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
Property prices in Tulum are projected to continue rising in 2026, driven by sustained international buyer demand and major infrastructure developments. The market shows strong fundamentals with 10-12% annual growth rates expected through 2030.
While some market segments experienced a temporary correction in 2024-2025, the underlying drivers of Tulum's real estate boom remain intact. New infrastructure projects, including the recently opened Tulum International Airport and the operational Maya Train, continue to attract investment and boost property values across the region.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Tulum property prices are expected to increase 10-12% annually through 2026, with condos averaging $3,500/m² and villas reaching $5,000/m² in prime areas.
International buyers represent 60% of purchases, while Airbnb rental yields average 8-15% annually, significantly outperforming long-term rental returns of 4-6%.
| Property Type | Current Price (USD/m²) | 2026 Projection |
|---|---|---|
| Condos (Prime Areas) | $3,000-$4,500 | $3,600-$5,400 |
| Villas (Mainstream) | $3,500-$5,000 | $4,200-$6,000 |
| Beachfront Villas | $5,400-$10,800 | $6,500-$13,000 |
| Land (Central Areas) | $300-$600 | $360-$720 |
| Land (Emerging Areas) | $150-$300 | $180-$360 |
| Airbnb Rental Yield | 8-15% | 8-13% |
| Population Growth | 16% annually | 30,000+ residents |
What's the current average price per square meter for condos, villas, and land in Tulum today?
As of September 2025, Tulum's property market shows distinct pricing tiers across different property types.
Condos in Tulum currently average MXN60,294 per square meter, which equals approximately $3,500 USD per square meter. Prime-area two-bedroom condos typically range from $200,000 to $400,000 USD, translating to $3,000-$4,500 per square meter depending on location and amenities.
Villas command higher per-square-meter prices, with the median house price at MXN42,939 per square meter (approximately $2,500 USD per square meter). Mainstream quality villas range from $3,500 to $5,000 USD per square meter, while beachfront villas reach $5,400 to $10,800 USD per square meter, with some luxury properties exceeding $3,000,000 USD total value.
Land prices vary significantly by location. Central and prime areas cost $300-$600 USD per square meter, emerging neighborhoods range from $150-$300 USD per square meter, and undeveloped outskirt areas start at $80-$150 USD per square meter.
It's something we develop in our Mexico property pack.
How have property prices in Tulum changed year by year over the past 10 years?
Tulum's property market has experienced remarkable growth over the past decade, with substantial price appreciation across all segments.
| Year | Price per m² (USD) | Annual Change (%) |
|---|---|---|
| 2015 | $998 | — |
| 2020 | ~$1,100 | 2-6% |
| 2023 | $1,228 | 8-12% |
| 2024 | ~$1,450 | 15% |
| 2025 | $1,650-$2,500 | 10-15% |
The period from 2020-2025 showed particularly strong performance, with prime areas averaging 10-15% annual appreciation and the broader market growing 8-10% per year. However, the market experienced a slight correction in 2022-2025, with some segments declining 10-15% from 2024 peaks due to temporary oversupply concerns.
Overall, properties have delivered 65-80% returns over the 10-year period for prime units, representing one of Mexico's strongest real estate performances during this timeframe.
What's the projected annual growth rate of property values in Tulum between 2025 and 2030?
Property values in Tulum are projected to grow at an annual rate of 10-12% between 2025 and 2030, particularly in prime neighborhoods.
This growth projection is based on sustained international buyer demand, continued infrastructure development, and Tulum's position as a premier eco-luxury destination. The recently opened Tulum International Airport and operational Maya Train are expected to maintain upward pressure on property values throughout this period.
Market analysts expect the growth rate to remain robust but potentially moderate from the exceptional 15%+ gains seen in 2024. The projected 10-12% annual appreciation reflects a maturing market with strong fundamentals rather than speculative excess.
Prime beachfront and eco-luxury developments are likely to outperform the average, while more distant or standard properties may see growth rates closer to 8-10% annually. Infrastructure proximity and eco-certification are becoming increasingly important value drivers.
