- The Feria del Alfeñique in October and early November is the single biggest demand spike for Toluca Airbnbs, often pushing nightly rates 20% to 40% higher.
- One-bedroom units make up about 59% of all Toluca listings, so the budget segment is crowded and two-bedroom properties face less competition.
- Private rooms account for nearly 39% of Toluca's Airbnb supply, which keeps the citywide average nightly rate relatively low at around MXN 590.
- Top-performing hosts in Toluca achieve occupancy rates of 60% to 65%, compared to the market average of 48%, mostly by offering instant booking and professional photos.
Can I legally run an Airbnb in Toluca in 2026?
Is short-term renting allowed in Toluca in 2026?
As of early 2026, short-term renting is generally allowed in Toluca, and there is no citywide ban or strict prohibition similar to what you might find in Mexico City.
Toluca does not have a dedicated short-term rental ordinance, so the main legal framework comes from general municipal rules covering land use, noise, safety, and federal tax obligations for platform income.
The single most important condition hosts must comply with is registering their platform income with Mexico's tax authority (SAT) and following the withholding rules for ISR and IVA that apply to lodging services.
Beyond taxes, hosts should also check their condo or HOA rules, since many buildings in Toluca have internal regulations that restrict or prohibit short-term rentals.
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 Toluca as of 2026?
As of early 2026, Toluca does not impose any government-mandated minimum stay requirement or maximum nights-per-year cap on Airbnb hosts.
These rules do not vary by property type or residency status because no such restrictions appear in Toluca's published municipal regulations for any category of host or property.
That said, about 71% of Toluca listings voluntarily set a 30-night minimum stay, which reflects market behavior rather than legal mandate.
Do I have to live there, or can I Airbnb a secondary home in Toluca right now?
Toluca does not appear to have any primary residence requirement for operating an Airbnb, so you do not need to live in the property you rent out.
Owners of secondary homes and investment properties can legally operate short-term rentals in Toluca, as evidenced by the fact that about 60% of listings are entire-home rentals.
There are no additional permits specifically required for non-primary residence short-term rentals in Toluca beyond general tax compliance and any HOA or condo rules that may apply.
The main practical difference between renting out a primary residence versus a secondary home in Toluca is that secondary homes may face stricter HOA scrutiny and you will need to manage the property remotely or hire a local manager.
Don't buy the wrong property, in the wrong area of Toluca
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Can I run multiple Airbnbs under one name in Toluca right now?
Yes, you can legally operate multiple Airbnb listings under one name in Toluca, and the data shows that professional property managers with dozens of listings already exist in this market.
There is no published maximum number of properties that one person or entity can list for short-term rental in Toluca.
Hosts with multiple listings do not face additional licensing requirements specific to Toluca, but they will likely need more rigorous tax accounting with SAT and should expect closer attention from building administrators if neighbors complain.
Do I need a short-term rental license or a business registration to host in Toluca as of 2026?
As of early 2026, Toluca does not have a dedicated short-term rental license or STR registry that hosts must obtain before listing on Airbnb.
However, if your operation resembles a commercial lodging business with staff, signage, and high guest turnover, you may need a general municipal operating permit (licencia de funcionamiento) and civil protection approval.
Regardless of licensing, all hosts must treat their platform income as taxable under SAT rules, which means registering for ISR and IVA withholding if you have not already.
Are there neighborhood bans or restricted zones for Airbnb in Toluca as of 2026?
As of early 2026, there are no municipality-declared neighborhood bans or restricted zones for Airbnb in Toluca.
Restrictions in Toluca tend to be micro-local, meaning they come from specific condo towers, gated communities (fraccionamientos), or building rules in certain areas rather than from city zoning.
Before purchasing or renting a property to use as an Airbnb in Toluca, you should always check the HOA or condo bylaws, as these private rules are the most common barrier to short-term renting.
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 Toluca in 2026?
What's the average and median nightly price on Airbnb in Toluca in 2026?
As of early 2026, the average nightly price (ADR) for an Airbnb in Toluca is around MXN 590 (approximately USD 33 or EUR 31), while the estimated median is closer to MXN 540 (USD 30 or EUR 28).
