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
Tulum sits in Mexico's restricted zone, which means foreigners must use a bank trust called a fideicomiso to legally own and rent out property there.
Short-term rental yields in Tulum have come under pressure due to oversupply, with market-wide occupancy hovering around 34% to 44% in early 2026.
We constantly update this blog post to reflect the latest regulations, rental data, and market conditions 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
- Tulum's short-term rental market now has over 8,000 active Airbnb listings competing for guests, which has pushed average occupancy rates down to around 34% to 44%, making operational quality the main differentiator for investor returns.
- The fideicomiso bank trust setup in Tulum costs around $2,000 to $3,000 upfront plus $550 to $1,000 annually, a cost that many first-time foreign buyers underestimate when budgeting for their Tulum rental investment.
- Quintana Roo's new tourism law requires all short-term rental hosts in Tulum to register with the RETUR-Q state registry, with fines up to 100,000 pesos for non-compliance, signaling a shift toward stricter enforcement.
- La Veleta neighborhood in Tulum offers entry-level condos starting around $100,000 to $200,000, roughly 30% to 40% cheaper than comparable units in Aldea Zama, making it attractive for yield-focused investors willing to accept ongoing construction.
- Peak season in Tulum (December through April) can see short-term rental occupancy rates nearly double compared to the September low season, making seasonal pricing strategy essential for maximizing annual revenue.
- Long-term rentals in Tulum typically yield 4% to 6% gross annually, while short-term rentals can reach 6% to 10% gross, but the net difference shrinks significantly once you factor in management fees, turnover costs, and the 6% lodging tax on Airbnb income.
- Tulum's new international airport and the Maya Train have improved accessibility dramatically, which is driving demand for rental properties but also accelerating new supply that competes with existing inventory.
- A two-bedroom apartment in Tulum can command up to $500 USD per night during high season, but the same unit may struggle to book at $150 USD per night in September, illustrating the volatility that short-term rental investors must plan for.
Can I legally rent out a property in Tulum as a foreigner right now?
Can a foreigner own-and-rent a residential property in Tulum in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Tulum, but they cannot hold direct title to land because Tulum sits within Mexico's constitutionally restricted zone (within 50 kilometers of the coast).
The standard legal arrangement for foreign buyers in Tulum is a fideicomiso, which is a bank trust where a Mexican bank holds legal title while you, as the beneficiary, retain full rights to use, rent, sell, or inherit the property.
The main restriction foreigners face in Tulum is that you must obtain a permit from Mexico's Foreign Ministry (SRE) and pay ongoing annual trust fees (typically $550 to $1,000 USD per year) to maintain your fideicomiso, which adds a recurring cost that Mexican nationals do not have.
If you're not a local, you might want to read our guide to foreign property ownership in Tulum.
Do I need residency to rent out in Tulum right now?
You do not need Mexican residency to rent out a property in Tulum, and many foreign owners operate their Tulum rentals remotely using local property managers without ever becoming residents.
However, if you earn rental income in Tulum, you will need a Mexican tax identification number (RFC) to comply with SAT (Mexico's tax authority) requirements, especially if you're renting through platforms like Airbnb which are now subject to withholding rules.
A local Mexican bank account is not strictly required by law, but it is highly practical because your holding costs (HOA, utilities, repairs, staff) are in pesos and most local service providers expect domestic transfers.
Managing a Tulum rental remotely is very common and entirely feasible, with many owners using full-service property managers or STR operators who handle everything from tenant placement to cleaning and maintenance.
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What rental strategy makes the most money in Tulum in 2026?
Is long-term renting more profitable than short-term in Tulum in 2026?
As of early 2026, short-term renting in Tulum typically generates higher gross revenue than long-term renting, but the gap narrows significantly once you account for operating costs, taxes, management fees, and the increased risk of vacancy.
A well-managed short-term rental in Tulum can generate roughly $8,000 to $10,000 USD per month in gross revenue during peak performance (around MXN 140,000 to 180,000 or EUR 7,500 to 9,500), while a comparable long-term rental might bring in $1,500 to $2,500 USD per month (MXN 26,000 to 44,000 or EUR 1,400 to 2,350), representing a 3x to 4x difference in gross income.
