Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
Thinking about starting an Airbnb in Tulum in 2026? You are not alone, as the Mexican Caribbean continues to attract investors from around the world looking to capitalize on its booming tourism scene.
This guide covers everything you need to know about Tulum Airbnb profitability, legal requirements, occupancy rates, and realistic revenue expectations, all updated with the latest 2026 data.
We constantly update this blog post to reflect current housing prices, rental yields, and regulatory changes in Tulum.
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 Tulum.
Insights
- About 88% of Airbnb guests in Tulum are international travelers, with Americans making up the largest group, which explains why nightly rates are typically quoted in USD.
- Tulum has roughly 13,650 active short-term rental listings in early 2026, making it one of Mexico's most competitive Airbnb markets outside of major cities.
- The average daily rate for Tulum Airbnb listings hovers around $160 USD per night, but beach-adjacent properties can command $300 to $450 or more during peak season.
- Occupancy in Tulum averages 44 to 48% annually, but this masks intense seasonality where January bookings can hit 70% while September may drop to 25%.
- One-bedroom units make up 55% of Tulum's Airbnb inventory, creating fierce price competition in the $90 to $200 per night segment.
- Top-performing Tulum hosts achieve 55 to 65% occupancy, roughly 15 to 20 percentage points higher than average listings, largely through better photos and dynamic pricing.
- Quintana Roo's RETUR-Q tourism registry became mandatory in late 2025, and hosts who fail to register face fines up to 100,000 pesos.
- The state lodging tax in Quintana Roo is 5 to 6%, and platforms like Airbnb now withhold and remit this tax automatically on most bookings.
- Festival season, especially the Zamna series and Day Zero in January, can spike nightly rates by 50% or more and fill properties weeks in advance.
Can I legally run an Airbnb in Tulum in 2026?
Is short-term renting allowed in Tulum in 2026?
As of early 2026, short-term rentals are allowed in Tulum, though they operate within a structured regulatory framework that requires registration, licensing, and tax compliance.
The main legal framework governing Airbnb rentals in Tulum is Quintana Roo's Tourism Law (Ley de Turismo), which explicitly includes vacation rentals offered through digital platforms and establishes the RETUR-Q state tourism registry as mandatory for all hosts.
The single most important requirement for Tulum Airbnb hosts is registering with RETUR-Q, the State Tourism Registry, which became strictly enforced in late 2025, and failure to register can result in fines up to 100,000 Mexican pesos (roughly $5,500 USD).
Beyond RETUR-Q, hosts must also obtain a state operating license through the Quintana Roo Tax Administration Service (SATQ), comply with Civil Protection safety guidelines, and ensure proper collection of the state lodging tax.
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 Tulum as of 2026?
As of early 2026, Quintana Roo does not impose a statewide minimum-stay requirement or a maximum nights-per-year cap for Airbnb hosts in Tulum, leaving these decisions largely to market dynamics and individual HOA rules.
These rules do not differ based on property type or residency status at the state level, meaning both primary residence owners and investment property owners face the same regulatory framework in Tulum.
In practice, many Tulum hosts set their own minimum stays based on market demand, with AirDNA data showing a significant portion of listings requiring 2-night minimums and a surprisingly large segment set at 30 nights or more to target digital nomads and mid-term renters.
Do I have to live there, or can I Airbnb a secondary home in Tulum right now?
There is no owner-occupancy requirement to operate an Airbnb in Tulum, meaning you do not have to live in the property to rent it out as a short-term vacation rental.
Secondary homes and pure investment properties can legally operate as short-term rentals in Tulum, which is why the market is overwhelmingly "entire home" listings rather than shared spaces.
The compliance focus in Quintana Roo is on proper RETUR-Q registration, obtaining your state operating license, and paying the applicable lodging and income taxes, rather than on where you personally reside.
Unlike some US or European cities that restrict STRs to primary residences, Tulum's framework treats all property owners equally, whether you live there full-time, part-time, or not at all.
Don't buy the wrong property, in the wrong area of Tulum
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 Tulum right now?
Yes, you can operate multiple Airbnb listings under one name in Tulum, as Quintana Roo's regulations do not impose a hard cap on the number of properties a single host or company can manage.
There is no explicit maximum number of properties one person or entity can list for short-term rental in Tulum at the state level, though you should expect compliance requirements to scale with your portfolio.
Each property requires its own RETUR-Q registration and state operating license through SATQ, meaning you cannot simply register once and apply it to multiple units.