The typical nightly price range covering roughly 80% of Toluca listings falls between MXN 350 and MXN 1,100 (USD 19 to 61 or EUR 18 to 57), depending on whether it is a private room or an entire apartment.
The single factor with the biggest impact on nightly pricing in Toluca is whether you are renting a private room or an entire place, since private rooms dominate the lower price bands while entire apartments and houses command significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Toluca.
How much do nightly prices vary by neighborhood in Toluca in 2026?
As of early 2026, nightly prices in Toluca vary from around MXN 350 (USD 19, EUR 18) in budget private rooms to MXN 1,200 (USD 67, EUR 62) in premium areas like Santa Ana Tlapaltitlán near Metepec.
The three neighborhoods with the highest average nightly prices in Toluca are Santa Ana Tlapaltitlán and the Metepec edge (MXN 700 to 1,200), Centro Histórico near Los Portales (MXN 650 to 1,100), and the Paseo Tollocan corridor (MXN 600 to 1,000).
The three neighborhoods with the lowest average nightly prices in Toluca are areas near Aeropuerto de Toluca (MXN 500 to 900), San Buenaventura (MXN 550 to 950), and Colonia Universidad near UAEM (MXN 550 to 950), though these areas still attract steady bookings from business travelers and students.
What's the typical occupancy rate in Toluca in 2026?
As of early 2026, the typical occupancy rate for Airbnb listings in Toluca is around 48%, which translates to roughly 14 to 15 booked nights per month.
The realistic occupancy range for most Toluca listings falls between 35% and 55%, with many hosts landing somewhere in the middle depending on their pricing strategy and listing quality.
Compared to Mexican beach destinations that often see 60% to 70% occupancy, Toluca's rate is more consistent with inland business and commuter cities where demand is less driven by leisure tourism.
The single biggest factor for achieving above-average occupancy in Toluca is offering instant booking combined with professional photos and reliable amenities like parking and fast Wi-Fi.
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What's the average monthly revenue per listing in Toluca in 2026?
As of early 2026, the average monthly revenue per Airbnb listing in Toluca is approximately MXN 8,500 (around USD 475 or EUR 440).
The realistic monthly revenue range covering roughly 80% of Toluca listings falls between MXN 4,500 and MXN 14,000 (USD 250 to 780 or EUR 230 to 720), with private rooms at the low end and well-located entire apartments at the high end.
Top Airbnb listings in Toluca can achieve monthly revenues of MXN 15,000 to 19,000 (USD 835 to 1,055 or EUR 770 to 980), typically by combining a higher ADR around USD 45 to 50 with occupancy of 55% to 60%.
Finally, note that we give here all the information you need to buy and rent out a property in Toluca.
What's the typical low-season vs high-season monthly revenue in Toluca in 2026?
As of early 2026, typical monthly revenue during low season in Toluca ranges from MXN 6,500 to 8,000 (USD 360 to 445 or EUR 335 to 410), while high season months can bring in MXN 9,500 to 12,500 (USD 530 to 695 or EUR 490 to 645) for a well-run entire-place listing.
Low season in Toluca generally falls between January (after the holidays) and September, while high season peaks in October and early November during the Feria del Alfeñique, late December for holiday travel, and mid-March during the Festival del Quinto Sol.
What's a realistic Airbnb monthly expense range in Toluca in 2026?
As of early 2026, realistic monthly expenses for operating an Airbnb in Toluca range from MXN 4,000 to 7,500 (USD 220 to 415 or EUR 205 to 385) for apartments and condos, and from MXN 6,000 to 14,000 (USD 335 to 780 or EUR 310 to 720) for houses and townhouses.
The single expense category that typically represents the largest share of monthly costs in Toluca is utilities combined with HOA fees, which together can run MXN 1,700 to 4,700 depending on the property type and building amenities.
Hosts in Toluca should typically expect to spend between 45% and 60% of gross revenue on operating expenses, including cleaning, supplies, platform fees, and the taxes withheld by SAT and collected by the state.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Toluca.
What's realistic monthly net profit and profit per available night for Airbnb in Toluca in 2026?