Short-term renting tends to favor properties in premium locations like Aldea Zama, the Beach Zone, or well-designed units in La Veleta that can compete for tourist bookings with strong amenities, professional photography, and dynamic pricing.
What's the average gross rental yield in Tulum in 2026?
As of early 2026, the average gross rental yield for residential properties in Tulum ranges from about 4% to 6% for long-term rentals and 6% to 10% for short-term rentals, though top-performing properties with excellent management can exceed these ranges.
The realistic gross yield range that covers most Tulum properties spans from around 4% at the low end (for overpriced units or poorly managed STRs) to about 10% at the high end (for well-positioned, professionally operated vacation rentals).
Studios and one-bedroom condos in neighborhoods like La Veleta and Region 15 typically achieve the highest gross yields in Tulum because their lower purchase prices (often $100,000 to $200,000 USD) can produce strong relative returns when rented to digital nomads or short-term guests.
By the way, we have much more granular data about rental yields in our property pack about Tulum.
What's the realistic net rental yield after costs in Tulum in 2026?
As of early 2026, net rental yields after all costs in Tulum typically fall between 2.5% and 4.5% for long-term rentals and 3.5% to 7% for short-term rentals, with most investors landing somewhere in the middle of these ranges.
The realistic net yield range that most Tulum landlords actually experience is 3% to 5%, with short-term operators at the higher end only if they achieve above-average occupancy and manage costs tightly.
The three main cost categories that reduce gross yield to net yield in Tulum specifically are: first, the coastal climate accelerates wear on AC units, appliances, and finishes, driving higher maintenance costs; second, short-term rentals face the 6% state lodging tax plus management fees of 20% to 30%; and third, resort-style HOA fees in popular buildings like those in Aldea Zama can run significantly higher than in other Mexican markets.
You might want to check our latest analysis about gross and net rental yields in Tulum.
What monthly rent can I get in Tulum in 2026?
As of early 2026, typical monthly long-term rents in Tulum range from about MXN 9,000 to 14,000 ($530 to $820 USD / EUR 490 to 770) for a studio, MXN 12,000 to 20,000 ($700 to $1,180 USD / EUR 650 to 1,100) for a 1-bedroom, and MXN 18,000 to 30,000 ($1,060 to $1,760 USD / EUR 980 to 1,650) for a 2-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Tulum falls in the MXN 9,000 to 12,000 range ($530 to $700 USD / EUR 490 to 650), which typically gets you a basic unit in Centro or the lower end of La Veleta.
A typical mid-range 1-bedroom apartment in Tulum rents for MXN 14,000 to 18,000 per month ($820 to $1,060 USD / EUR 770 to 980), usually in neighborhoods like La Veleta or Aldea Zama with standard amenities.
A typical mid-to-high 2-bedroom apartment in Tulum commands MXN 22,000 to 30,000 per month ($1,300 to $1,760 USD / EUR 1,200 to 1,650), especially in well-located buildings with pools, gyms, and reliable infrastructure.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Tulum.
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.
What are the real numbers I should budget for renting out in Tulum in 2026?
What's the total "all-in" monthly cost to hold a rental in Tulum in 2026?
As of early 2026, the total "all-in" monthly cost to hold and maintain a typical long-term rental in Tulum runs about MXN 5,000 to 12,000 ($295 to $700 USD / EUR 275 to 655), while a short-term rental can cost MXN 25,000 to 55,000 ($1,470 to $3,230 USD / EUR 1,370 to 3,010) in operating expenses when actively rented.
A realistic monthly cost range for most standard rental properties in Tulum spans from MXN 5,000 ($295 USD / EUR 275) for a basic long-term hold to MXN 40,000+ ($2,350 USD / EUR 2,190) for an actively managed vacation rental with cleaning, turnover, and management fees.
In Tulum specifically, property management and STR operator fees tend to be the largest single cost category, often consuming 20% to 30% of gross short-term rental revenue, which can exceed HOA and utilities combined.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Tulum.