The practical limitation for operating multiple Tulum Airbnbs often comes from HOA restrictions in condo developments like Aldea Zama or La Veleta, which may impose their own caps or outright prohibitions on short-term rentals within their communities.
Do I need a short-term rental license or a business registration to host in Tulum as of 2026?
As of early 2026, yes, you need formal registration and licensing to legally operate an Airbnb in Tulum, including RETUR-Q registration with the state tourism ministry and a Licencia de Funcionamiento (operating license) through SATQ.
The RETUR-Q registration process is done online through the SEDETUR platform, requires basic documentation including proof of property ownership or authorization to rent, and must be renewed annually.
Documentation typically required includes your RFC (Mexican tax ID), property deed or authorization letter, proof of Civil Protection compliance (fire extinguishers, first aid kit, emergency signage), and any applicable HOA permissions.
The RETUR-Q registration itself is free, but you should budget for the operating license fees and any Civil Protection inspection costs, which together typically run a few hundred dollars per year.
Are there neighborhood bans or restricted zones for Airbnb in Tulum as of 2026?
As of early 2026, there is no single Tulum-wide list of banned neighborhoods for Airbnb, but restrictions often come from HOA rules, environmental overlays, and local zoning enforcement rather than a blanket state prohibition.
Neighborhoods like Aldea Zama, La Veleta, and Región 15 are among the most popular for short-term rentals, but many specific condo developments within these areas have HOA restrictions that limit or prohibit Airbnb activity entirely.
The broader Tulum region also includes protected ecological zones managed by CONANP (Mexico's protected areas agency), particularly near the Sian Ka'an Biosphere Reserve, where building and operational rules can be significantly stricter.
The key takeaway is that you need to check both state-level compliance requirements and building-specific HOA rules before purchasing any Tulum property for Airbnb purposes.
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 Tulum in 2026?
What's the average and median nightly price on Airbnb in Tulum in 2026?
As of early 2026, the average nightly price (ADR) for Airbnb listings in Tulum is approximately $160 USD (around 2,880 MXN or 150 EUR), while the median nightly price is closer to $100 to $130 USD (1,800 to 2,340 MXN or 95 to 120 EUR) due to the heavy concentration of smaller units.
The typical nightly price range covering roughly 80% of Tulum Airbnb listings falls between $60 and $250 USD (1,080 to 4,500 MXN or 55 to 235 EUR), with budget jungle studios at the low end and well-appointed 2-bedroom condos with pools at the higher end.
The single biggest factor affecting nightly pricing in Tulum is proximity to the beach, with beachfront or beach-adjacent properties commanding a premium that often exceeds the impact of adding an extra bedroom.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Tulum.
How much do nightly prices vary by neighborhood in Tulum in 2026?
As of early 2026, nightly prices in Tulum vary dramatically by neighborhood, ranging from around $90 USD (1,620 MXN or 85 EUR) in Centro/Pueblo to $450 USD or more (8,100 MXN or 420 EUR) in the prime Zona Hotelera beachfront zone.
The three neighborhoods with the highest average nightly prices in Tulum are Zona Hotelera/Tulum Beach at $220 to $450+ USD (3,960 to 8,100+ MXN or 205 to 420+ EUR), Aldea Zama at $140 to $260 USD (2,520 to 4,680 MXN or 130 to 245 EUR), and La Veleta at $110 to $210 USD (1,980 to 3,780 MXN or 105 to 195 EUR).
The three neighborhoods with the lowest average nightly prices are Centro/Pueblo at $90 to $170 USD (1,620 to 3,060 MXN or 85 to 160 EUR), Región 15 at $100 to $190 USD (1,800 to 3,420 MXN or 95 to 180 EUR), and outlying jungle areas at $60 to $120 USD (1,080 to 2,160 MXN or 55 to 110 EUR), though guests absolutely still book these areas for their affordability, bohemian charm, and proximity to cenotes.
What's the typical occupancy rate in Tulum in 2026?
As of early 2026, the typical annualized occupancy rate for Airbnb listings in Tulum is approximately 44 to 48%, which translates to roughly 13 to 14 booked nights per month on average.
The realistic occupancy range covering most Tulum listings falls between 30% for underperforming or poorly positioned properties and 65% for well-managed listings in desirable locations with strong reviews.
Tulum's occupancy rates are roughly in line with other major Mexican beach destinations but below markets like Cancun's hotel zone due to Tulum's massive supply growth and strong seasonality.
The single biggest factor for achieving above-average occupancy in Tulum is professional-quality photography combined with dynamic pricing that adjusts for the dramatic swing between high season (December through March) and low season (May through October).
