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
When you buy a condo in Tulum as a foreigner, the rental income you can expect depends heavily on the neighborhood, the type of rental you choose (long-term or short-term), and the costs that eat into your gross returns.
We wrote this article to give you clear, realistic numbers based on actual listing data and official sources, not developer promises or marketing materials.
This article is constantly updated to reflect the latest market conditions, and we last reviewed it in early 2026.
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.
What rental yields can I realistically get from a condo in Tulum?
What's the average gross rental yield for condos in Tulum as of 2026?
As of early 2026, the average gross rental yield for condos in Tulum is approximately 5.5% per year, calculated from an average monthly rent of around MXN 19,000 and an average sale price of around MXN 4.2 million.
The realistic range of gross rental yields for most condo investments in Tulum falls between 4.5% and 7.0%, depending on where you buy and what type of building you choose.
The main factor that causes Tulum condo yields to vary so much is the neighborhood, because beachfront areas like Tankah can drop to around 2% gross yield (since buyers pay a huge premium for ocean views that does not translate into proportionally higher rents), while "less glossy" inland neighborhoods like Tumben Kaa can reach 7% gross yield because prices are lower relative to rental demand.
Compared to other major Mexican cities, Tulum's gross rental yields are competitive with places like Playa del Carmen and slightly higher than Mexico City, but lower than some emerging markets in the country where prices have not yet caught up with rental demand.
What's the average net rental yield for condos in Tulum as of 2026?
As of early 2026, the average net rental yield for professionally managed condos in Tulum is approximately 3.6% per year, which is meaningfully lower than the gross yield because of the significant operating costs in this market.
The realistic range of net rental yields that most condo investors in Tulum can expect falls between 2.8% and 4.8%, with the lower end hitting those who buy in buildings with high HOA fees or experience extended vacancies, and the higher end going to investors with simple, well-located units in strong demand pockets.
The single biggest expense category that reduces gross yield to net yield for Tulum condos is the monthly HOA fee (called "mantenimiento" locally), which can consume 8% to 20% of your monthly rent depending on the building's amenities and staffing level, and this is often higher than in other Mexican cities because many Tulum developments have resort-style features like multiple pools, concierge services, or beach club arrangements.
By the way, we have much more granular data about rental yields in our property pack about Tulum.
What's the typical rent-to-price ratio for condos in Tulum in 2026?
As of early 2026, the typical rent-to-price ratio for condos in Tulum is approximately 0.46% per month, which means for every MXN 1 million in property value, you can expect to collect around MXN 4,600 in monthly rent.
The realistic range of rent-to-price ratios for most Tulum condos falls between 0.38% and 0.58% per month, with the variation driven primarily by location and building quality.
The condo categories and neighborhoods in Tulum that tend to have the highest rent-to-price ratios are the inland areas like Tumben Kaa, Región 15, and La Veleta, where purchase prices are more modest but rental demand from digital nomads and long-term expats remains strong, while beachfront and luxury zones have much lower ratios because buyers pay a premium for lifestyle and scarcity that does not translate into proportionally higher rents.
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How much rent can I charge for a condo in Tulum?
What's the typical tenant budget range for condos in Tulum right now?
The typical monthly tenant budget for renting a condo in Tulum ranges from MXN 12,000 to MXN 60,000, which translates to approximately $690 to $3,450 USD or €585 to €2,920 EUR, depending on the size and quality of the unit.
For entry-level condos in Tulum, tenants typically budget between MXN 12,000 and MXN 18,000 per month (around $690 to $1,035 USD or €585 to €875 EUR), which gets you a basic studio or small one-bedroom in areas like Tulum Centro or the outskirts of La Veleta.
For mid-range condos in Tulum, the typical tenant budget falls between MXN 18,000 and MXN 35,000 per month (around $1,035 to $2,015 USD or €875 to €1,705 EUR), which covers well-furnished one to two-bedroom units in popular areas like Aldea Zama or the better parts of La Veleta.
For high-end or luxury condos in Tulum, tenants budget from MXN 45,000 to MXN 120,000 or more per month (around $2,590 to $6,900+ USD or €2,190 to €5,840+ EUR), which covers premium three-bedroom units, penthouses, or properties with beachfront access or exceptional amenities.
You can also check our latest update about rents in Tulum here.
What's the average monthly rent for a 1-bed condo in Tulum as of 2026?
As of early 2026, the average monthly rent for a one-bedroom condo in Tulum is approximately MXN 18,000, which equals around $1,035 USD or €875 EUR.