What's the typical vacancy rate in Tulum in 2026?
As of early 2026, the typical vacancy rate for short-term rentals in Tulum runs around 56% to 66% (meaning 34% to 44% occupancy), while long-term rentals should budget for roughly 8% to 17% vacancy (about 1 to 2 months empty per year).
Landlords in Tulum should realistically budget for 1 to 2 months of vacancy per year for long-term rentals because the market has significant investor-owned inventory competing for a tenant pool that fluctuates with seasonal demand and remote-worker migration patterns.
The main factor that causes vacancy rates to vary across Tulum neighborhoods is proximity to daily amenities and infrastructure quality, with areas like Centro and Aldea Zama maintaining lower vacancy than more peripheral developments where infrastructure is still catching up.
In Tulum, the highest tenant turnover and vacancy typically occurs from late August through October, which coincides with hurricane season, the slowest tourism period, and the end of many digital nomad lease terms that started in the previous high season.
We have a whole part covering the best rental strategies in our pack about buying a property in Tulum.
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Where do rentals perform best in Tulum in 2026?
Which neighborhoods have the highest long-term demand in Tulum in 2026?
As of early 2026, the three Tulum neighborhoods with the highest overall long-term rental demand are Aldea Zama (for its master-planned infrastructure and proximity to both beach and town), La Veleta (for its growing amenity base and relatively affordable rents), and Centro/Downtown Tulum (for everyday convenience and access to local services).
Families looking for long-term rentals in Tulum tend to concentrate in Centro and the quieter parts of Aldea Zama because these areas offer practical access to schools, supermarkets, medical services, and reliable utilities that matter for daily life.
Tulum is not a traditional student city, but the few students and young locals who rent typically look in Centro and peripheral residential pockets where rents are lowest and public transport connections work.
Expats and international remote workers drive strong long-term rental demand in Aldea Zama, the better streets of La Veleta, and increasingly Region 15, where newer developments market coworking amenities, fast internet, and that jungle-meets-modern aesthetic.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
Which neighborhoods have the best yield in Tulum in 2026?
As of early 2026, the three Tulum neighborhoods with the best rental yields are La Veleta (strong returns from lower entry prices), Region 15 (affordable buy-in with appreciation potential), and select properties in Centro (stable local demand at moderate prices).
The estimated gross rental yield range for these top-yielding neighborhoods in Tulum runs from about 6% to 10%, with La Veleta and Region 15 often reaching the higher end for well-managed short-term rentals and Centro delivering solid 5% to 7% for long-term holds.
The main characteristic that allows these neighborhoods to outperform on yield is lower purchase prices relative to achievable rents, meaning investors avoid the premium pricing of Aldea Zama while still accessing tenant demand from the same pool of digital nomads, remote workers, and tourists.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Tulum.
Where do tenants pay the highest rents in Tulum in 2026?
As of early 2026, the three Tulum neighborhoods where tenants pay the highest rents are the Beach Zone/Hotel Zone area (lifestyle premium for direct beach access), top-tier buildings in Aldea Zama (resort-style amenities and walkability), and new luxury developments in Selva Zama (proximity to the beach with contemporary design).
The typical monthly rent range for a standard apartment in these premium Tulum neighborhoods runs from MXN 25,000 to 50,000 ($1,470 to $2,940 USD / EUR 1,370 to 2,740), with beachfront or exceptional units exceeding this range significantly.
The main characteristic that allows these neighborhoods to command the highest rents in Tulum is the combination of beach proximity, reliable infrastructure (paved roads, consistent water and power), and amenities like pools, gyms, and 24-hour security that justify premium pricing for quality-conscious tenants.
The tenant profile that typically rents in these highest-rent Tulum neighborhoods includes affluent remote workers earning in USD or EUR, seasonal expats seeking 3 to 6 month stays, and lifestyle renters who prioritize convenience and comfort over price.
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.
What do tenants actually want in Tulum in 2026?
What features increase rent the most in Tulum in 2026?