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What's the average monthly revenue per listing in Tulum in 2026?
As of early 2026, the average monthly revenue per Airbnb listing in Tulum is approximately $2,000 to $2,100 USD (around 37,000 MXN or 1,900 EUR), calculated from the market ADR of roughly $160 USD multiplied by 44% occupancy across 30 days.
The realistic monthly revenue range covering roughly 80% of Tulum listings spans from $1,100 USD (20,000 MXN or 1,030 EUR) for basic studios with average management to $4,000 USD (72,000 MXN or 3,750 EUR) for well-positioned 2 to 3 bedroom properties with professional operations.
Top-performing Tulum Airbnb listings, particularly beachfront villas and luxury condos with excellent reviews, can generate $5,000 to $7,000+ USD monthly (90,000 to 126,000 MXN or 4,700 to 6,550 EUR). For example, a 3-bedroom beachfront villa charging $350 per night at 55% occupancy would gross roughly $5,775 USD monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Tulum.
What's the typical low-season vs high-season monthly revenue in Tulum in 2026?
As of early 2026, typical monthly revenue in Tulum ranges from approximately $1,200 to $1,800 USD (21,600 to 32,400 MXN or 1,120 to 1,690 EUR) during low season to $3,200 to $5,000 USD (57,600 to 90,000 MXN or 3,000 to 4,700 EUR) during high season, representing a swing of nearly 3x between the worst and best months.
Low season in Tulum runs roughly from May through October, characterized by higher temperatures, humidity, hurricane risk, and sargassum seaweed arrivals, while high season spans November through April, with the peak weeks occurring from mid-December through early January when festival season and holiday travel converge.
What's a realistic Airbnb monthly expense range in Tulum in 2026?
As of early 2026, realistic monthly operating expenses for a Tulum Airbnb range from approximately $800 to $1,300 USD (14,400 to 23,400 MXN or 750 to 1,220 EUR) for condos without professional management, up to $1,700 to $3,500 USD (30,600 to 63,000 MXN or 1,600 to 3,280 EUR) for villas with full management services.
The single largest expense category for most Tulum Airbnbs is property management fees (typically 15 to 25% of gross revenue), followed closely by electricity costs, which run high year-round due to constant air conditioning needs in the tropical climate.
Hosts in Tulum should typically expect to spend 40 to 50% of gross revenue on operating expenses, including cleaning, utilities, HOA fees, supplies, maintenance, the 5 to 6% state lodging tax, and any management fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tulum.
What's realistic monthly net profit and profit per available night for Airbnb in Tulum in 2026?
As of early 2026, realistic monthly net profit for an average Tulum Airbnb is approximately $800 to $1,800 USD (14,400 to 32,400 MXN or 750 to 1,690 EUR), with profit per available night ranging from $27 to $60 USD (490 to 1,080 MXN or 25 to 55 EUR) across a 30-night month.
The realistic monthly net profit range covering most Tulum listings spans from near break-even for poorly positioned or over-leveraged properties to $2,500+ USD (45,000 MXN or 2,340 EUR) for well-managed properties in prime locations during peak season.
Tulum Airbnb hosts typically achieve net profit margins of 45 to 55% of gross revenue after accounting for all operating expenses, though this can drop to 30 to 35% for hosts paying premium management fees.
The break-even occupancy rate for a typical Tulum Airbnb, assuming average expenses of around $1,000 USD monthly and an ADR of $160 USD, works out to roughly 21% occupancy (about 6 to 7 booked nights per month), which most compliant listings exceed even in low season.
In our property pack covering the real estate market in Tulum, 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 Tulum as of 2026?
How many active Airbnb listings are in Tulum as of 2026?
As of early 2026, Tulum has approximately 13,650 active short-term rental listings across Airbnb and Vrbo combined, making it one of Mexico's most densely supplied vacation rental markets relative to its permanent population.
Listing counts have grown substantially over the past several years, roughly doubling since 2021, though the rate of new supply has moderated somewhat as the market matures and regulatory enforcement increases.
Which neighborhoods are most saturated in Tulum as of 2026?
As of early 2026, the most saturated neighborhoods for Airbnb in Tulum are Aldea Zama, La Veleta, Región 15, and Centro/Pueblo, where new condo developments have flooded the market with similar studio and one-bedroom units competing primarily on price.
These neighborhoods became saturated because developers targeted the "investor-buyer" market with pre-construction condos explicitly marketed for Airbnb income, creating a self-reinforcing cycle where supply grew faster than demand in the most accessible price segments.