As of early 2026, realistic monthly net profit for an average Airbnb listing in Toluca ranges from MXN 1,500 to 4,000 (USD 85 to 220 or EUR 80 to 205), while profit per available night sits around MXN 70 to 115 (USD 4 to 6 or EUR 3.50 to 6).
The realistic monthly net profit range for most Toluca listings spans from essentially break-even for poorly optimized private rooms to MXN 5,000 to 10,000 (USD 280 to 555 or EUR 260 to 515) for well-run entire-place listings in good locations.
Hosts in Toluca typically achieve net profit margins of 25% to 40% of gross revenue after all operating costs but before any mortgage or financing expenses.
The break-even occupancy rate for a typical Toluca Airbnb listing is around 30% to 35%, meaning you need roughly 9 to 11 booked nights per month just to cover your expenses.
In our property pack covering the real estate market in Toluca, 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 Toluca as of 2026?
How many active Airbnb listings are in Toluca as of 2026?
As of early 2026, there are approximately 973 total available Airbnb listings in Toluca according to market tracking data.
This number has remained relatively stable compared to the previous year, reflecting Toluca's position as a mature but not rapidly growing short-term rental market where supply growth is gradual rather than explosive.
Which neighborhoods are most saturated in Toluca as of 2026?
As of early 2026, the most saturated neighborhoods for Airbnb in Toluca are Centro Histórico and Los Portales, the Paseo Tollocan corridor, Colonia Universidad near UAEM, San Buenaventura, and areas near Metepec.
These neighborhoods became saturated because they combine walkability to government offices and business centers with proximity to universities and major event venues like those hosting the Feria del Alfeñique.
Relatively undersaturated areas that may offer better opportunities for new hosts include neighborhoods closer to Aeropuerto de Toluca, outer residential zones with easy highway access to Mexico City, and family-oriented fraccionamientos where 2 to 3 bedroom homes are in short supply.
What local events spike demand in Toluca in 2026?
As of early 2026, the main local events that spike Airbnb demand in Toluca are the Feria y Festival del Alfeñique in October and early November, the Festival del Quinto Sol in March, and the late December holiday period when weekend trips to nearby Nevado de Toluca increase.
During these peak events, Toluca hosts typically see bookings increase by 30% to 50% and can raise nightly rates by 20% to 40% compared to normal periods.
Hosts should adjust their pricing and availability at least 4 to 6 weeks before major events in Toluca, as business travelers and families from Mexico City tend to book early for these well-known local celebrations.
What occupancy differences exist between top and average hosts in Toluca in 2026?
As of early 2026, top-performing Airbnb hosts in Toluca achieve occupancy rates of 60% to 65%, which is significantly higher than the market norm.
In comparison, the average host in Toluca sees only about 48% occupancy, meaning top performers book roughly 4 to 5 more nights per month than typical listings.
It typically takes a new host in Toluca 6 to 12 months to reach top-performer occupancy levels, assuming they invest in professional photography, enable instant booking, respond quickly to inquiries, and accumulate at least 10 to 15 positive reviews.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Toluca.
Which price points are most crowded, and where's the "white space" for new hosts in Toluca right now?
The nightly price range with the highest concentration of listings in Toluca falls between MXN 400 and 700 (USD 22 to 39 or EUR 21 to 36), which is heavily dominated by private rooms and budget one-bedroom apartments.
The most crowded price points are in the MXN 350 to 600 (USD 19 to 33 or EUR 18 to 31) range, while "white space" opportunities exist in the MXN 900 to 1,400 (USD 50 to 78 or EUR 46 to 72) range for quality two-bedroom entire-place listings and the mid-term rental segment for 30-plus night stays.
To successfully compete in these underserved segments in Toluca, a new host should offer a two or three bedroom property with dedicated parking, a proper workspace with fast Wi-Fi, easy self check-in, and amenities suited for business travelers or families relocating temporarily.
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What property works best for Airbnb demand in Toluca right now?
What bedroom count gets the most bookings in Toluca as of 2026?
As of early 2026, one-bedroom units get the most total bookings in Toluca simply because they represent about 59% of all listings in the market.
The estimated booking share breakdown in Toluca is roughly 59% for one-bedroom units, 39% for private rooms (which often have zero dedicated bedrooms), and the remaining share split between two-bedroom and three-plus bedroom properties.