As of early 2026, the top three property features that increase monthly rent the most in Tulum are reliable high-speed internet (essential for remote workers), quality air conditioning with good insulation (non-negotiable in Tulum's humid climate), and backup power or generator systems (highly valued because power outages are common).
Reliable high-speed internet in Tulum can add a rent premium of 10% to 20% because the remote worker and digital nomad market specifically pays more for properties that guarantee stable connectivity for video calls and work.
One commonly overrated feature that Tulum landlords invest in but tenants do not pay much extra for is elaborate interior design or luxury finishes, because most tenants prioritize functionality, cooling, and internet over aesthetic details that photograph well but do not improve daily comfort.
One affordable upgrade that provides strong return on investment in Tulum is installing a washer/dryer or laundry solution, which costs relatively little but meaningfully increases appeal to longer-term tenants who do not want to deal with laundromats.
Do furnished rentals rent faster in Tulum in 2026?
As of early 2026, furnished apartments in Tulum typically rent 2 to 4 weeks faster than unfurnished units because the tenant pool is dominated by expats, digital nomads, and seasonal renters who are not shipping furniture to Mexico.
The typical rent premium that furnished apartments command over unfurnished ones in Tulum is about 15% to 25%, which reflects both the convenience value and the fact that furnished rentals can pivot to short-term use if the long-term market softens.
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How regulated is long-term renting in Tulum right now?
Can I freely set rent prices in Tulum right now?
Landlords in Tulum have substantial freedom to set initial rent prices because the market operates under private contract principles governed by Quintana Roo's civil code, without the kind of rent control seen in some major global cities.
Rent increases during a tenancy in Tulum are not capped by a specific state regulation, meaning what you can charge is constrained mainly by what you negotiated in the lease contract and what the market will bear when you renew.
What's the standard lease length in Tulum right now?
The standard lease length for residential rentals in Tulum is 12 months, though 6-month leases are common for semi-seasonal tenants like digital nomads who want flexibility without committing to a full year.
The typical security deposit in Tulum is 1 month's rent, though landlords can request 2 months for higher-end properties or pet-friendly situations, with no strict legal cap but market norms keeping it reasonable, usually MXN 12,000 to 30,000 ($700 to $1,760 USD / EUR 650 to 1,650) for a standard apartment.
Rules for returning the security deposit in Tulum follow general civil code principles, meaning the landlord should return the deposit within a reasonable time after lease end (typically 30 days), minus documented deductions for damages beyond normal wear and tear.
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 does short-term renting really work in Tulum in 2026?
Is Airbnb legal in Tulum right now?
Airbnb-style short-term renting is legal in Tulum in early 2026, but hosts must comply with Quintana Roo's tourism regulations which require registration with the State Tourism Registry (RETUR-Q) and proper tax compliance.
To operate a short-term rental legally in Tulum, you need to register with RETUR-Q, obtain a state operating license through the Quintana Roo Tax Administration Service (SATQ), and comply with Civil Protection safety requirements including fire extinguishers and emergency procedures.
Quintana Roo's tourism law does not impose a simple universal annual night cap like some European cities, but the focus is on registration, tax compliance (including the 6% lodging tax), and safety standards rather than limiting how many nights you can rent.
The most common penalty for operating an unregistered or non-compliant short-term rental in Tulum is fines up to 100,000 pesos (roughly $5,900 USD), and platforms like Airbnb are increasingly required to verify host registration, meaning non-compliant listings may be delisted.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tulum.
What's the average short-term occupancy in Tulum in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Tulum is approximately 34% to 44%, meaning more than half of available nights go unbooked at the market-wide level.
The realistic occupancy range that most short-term rentals experience in Tulum spans from about 25% for underperforming listings to 55% to 60% for top-tier properties with excellent reviews, professional management, and prime locations.
The highest occupancy rates for Tulum short-term rentals typically occur from mid-December through April, coinciding with North American winter travel, the holiday season, and ideal weather, with January often being the peak month.