The realistic entry-level monthly rent for a decent one-bedroom condo in Tulum ranges from MXN 12,000 to MXN 16,000 (around $690 to $920 USD or €585 to €780 EUR), and this typically gets you a functional unit in Tulum Centro or the less developed parts of Región 15, usually with basic furnishings and standard amenities but possibly without a pool or gym in the building.
The realistic mid-range monthly rent for a typical one-bedroom condo in Tulum ranges from MXN 16,000 to MXN 22,000 (around $920 to $1,265 USD or €780 to €1,070 EUR), and this typically gets you a nicely furnished unit in La Veleta or Aldea Zama with reliable internet, air conditioning, and access to building amenities like a rooftop pool and common areas.
The realistic high-end monthly rent for a luxury one-bedroom condo in Tulum ranges from MXN 24,000 to MXN 35,000 (around $1,380 to $2,015 USD or €1,170 to €1,705 EUR), and this typically gets you a designer-finished unit in a premium Aldea Zama development with high-end furnishings, private plunge pool access, premium building services, or proximity to the beach zone.
What's the average monthly rent for a 2-bed condo in Tulum as of 2026?
As of early 2026, the average monthly rent for a two-bedroom condo in Tulum is approximately MXN 26,000, which equals around $1,495 USD or €1,265 EUR.
The realistic entry-level monthly rent for a decent two-bedroom condo in Tulum ranges from MXN 18,000 to MXN 24,000 (around $1,035 to $1,380 USD or €875 to €1,170 EUR), and this typically gets you a functional unit in areas like Tulum Centro or the more affordable parts of La Veleta, suitable for a small family or two roommates who prioritize location over luxury finishes.
The realistic mid-range monthly rent for a typical two-bedroom condo in Tulum ranges from MXN 24,000 to MXN 35,000 (around $1,380 to $2,015 USD or €1,170 to €1,705 EUR), and this typically gets you a well-furnished unit in Aldea Zama or central La Veleta with modern amenities, strong internet for remote work, air conditioning in both bedrooms, and access to quality building facilities like a pool and gym.
The realistic high-end monthly rent for a luxury two-bedroom condo in Tulum ranges from MXN 40,000 to MXN 65,000 (around $2,300 to $3,740 USD or €1,950 to €3,170 EUR), and this typically gets you a premium unit in the best Aldea Zama developments or near the beach zone, often featuring designer interiors, private rooftop or terrace, concierge services, and the kind of Instagram-worthy aesthetics that Tulum is known for.
What's the average monthly rent for a 3-bed condo in Tulum as of 2026?
As of early 2026, the average monthly rent for a three-bedroom condo in Tulum is approximately MXN 45,000, which equals around $2,590 USD or €2,190 EUR.
The realistic entry-level monthly rent for a decent three-bedroom condo in Tulum ranges from MXN 30,000 to MXN 40,000 (around $1,725 to $2,300 USD or €1,460 to €1,950 EUR), and this typically gets you a spacious unit in La Veleta or Región 15 with basic furnishings, suitable for families or groups who want more space but are willing to be further from the beach or in a less "Instagram-famous" building.
The realistic mid-range monthly rent for a typical three-bedroom condo in Tulum ranges from MXN 40,000 to MXN 60,000 (around $2,300 to $3,450 USD or €1,950 to €2,920 EUR), and this typically gets you a well-appointed unit in Aldea Zama with quality furnishings, multiple bathrooms, good building amenities, and the kind of tropical modern aesthetic that attracts higher-quality tenants.
The realistic high-end monthly rent for a luxury three-bedroom condo in Tulum ranges from MXN 65,000 to MXN 100,000 or more (around $3,740 to $5,750+ USD or €3,170 to €4,875+ EUR), and this typically gets you a penthouse or premium villa-style unit with private rooftop, plunge pool, designer finishes, and either beach proximity or exceptional jungle views with full concierge services.
How fast do well-priced condos get rented in Tulum?
A well-priced, furnished one to two-bedroom condo in high-demand Tulum neighborhoods like Aldea Zama or La Veleta typically finds a tenant within two to six weeks under normal market conditions, while overpriced or poorly located units can sit vacant for two to four months or longer.
The typical vacancy rate for condos in Tulum currently runs between 6% and 10% on an annualized basis, which is higher than many traditional Mexican cities because Tulum's tenant base is more seasonal and there is significant new-build inventory coming online in several zones that creates competition.