Relatively undersaturated neighborhoods that may offer better opportunities include select areas of Zona Hotelera (where barriers to entry are higher), emerging jungle communities farther from the main road, and properties offering genuinely differentiated experiences like direct cenote access or working from beachfront.
If you want to know more, we have a blog article listing all the top property areas in Tulum.
What local events spike demand in Tulum in 2026?
As of early 2026, the main local events that spike Airbnb demand in Tulum are the Zamna Festival series (running late December through mid-January), Day Zero (January 10, 2026), Art With Me, and various wellness retreats and yoga festivals that draw international visitors throughout high season.
During peak festival weeks like Day Zero and major Zamna nights, Tulum hosts typically see booking rates increase by 30 to 50%, with nightly rates often jumping 50 to 100% above normal high-season levels for well-positioned properties.
Hosts should typically adjust pricing and set minimum stays 4 to 6 weeks before major events, as sophisticated travelers book Tulum festival accommodations well in advance, and properties with flexible cancellation often get scooped up first.
What occupancy differences exist between top and average hosts in Tulum in 2026?
As of early 2026, top-performing Airbnb hosts in Tulum achieve approximately 55 to 65% annual occupancy, with the very best properties (top 10%) reaching 70%+ during peak months.
Average hosts in Tulum achieve roughly 44 to 48% occupancy, meaning top performers run 10 to 20 percentage points higher through better photography, dynamic pricing, faster response times, and accumulated positive reviews.
New hosts in Tulum typically need 6 to 12 months of consistent operation to reach top-performer occupancy levels, as building review count and achieving Superhost status significantly impacts Airbnb's search ranking algorithm.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Tulum.
What amenities do nearly all competitors offer in Tulum right now?
In Tulum, certain amenities have become absolute table stakes that guests expect in virtually every listing, including internet (99% of listings), wireless connectivity (98%), air conditioning (98%), pool access (91%), and a kitchen (87%).
These amenity prevalence rates mean that lacking any of these basics will significantly hurt your booking potential, while having them simply keeps you competitive rather than giving you an advantage.
Differentiating amenities in Tulum's crowded market include reliable high-speed internet (critical for digital nomads), backup power/water systems, private pools rather than shared ones, beach club access, and genuinely quiet locations away from construction noise.
Which price points are most crowded, and where's the "white space" for new hosts in Tulum right now?
The nightly price range with the highest concentration of listings in Tulum is $90 to $200 USD (1,620 to 3,600 MXN or 85 to 190 EUR), where studios and one-bedroom condos in Aldea Zama, La Veleta, and Centro compete intensely on price.
The most crowded price segment is around $100 to $150 USD per night (1,800 to 2,700 MXN or 95 to 140 EUR), while "white space" opportunities exist in the $250 to $350 USD range (4,500 to 6,300 MXN or 235 to 330 EUR) for well-designed 3+ bedroom family properties and in the 30+ day mid-term rental segment targeting remote workers.
Property characteristics that allow new hosts to compete in underserved segments include true family-ready 3-bedroom layouts with child-safe outdoor spaces (only 18% of Tulum listings are 3BR+), dedicated workspaces with reliable high-speed internet for digital nomads, and properties with private pools in quieter locations that can command premium rates while avoiding the mid-market crush.
Get fresh and reliable information about the market in Tulum
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What property works best for Airbnb demand in Tulum right now?
What bedroom count gets the most bookings in Tulum as of 2026?
As of early 2026, one-bedroom and two-bedroom properties get the most total bookings in Tulum, as these configurations align with the dominant traveler profile of couples and small groups seeking short tropical getaways.
The estimated booking share breakdown by bedroom count in Tulum shows 1BR units at approximately 55% of all listings and the bulk of bookings, 2BR at 26%, and 3BR+ at only 18%, reflecting both supply concentration and demand patterns.
One and two-bedroom units perform best in Tulum because the market is heavily driven by couples, honeymooners, and friend groups of 2 to 4 people attending festivals or seeking wellness retreats, rather than large family vacations.
What property type performs best in Tulum in 2026?
As of early 2026, condos and apartments in well-managed developments represent the best-performing property type for most Tulum Airbnb hosts, offering predictable operations, shared amenities like pools, and easier maintenance logistics.
Occupancy rates across property types in Tulum show condos averaging 45 to 50% with consistent performance, houses/villas averaging 40 to 55% with higher variance, and unique stays like treehouses or glamping achieving 35 to 60% with strong niche appeal but more operational complexity.