The lowest occupancy rates in Tulum typically hit in September and October, when hurricane season concerns, extreme humidity, and the global travel calendar create a natural low season that can see occupancy drop below 30%.
Finally, please note that you can find much more granular data about this topic in our property pack about Tulum.
What's the average nightly rate in Tulum in 2026?
As of early 2026, the average nightly rate for short-term rentals in Tulum is approximately $159 to $186 USD per night (MXN 2,700 to 3,160 / EUR 150 to 175), though this varies significantly by property type, location, and season.
A realistic nightly rate range that covers most Tulum short-term rental listings spans from about $80 USD (MXN 1,360 / EUR 75) for basic studios in less central areas to $500+ USD (MXN 8,500+ / EUR 470+) for luxury villas or premium beachfront units.
The typical nightly rate difference between peak season (December through April) and off-season (September through October) in Tulum can be $50 to $150 USD per night (MXN 850 to 2,550 / EUR 47 to 140), with many hosts doubling or tripling rates during high season compared to their low-season minimums.
Is short-term rental supply saturated in Tulum in 2026?
As of early 2026, Tulum's short-term rental market shows significant saturation, with over 8,000 to 11,000 active listings competing for guests and average occupancy rates hovering around 34% to 44%, well below what many investors initially expected.
The trend in active short-term rental listings in Tulum is still growing, with industry projections suggesting hundreds of additional units coming online through 2026, which continues to put pressure on occupancy and rates for existing hosts.
The most oversaturated neighborhoods for short-term rentals in Tulum are Aldea Zama and La Veleta, where the highest concentration of investor-owned condos creates intense competition, making differentiation through design, amenities, and guest experience essential for success.
Neighborhoods that still have some room for new short-term rental supply in Tulum include Region 15, Region 12, and well-positioned properties near the beach zone, where either lower existing inventory or unique positioning can still attract bookings without facing the same competitive intensity.
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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 |
|---|---|---|
| Mexico Constitution (Article 27) | Official constitutional text from Mexico's Chamber of Deputies. | We used it to anchor the restricted zone concept that affects foreign buyers in coastal Tulum. We then linked it to the fideicomiso workaround used in the market. |
| Foreign Investment Law | Consolidated federal law from the Chamber of Deputies' official library. | We used it to explain how foreigners can legally control property in the restricted zone via bank trust. We also used it to frame what ownership looks like for rental purposes. |
| AirDNA Tulum Market Data | Widely used STR analytics provider with large data coverage. | We used it for core STR numbers including occupancy, daily rates, and monthly revenue. We built our short-term vs long-term profitability comparison with this data. |
| Quintana Roo Tourism Law | Official law text from the Quintana Roo Congress. | We used it to explain the legal basis for short-term rental registration and compliance. We used it to define what's legal Airbnb operation in Tulum in early 2026. |
| Quintana Roo Lodging Tax Law | State's official lodging-tax law from the Quintana Roo Congress. | We used it to quantify the 6% lodging tax rate for short-term rental revenue. We showed why net returns differ between long-term and Airbnb-style renting. |
| Inmuebles24 Tulum Rentals | Major Mexican property portal with large listing volume. | We triangulated realistic monthly rent ranges by unit size and neighborhood. We treated it as asking rent evidence and cross-checked against other sources. |
| SAT Rental Income Guide | Mexico's tax authority official guide for rental income. | We used it to explain the tax registration reality for renting out property. We kept the advice beginner-friendly for understanding compliance requirements. |
| SHF Housing Price Index | Federal housing finance institution's official benchmark index. | We used it to ground Tulum's position within Quintana Roo's housing market context. We avoided relying only on listing anecdotes for the pricing big picture. |
| Banco de Mexico FIX Rate | Mexico's central bank with the standard exchange rate reference. | We used it to convert STR revenue benchmarks from USD to MXN budgeting ranges. We kept numbers realistic for early 2026 exchange rate conditions. |
| Quintana Roo Civil Code | Official civil code governing rental contracts in Quintana Roo. | We used it as the legal baseline for long-term lease rules and enforceability. We supported that long-term renting is contract-driven rather than price-controlled. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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