The main factors that cause some Tulum condos to rent faster than others include reliable high-speed internet (essential for the digital nomad crowd), properly sized air conditioning (Tulum's humidity makes this non-negotiable), and location in walkable areas close to restaurants and co-working spaces, because tenants in this market often do not have cars and value being able to walk or bike to daily amenities.
And if you want to know what should be the right price, check our latest update on how much a condo should cost 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.
Which condo type gives the best yield in Tulum?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Tulum as of 2026?
As of early 2026, studios and one-bedroom condos typically offer the best rental yield in Tulum, generally outperforming larger units on a percentage return basis.
The typical gross rental yield by condo type in Tulum breaks down as follows: studios and one-bedrooms achieve around 6% to 8% gross yield, two-bedrooms achieve around 5.5% to 7% gross yield, and three-bedrooms achieve around 4.5% to 6% gross yield.
The main reason smaller units outperform in Tulum is that rent per square meter drops as unit size increases, while sale prices per square meter often stay flat or even increase in the "Instagram-friendly" buildings where larger units are common, meaning you pay more per meter but collect proportionally less rent, and this effect is especially pronounced in Tulum where many buyers are paying for lifestyle appeal rather than pure rental economics.
Which amenities are best if you want a good yield for your condo in Tulum?
In Tulum, the amenities that most positively impact rental yield are often the practical ones rather than the flashy ones: reliable high-speed internet (essential for digital nomads who make up a large share of tenants), properly sized air conditioning in both bedroom and living areas, backup power or a building generator (power outages happen), good water pressure with cistern backup, and strong soundproofing or solid windows (some areas have party noise issues).
Second and third floor units are generally easiest to rent in Tulum because they avoid the humidity and insect issues common at ground level while still being accessible without relying on elevators, and in buildings without elevators, top floors become harder to rent because carrying groceries up multiple flights gets old fast in the tropical heat.
Condos with balconies or terraces do rent faster and can command slightly higher rents in Tulum because outdoor space is highly valued in this climate, but the premium is modest unless the terrace is oversized or offers exceptional views.
Building amenities like pools and gyms in Tulum rarely justify significantly higher rents because pools are so common in this market that they are considered standard rather than premium, and the real rental premium comes from design quality, privacy features like a private plunge pool, or an oversized terrace rather than just having "a pool exists."
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Which neighborhoods give the best rental demand for condos in Tulum?
Which condo neighborhoods have the highest rental demand in Tulum as of 2026?
As of early 2026, the Tulum condo neighborhoods with the highest rental demand are Aldea Zama (for its walkability, established infrastructure, and expat comfort), La Veleta (for its balance of value and abundant furnished inventory), Tulum Centro (for practical access to local services and transit), and parts of Región 15 near the Kukulcán corridor (where new inventory is attracting tenants who want newer buildings at lower prices).
The main demand driver in these neighborhoods is walkability to daily amenities, co-working spaces, restaurants, and wellness centers, because most long-term tenants in Tulum are digital nomads or expats who often do not own cars and want to live a lifestyle where they can walk or bike to everything they need.
In these high-demand neighborhoods, well-priced condos typically rent within two to four weeks, and stabilized vacancy rates run around 5% to 8%, which is better than the citywide average because these areas attract the most consistent stream of incoming tenants.
One emerging neighborhood gaining rental demand momentum in Tulum is Región 15, particularly the areas with better road access, where newer developments offer modern units at lower price points than Aldea Zama, attracting budget-conscious digital nomads who prioritize newness and amenities over prestige location.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
Which condo neighborhoods have the highest yields in Tulum as of 2026?
As of early 2026, the Tulum neighborhoods with the highest rental yields for condos are Tumben Kaa (around 7.0% gross yield), Región 15 including the Kukulcán corridor (around 6.7% gross yield), and La Veleta (around 6.3% gross yield), while luxury beachfront areas like Tankah have the lowest yields at around 2.2% gross.
The typical gross rental yield range in these top-yielding Tulum neighborhoods runs from about 6% to 7%, compared to around 5% to 5.5% in more established areas like Aldea Zama or Tulum Centro, and as low as 2% to 3% in beachfront luxury zones.
The main reason these neighborhoods offer higher yields than others in Tulum is that purchase prices are more reasonable relative to what tenants will actually pay in rent, because buyers in beachfront or prestige areas pay a large premium for lifestyle, scarcity, and Instagram appeal that does not translate into proportionally higher rental income, while tenants in the higher-yield neighborhoods are making practical decisions based on value rather than views.