How many new residential units are expected to be built in Tulum by 2026?
Tulum's residential supply is expanding rapidly, though exact numbers for 2026 remain estimates due to the dynamic development landscape.
Currently, Tulum has approximately 2,519 condo units across 223 complexes as of 2025. Industry projections suggest thousands of additional units will be completed by 2026, with 40% of new residential projects incorporating eco-friendly features.
The hotel sector provides context for overall construction activity, with hotel supply reaching 12,000 rooms in 2025, representing an 85% increase over four years. This rapid hospitality expansion parallels residential development patterns.
Development trends show a clear shift toward sustainable construction, with 85% of hotel projects and 40% of residential developments since 2020 meeting eco-friendly standards. This focus on sustainability is reshaping Tulum's development landscape and influencing property values.
Don't lose money on your property in Tulum
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What is the current rental yield in Tulum for short-term Airbnb rentals versus long-term leases?
Tulum's rental market shows a significant yield advantage for short-term vacation rentals over traditional long-term leases.
Short-term Airbnb rentals generate 8-15% net return on investment annually, with premium locations and luxury villas achieving the highest returns within this range. Peak-season weeks can see occupancy rates above 75%, driving strong cash flow for well-positioned properties.
Long-term rental yields average 4-6% per year, offering more predictable but lower returns compared to vacation rentals. This yield reflects Tulum's growing resident population and demand for stable housing.
Current Airbnb occupancy rates average 49% throughout the year, with significant seasonal variation. The yield differential makes short-term rentals attractive for investors willing to manage the additional complexity of vacation rental operations.
It's something we develop in our Mexico property pack.
How has the number of international buyers versus Mexican buyers shifted in the past 5 years?
International buyers now dominate Tulum's real estate market, representing a significant shift in purchasing patterns over the past five years.
As of 2025, international buyers account for 60% of all property purchases in Tulum, with North Americans (USA and Canada) comprising the majority of foreign investment. Mexican buyers and other nationalities represent the remaining 40% of transactions.
This represents a notable increase in foreign participation compared to earlier years, when the split was more balanced. The trend toward international buyer dominance reflects Tulum's growing global reputation and accessibility improvements through new infrastructure.
North American buyers are particularly attracted to Tulum's eco-luxury positioning, investment potential, and relatively accessible location compared to other Mexican destinations. This demographic shift has influenced both pricing and development styles, with many projects now specifically targeting international preferences.
What's the current average hotel occupancy rate in Tulum, and how has it trended year by year?
Tulum's hotel occupancy rates show strong performance with seasonal fluctuations, reflecting the destination's growing tourism appeal.
As of summer 2025, hotel occupancy averages 62.6%. Peak periods in early 2025 reached 77.7%, while historical data shows occupancy of 81% in 2022 and 84% in 2023, indicating some normalization after post-pandemic highs.
The vacation rental sector shows different patterns, with Airbnb properties averaging 49% occupancy annually but reaching over 75% during peak weeks. This suggests a shift in visitor preferences toward vacation rentals over traditional hotels.
The trend indicates moderate seasonal fluctuation with a gradual decline in traditional hotel dominance as vacation rental supply increases. This shift benefits property investors who can capture higher yields through short-term rental strategies.
How many tourists visited Tulum last year, and what's the projected number for 2026?
Tulum's tourism numbers show explosive growth, with significant projections for continued expansion through 2026.
In 2023, Tulum welcomed 2.8 million visitors, representing a 125% increase over two years. The 2024 estimate exceeded 3 million visitors, continuing the upward trajectory.
Projections for 2026 show substantial growth potential, driven by Mexico hosting the World Cup. Mexico expects to welcome over 5.5 million additional tourists during the tournament, with 40% flowing through Cancun and significant spillover expected to benefit Tulum.
The newly opened Tulum International Airport, with 4 million annual passenger capacity, provides infrastructure to support this tourism surge. Combined with the operational Maya Train connecting Tulum to other Yucatan destinations, transportation improvements are expected to sustain visitor growth beyond the World Cup period.