One-bedroom units perform best in volume because Toluca's demand is driven heavily by solo business travelers, students, and couples who need functional space for short or mid-term stays rather than large vacation groups.
What property type performs best in Toluca in 2026?
As of early 2026, entire-place apartments and condos with one to two bedrooms perform best for Airbnb in Toluca, offering the strongest combination of occupancy stability and revenue potential in this business-oriented market.
Occupancy rates across property types in Toluca break down roughly as follows: entire-place apartments average around 50% to 55%, townhouses with parking can reach 50% to 60%, while private rooms typically sit lower at 40% to 45%.
Entire-place apartments outperform in Toluca because the market is driven by business travelers and mid-term renters who value privacy, a functional kitchen, and a workspace over shared accommodations or large vacation homes.
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 Toluca, 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 |
|---|---|---|
| AirDNA Toluca Market Overview | AirDNA is a widely used short-term rental data provider that systematically tracks market performance across Airbnb and Vrbo listings. | We used it as the backbone for active listings, ADR, occupancy, RevPAR, and listing mix in Toluca. We then recomputed revenue in MXN and verified the math internally. |
| AirDNA Help Center | This is the vendor's own methodology documentation explaining what their metrics actually measure. | We used it to explain what "active listings" counts and to keep our competition estimates honest and well-defined. |
| SAT Platform Tax Rules | SAT is Mexico's official federal tax authority, and this is their guidance for platform income rules. | We used it to describe VAT and ISR withholding mechanics and the compliance baseline for hosts earning via platforms like Airbnb. |
| Estado de México Financial Code | This is the state's financial code providing the legal basis for state taxes and obligations. | We used it to ground the lodging tax framework and verify who is responsible for collecting and paying state-level taxes. |
| Toluca Municipal Code Portal | This is the municipality's official portal for the Bando Municipal and local regulations. | We used it to identify general municipal obligations and confirm whether a dedicated STR registry exists in Toluca. |
| Banco de México Exchange Rates | Banxico is Mexico's central bank, and the FIX rate is a standard reference for currency conversion. | We used it to convert USD-quoted STR metrics into MXN at around 17.98 MXN per USD for consistency. |
| Banxico Monetary Policy Decision | This is Banxico's official rate decision communication from December 2025. | We used it to anchor financing cost assumptions and benchmark rate levels entering 2026 for mortgage feasibility context. |
| SHF Housing Price Index | SHF is a federal housing finance institution publishing a recognized residential price index. | We used it to describe recent national residential price dynamics and provide context for buy-versus-rent feasibility. |
| SECTUR DATATUR Portal | DATATUR is Mexico's official tourism statistics hub run by the federal tourism ministry. | We used it to triangulate travel demand directionally and explain seasonality drivers even when city-level STR data is private. |
| SECTUR Tourism Statistics Report | This is an official publication summarizing tourism indicators from the federal government. | We used it to support macro demand commentary and verify whether our STR occupancy assumptions are plausible for an inland city. |
| Estado de México Metropolitan Data | This is an official state publication using INEGI census inputs for metropolitan area statistics. | We used it for metro-area context to explain why Toluca behaves more like a business and commuter city than a resort market. |
| DataMéxico Toluca Profile | This is a government data product that compiles official sources including INEGI economic data. | We used it to ground why demand exists in Toluca through population and economic activity signals without relying on blogs. |
| Airbnb Mexico Tax Collection Notes | This is the platform's official policy disclosure to hosts and guests about tax collection in Mexico. | We used it to understand what Airbnb says it collects in Estado de México and cross-checked against the state tax code. |
| Toluca Feria del Alfeñique Announcement | This is an official municipal communication about Toluca's biggest annual cultural event. | We used it to justify a real, documented demand spike window in October and early November for Toluca Airbnbs. |
| Festival del Quinto Sol Page | This is the official state cultural programming page for a major regional event. | We used it as another documented demand spike example tied to the Valle de Toluca region in March. |
| AFAC Aviation Statistics | AFAC is Mexico's official civil aviation authority publishing air transport statistics. | We used it directionally to frame upside and downside scenarios since Toluca is linked to airport and business travel dynamics. |
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.