We have a whole part covering all the neighborhoods in our pack about buying a property in Tulum.
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.
Should I do long-term rental or short-term rental in Tulum?
Is short-term rental legal for condos in Tulum as of 2026?
As of early 2026, short-term rental (Airbnb-style hosting) is legal in Tulum, but it is regulated and taxed at the state level, and your individual condo building may have its own rules that prohibit or restrict it.
The main legal requirements for operating a short-term rental condo in Tulum include registering with the State Tourism Registry called RETUR-Q, obtaining a state operating license through the Tax Administration Service, collecting and remitting a 6% lodging tax (Impuesto al Hospedaje) on rental income, and registering for an RFC (Federal Taxpayers Registry) to benefit from the lowest applicable tax rates.
There is no official public list of which Tulum condo buildings allow Airbnb, because this is governed by each building's internal regulations (reglamento) and HOA enforcement, so you must verify individually by requesting the condo rules and checking whether the HOA actively enforces restrictions like guest limits, wristbands, or fines.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tulum.
What's the gross yield difference short-term vs long-term in Tulum in 2026?
As of early 2026, the gross yield difference between short-term and long-term rental strategies in Tulum can be significant on paper, with short-term rentals generating roughly 9% to 14% gross revenue yield compared to 5% to 7% for long-term rentals, but this gap shrinks substantially once you account for the much higher operating costs of vacation rentals.
The typical gross yield range for short-term rentals in Tulum is 9% to 14% before costs, while long-term rentals typically achieve 5% to 7% gross, but net yield for short-term rentals often falls to just 4% to 8% after expenses, which is only modestly better than long-term net yields of around 3% to 5%.
The main additional costs that reduce the net yield advantage of short-term rentals in Tulum include full-service property management fees (typically 25% to 40% of gross revenue), cleaning and turnover costs between guests, the 6% lodging tax, higher furniture and appliance replacement due to wear, restocking supplies, and the need for responsive guest communication and emergency repairs.
To outperform a long-term rental in Tulum, a short-term rental generally needs to achieve at least 55% to 65% annual occupancy with competitive nightly rates, which is achievable during the December to April peak season but challenging during the slower summer months when occupancy can drop significantly.
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What costs will destroy my net yield for a condo in Tulum?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tulum.
What are condo HOA fees as a % of rent in Tulum as of 2026?
As of early 2026, the typical HOA fee (called "mantenimiento" in Mexico) for condos in Tulum runs around 8% to 15% of monthly rent, which translates to roughly MXN 1,500 to MXN 3,500 per month (around $85 to $200 USD or €75 to €170 EUR) for a typical unit.
The realistic range of HOA fees as a percentage of rent covers 8% to 20% for most Tulum condos, with simpler buildings at the low end and resort-style developments with extensive amenities at the high end.
In Tulum specifically, the amenities and services that justify higher-than-average HOA fees include staffed security and concierge services, beach club access or shuttle arrangements, multiple pools with lifeguard or maintenance staff, lush landscaped gardens requiring ongoing care in the tropical climate, and backup generator systems for common areas, all of which add up because Tulum's humidity and heat mean constant upkeep is required.
What annual maintenance budget should I assume for a condo in Tulum right now?
The typical annual maintenance budget that condo owners should assume in Tulum is approximately 1% of the property's value per year, which for an average condo worth MXN 4.2 million translates to around MXN 42,000 annually (approximately $2,400 USD or €2,050 EUR).
The realistic range of annual maintenance costs in Tulum runs from around 0.7% of property value for newer buildings in good condition to 1.5% or more for older buildings or units with extensive outdoor features, plus you should budget a separate sinking fund for furniture and appliance replacement if you rent furnished.
The most common maintenance expenses Tulum condo owners face annually include air conditioning servicing and repair (the humidity and salt air are brutal on A/C units), humidity-related issues like mold prevention and treatment, exterior finish repairs (the popular "chukum" plaster finish requires ongoing care), pest control, and appliance replacement due to the corrosive coastal environment, all of which add up faster than in drier or cooler climates.
What property taxes should I expect for a condo in Tulum as of 2026?
As of early 2026, the typical annual property tax (called "predial") for condos in Tulum is relatively modest compared to many countries, often ranging from MXN 2,000 to MXN 8,000 per year (around $115 to $460 USD or €100 to €390 EUR) for a typical condo, depending on the cadastral value assigned by the municipality.