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's the average mortgage interest rate available for foreigners and locals in Mexico right now?
Mortgage rates in Mexico show relatively similar pricing for foreign and domestic borrowers, with rates having declined from previous highs.
Foreigners can secure mortgage rates of 9-12% fixed, with potentially lower rates available for large loans with substantial down payments. Local Mexican borrowers access rates of 9-10.8% fixed, based on Bank of Mexico benchmark rates.
Over the past five years, mortgage rates have decreased significantly. Rates dropped from 12-14% in 2020 to the current 9-12% range in 2025, making financing more accessible for property purchases.
The relatively narrow spread between foreign and domestic rates reflects Mexico's competitive banking sector and established systems for international property financing. However, foreigners typically need larger down payments and may face additional documentation requirements.
How many infrastructure projects are planned or underway in Tulum?
Tulum benefits from multiple major infrastructure projects that are transforming accessibility and development potential.
1. **Tulum International Airport** - Opened in late 2024 with 4 million annual passenger capacity2. **Maya Train** - Now operational, connecting Tulum to other Yucatan Peninsula destinations3. **Road improvements** - Dozens of ongoing projects supporting new developments4. **Utility expansions** - Power, water, and telecommunications infrastructure upgrades5. **Eco-development integration** - Federal tourism strategy projects with environmental focusMost projects target 2026 completion dates, aligning with Mexico's World Cup hosting and broader tourism infrastructure goals. The Maya Train has already begun impacting property values, especially near station locations.
85% of new hotel construction incorporates eco-friendly features, while 40% of residential projects by 2026 will meet environmental standards. This infrastructure development supports both tourism growth and sustainable development principles that differentiate Tulum from other destinations.
What's the current population of Tulum, how fast is it growing annually, and what's the forecasted population in 2026?
Tulum's population growth represents one of Mexico's most rapid urban expansions, driven by tourism and development activity.
The current population stands at 26,478 residents as of 2025. Tulum has experienced over 16% annual population growth from 2020-2025, ranking among Mexico's highest growth rates for any municipality.
Based on current trajectories, Tulum's population is projected to exceed 30,000 residents by 2026. This rapid growth reflects job creation in tourism, construction, and service sectors supporting the destination's expansion.
The population surge creates both opportunities and challenges for real estate investors. Increased demand for housing supports property values, while infrastructure and services must expand to accommodate growth. This demographic trend underlies strong fundamentals for both residential and commercial real estate investment.
It's something we develop in our Mexico property pack.
What's the average cost of living increase in Tulum per year over the past 5 years?
Tulum has experienced significant cost of living increases, particularly in housing and tourism-related services.
The average cost of living increase has ranged from 8-12% annually over the past five years, primarily driven by housing, hospitality, and local services. Housing and hotel rates specifically have increased 10-15% per year on average since 2019.
These increases exceed Mexico's general inflation rate, reflecting Tulum's transformation from a local destination to an international luxury resort area. Tourism-driven demand has pushed up costs for both residents and visitors.
Despite inflation pressures, the increases are outpaced by local market appreciation and tourism-driven economic growth. For property investors, this cost inflation supports rental rate increases and property value appreciation, though it impacts affordability for local residents.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Tulum's property market in 2026 presents compelling opportunities for investors willing to navigate a dynamic but fundamentally strong market.
With projected 10-12% annual growth, strong rental yields, and major infrastructure supporting continued tourism expansion, property values are likely to continue rising despite some market segments experiencing temporary corrections.
Sources
- Properstar - Tulum House Prices
- Tulum Times - Riviera Maya Real Estate Market 2025
- The LatinVestor - Buying Condos Mexico
- Ecovillages Mexico - Villa Prices 2025
- Tulum Times - How to Buy Land in Tulum
- Colibri Property - Land Banking in Tulum
- Caribe Luxury Homes - Market Overview 2015 vs 2023
- Zoom Playa - Riviera Maya Real Estate Trends
- The LatinVestor - Tulum Slowdown
- Home Tulum - Market Analysis