Condos outperform in Tulum because they offer the amenities guests expect (pool, security, parking) without requiring hosts to manage standalone property maintenance, and they tend to be located in the walkable or well-connected neighborhoods that drive bookings.
What location traits boost bookings in Tulum right now?
In early 2026, the location traits that most boost Airbnb bookings in Tulum are easy beach access (or clearly communicated beach logistics), walkability to restaurants and cafes in Centro/Pueblo areas, reliable roads and drainage (critical in newer developments), and genuinely quiet surroundings away from construction or nightlife noise.
On-property features that compensate for location in Tulum's hot climate include private pools, reliable A/C with backup power, strong water pressure, and quality blackout curtains, as guests want to retreat comfortably after exploring.
Properties within 10 minutes of the beach consistently outperform similar units 20+ minutes away, even when the interior quality is comparable, because Tulum's beach access has become increasingly congested and valuable.
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 Tulum, 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 | AirDNA is the industry-standard short-term rental analytics platform used by investors, hosts, and property managers worldwide. | We used it as our backbone for listing counts, occupancy rates, ADR, bedroom mix, and amenity prevalence. We then applied transparent formulas to convert these metrics into revenue and profit estimates. |
| Quintana Roo Tourism Law (Ley de Turismo) | This is the official state law text published by the Quintana Roo legislature, making it the primary legal source for tourism regulations. | We used it to confirm whether STRs fall under tourism rules and whether RETUR-Q registration is mandatory for Airbnb hosts in Tulum. |
| Quintana Roo Lodging Tax Law (Ley del Impuesto al Hospedaje) | This is the official state lodging tax law text, including scope, taxpayer definitions, and rates. | We used it to confirm the lodging tax rate of 5 to 6% and verify that it applies to houses, condos, and villas rented through platforms. |
| Banco de Mexico (Banxico) | Banxico is Mexico's central bank, and its exchange rate tables are the official reference for USD/MXN conversions. | We used it to convert USD-denominated STR metrics into Mexican pesos at the early 2026 rate of approximately 18 MXN per USD. |
| SEDETUR Quintana Roo | SEDETUR is the official state tourism ministry responsible for RETUR-Q registration and regulatory enforcement. | We used it to verify current registration requirements and link to the official regulatory ecosystem for tourism providers in Tulum. |
| SECTUR Datatur | Datatur is Mexico's official federal tourism statistics platform, providing authoritative visitor and arrival data. | We used it to validate Tulum's role as an international tourism destination and ground our demand discussion in official reporting. |
| SAT (Mexico Tax Authority) Platform FAQ | SAT is Mexico's federal tax authority, and this document is their official guidance for individuals earning income through platforms. | We used it to explain what hosts should expect around withholding documents and ongoing tax obligations when earning through Airbnb. |
| SHF House Price Index | SHF is Mexico's federal housing finance institution, and its index is an official housing price benchmark. | We used it to frame the property price backdrop for Quintana Roo and sanity-check profitability discussions against property costs. |
| CONANP (Protected Areas Agency) | CONANP is the federal agency managing Mexico's protected natural areas, including zones near Tulum. | We used it to flag that parts of the Tulum region touch ecologically sensitive zones where additional operational rules may apply. |
| Quintana Roo Official Gazette | This is the state's official gazette portal where all binding legal texts are published. | We used it as the verification endpoint for officially published regulations and any recent zoning or tourism law updates. |
| Quintana Roo Legislature (Lodging Tax Index) | This is the official legislative webpage cataloguing the lodging tax law and its reform history. | We used it to confirm the law's identity and verify readers are accessing the current version of regulatory texts. |
| Zamna Festival | Zamna is one of Tulum's largest electronic music festival series with official event dates and lineup information. | We used it to document the specific events that spike Airbnb demand during January festival season in Tulum. |
| Day Zero Festival | Day Zero is an iconic Tulum festival founded by Damian Lazarus with reliable official event information. | We used it to confirm the January 10, 2026 event date and explain why this specific week drives premium Airbnb pricing. |
| Reuters | Reuters is a top-tier international wire service that cites and summarizes primary central bank communications. | We used it as a secondary cross-check on the macro financing environment affecting buy-to-Airbnb feasibility in early 2026. |
| Banxico Monetary Policy Decision | This is Banxico's official monetary policy announcement document with primary-source interest rate data. | We used it to anchor the early 2026 financing reality for investors considering leveraged Tulum property purchases. |
| SHF Open Data Portal | This is SHF's official open-data portal where underlying house price index data can be downloaded and verified. | We used it as a cross-check on any housing appreciation claims and to demonstrate the index is not opaque. |
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.
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