The realistic range of property taxes in Tulum varies based on the official cadastral value (which is often lower than market value) and the property's location, with most condos falling between 0.05% and 0.15% of market value annually, which is much lower than property tax rates in the United States or Europe.
Property taxes in Tulum are calculated based on the cadastral value assigned by the municipal government, not the market price you paid, and the rates and formulas are set by the municipal finance law (Ley de Hacienda), which means your actual tax bill depends on how recently the cadastral value was updated.
There are sometimes early payment discounts available for predial in Tulum if you pay in January or February, and while the tax itself is not what kills your yield in Tulum, you should still budget it and pay on time to avoid penalties and to maintain clean records for any future sale.
How much does condo insurance cost in Tulum in 2026?
As of early 2026, the typical annual condo insurance cost in Tulum ranges from MXN 3,000 to MXN 8,000 (around $170 to $460 USD or €145 to €390 EUR) for basic contents and liability coverage, with more comprehensive policies reaching MXN 15,000 to MXN 20,000 or more (around $860 to $1,150 USD or €730 to €975 EUR) annually.
The realistic range of annual condo insurance costs in Tulum depends heavily on the sum insured, the deductibles you accept, and whether you include broader coverage for hurricane, flood, and other hydrometeorological events, which are real risks in Quintana Roo's coastal location.
What's the typical property management fee for condos in Tulum as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Tulum is around 8% of monthly rent (with a range of 5% to 10%), which for a condo renting at MXN 20,000 per month translates to around MXN 1,600 monthly (approximately $92 USD or €78 EUR).
The realistic range of property management fees in Tulum runs from 5% to 10% of rent for long-term management, while short-term vacation rental management typically costs 25% to 40% of gross booking revenue because it includes far more services like guest communication, dynamic pricing, cleaning coordination, and restocking.
Standard long-term property management services in Tulum typically include tenant screening and placement, rent collection, coordinating routine maintenance and repairs, handling tenant communications, and ensuring compliance with local rental requirements, while short-term management adds guest check-in/check-out, 24/7 guest support, cleaning between stays, restocking consumables, and listing optimization.
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.
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 |
|---|---|---|
| Propiedades.com (Sales) | One of Mexico's largest property portals with transparent, continuously updated listing-based statistics. | We used this to anchor typical asking sale prices and price per square meter for condos in Tulum. We also used its neighborhood-level averages to compare yields across zones. |
| Propiedades.com (Rentals) | Same portal and methodology as the sales data, ensuring internal consistency for rent-to-price calculations. | We used this to anchor typical asking rents and to estimate gross yields from long-term rentals. We also used neighborhood-level rents to identify higher-yield areas. |
| Inmuebles24 | A major national property marketplace where HOA fees and unit details are often disclosed per listing. | We used this to reality-check monthly HOA fee magnitudes in Tulum condo listings. We also used it to validate the shape of the rent distribution across price tiers. |
| Congress of Quintana Roo (Lodging Tax Law) | Official legal text from the state legislature documenting the tax rules that apply to short-term rentals. | We used this to confirm that platform-based short-term rentals are covered and to anchor the 6% lodging tax rate. We used it to model the biggest STR-specific cost line. |
| SEDETUR Quintana Roo (RETUR-Q) | Official state tourism authority site that hosts the actual registration procedures for vacation rentals. | We used this to confirm that the state runs RETUR-Q registration and that it is an operational requirement. We used this to explain compliance steps affecting STR feasibility. |
| Congress of Quintana Roo (Municipal Finance Law) | Official municipal finance law document for property tax calculation basis and rates. | We used this to anchor the property tax (predial) calculation basis and rates. We used it to estimate the ongoing tax impact on net yield for condos. |
| Naya Homes | Established property management company in Mexico that publishes transparent fee benchmarks. | We used this to anchor typical long-term property management fee percentages. We used these benchmarks directly in our net yield calculations. |
| Hospitable | Widely used STR operations platform that publishes industry fee benchmarks and structures. | We used this to triangulate typical short-term rental management commission ranges. We used those ranges directly in the STR net yield model. |
| AXA México (Home Insurance) | Official insurer policy documentation describing covered risks and definitions relevant to hurricane regions. | We used this to understand what home insurance typically covers and what deductibles exist. We used it to justify why insurance costs are important in Tulum's risk profile. |
| Congress of Quintana Roo (Tourism Law) | Official index of amendments and supporting documents maintained by the state legislature. | We used this to verify the timeline of reforms relevant to tourism and platform regulation. We used it to frame short-term rental legality as of 2026. |
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