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Tulum rents in 2026 are still supported by tourism, remote workers and fast local growth.
But Tulum is not an easy rental market anymore, because many new furnished condos now compete for the same tenants.
We constantly update this blog post so the rent ranges stay useful for buyers, landlords and long-term residents 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.
What are typical rents in Tulum as of 2026?
What's the average monthly rent for a studio in Tulum as of 2026?
As of 2026, the average monthly rent for a studio in Tulum is about MXN 11,500, which is roughly USD 650 or EUR 575.
Most studios in Tulum rent between MXN 9,000 and MXN 14,000 per month, or about USD 510 to USD 795 and EUR 450 to EUR 700.
The rent changes mainly because a studio in La Veleta, Aldea Zamá or Región 15 can feel like an Airbnb-style condo, while an older studio in Centro or Villas Tulum is usually simpler and cheaper.
What's the average monthly rent for a 1-bedroom in Tulum as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Tulum is about MXN 16,500, which is roughly USD 940 or EUR 825.
Most 1-bedroom apartments in Tulum rent between MXN 12,000 and MXN 22,000 per month, or about USD 680 to USD 1,250 and EUR 600 to EUR 1,100.
Cheaper 1-bedroom rents are usually found in Centro, Villas Tulum and Tumben Kaa, while the highest 1-bedroom rents are usually in Aldea Zamá, La Veleta, Región 15 and Holistika.
What's the average monthly rent for a 2-bedroom in Tulum as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Tulum is about MXN 23,500, which is roughly USD 1,335 or EUR 1,175.
Most 2-bedroom apartments in Tulum rent between MXN 18,000 and MXN 32,000 per month, or about USD 1,025 to USD 1,820 and EUR 900 to EUR 1,600.
The cheapest 2-bedroom rents are usually in Villas Tulum, Centro and Tumben Kaa, while the most expensive 2-bedroom rents are usually in Aldea Zamá, La Veleta’s best streets and the beach-side fringe.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tulum.
What's the average rent per square meter in Tulum as of 2026?
As of 2026, the average apartment rent in Tulum is about MXN 300 per square meter per month, which is roughly USD 17 or EUR 15.
Across Tulum neighborhoods, a realistic range is about MXN 250 to MXN 380 per square meter per month, or about USD 14 to USD 22 and EUR 13 to EUR 19.
Tulum is often more expensive per square meter than many inland Mexican cities, but it is still usually cheaper than the most prime long-term rental zones of Mexico City, Cancún’s hotel-linked areas or Playa del Carmen’s best beach-adjacent blocks.
Rent per square meter rises above average in Tulum when the apartment is small, furnished, new, secure, close to cafés or beach access roads, and easy to rent to remote workers.
How much have rents changed year-over-year in Tulum in 2026?
As of 2026, average long-term apartment rents in Tulum appear to be about 3% to 7% higher than one year earlier in nominal pesos.
The main forces pushing Tulum rents up are tourism demand, remote workers, local population growth, Tren Maya visibility and the new airport effect, while new condo supply keeps weak units from rising much.
Compared with 2025, rent growth in Tulum in 2026 looks more selective, because the best furnished 1-bedroom apartments still rise, while average studios face more competition.
What's the outlook for rent growth in Tulum in 2026?
As of 2026, rent growth in Tulum is likely to be about 2% to 5% for the rest of the year, with the best furnished units closer to 5% to 8%.
The key drivers are Tulum’s young population, tourism jobs, remote-worker demand, new transport links and the fact that many tenants still want furnished apartments near daily-life services.
The strongest rent growth in Tulum is most likely in Aldea Zamá, the best parts of La Veleta, Región 15 near Avenida Kukulkán, Centro access corridors and areas near the university or transit routes.
The main risk is oversupply, because too many similar small investor condos in La Veleta and Región 15 can force landlords to discount if the unit is poorly located or badly managed.
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Which neighborhoods rent best in Tulum as of 2026?
Which neighborhoods have the highest rents in Tulum as of 2026?
As of 2026, the top high-rent apartment areas in Tulum are Aldea Zamá at about MXN 25,000 per month, La Veleta at about MXN 22,000, and Región 15 near Kukulkán at about MXN 21,000, or roughly USD 1,420, USD 1,250 and USD 1,190, and EUR 1,250, EUR 1,100 and EUR 1,050.
These Tulum neighborhoods command premium rents because they have newer buildings, furnished condos, pools, security, restaurants nearby and better access to the beach road than many outer areas.
The typical tenants in these high-rent Tulum areas are remote workers, expat couples, digital nomads, higher-income Mexican professionals and some long-stay tourists who want comfort without running a household from zero.
By the way, we’ve written a blog article detailing Sources and methodology: we compared neighborhood asking rents on Lamudi, Vivanuncios and Mercado Libre Inmuebles. We looked at rent levels, amenities and listing density. We also used our own local segmentation for Aldea Zamá, La Veleta and Región 15.
Where do young professionals prefer to rent in Tulum right now?
Young professionals in Tulum tend to prefer La Veleta, Centro and Aldea Zamá, with Región 15 and Holistika also popular for people who want a more lifestyle-focused setting.
In these Tulum neighborhoods, young professionals usually pay about MXN 12,000 to MXN 22,000 per month, or roughly USD 680 to USD 1,250 and EUR 600 to EUR 1,100.
Young professionals like these Tulum areas because they offer cafés, gyms, coworking options, restaurants, scooter access, furnished apartments and a social life that is easier than in quieter family zones.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Tulum.
Where do families prefer to rent in Tulum right now?
Families in Tulum usually prefer Villas Tulum, Centro and Aldea Zamá, while Tumben Kaa and quieter La Veleta streets can also work when parking and services are easy.
For 2-bedroom and 3-bedroom apartments in these Tulum neighborhoods, families usually pay about MXN 18,000 to MXN 35,000 per month, or roughly USD 1,025 to USD 1,990 and EUR 900 to EUR 1,750.
These Tulum neighborhoods attract families because they are more practical for supermarkets, schools, parking, daily errands, local services and quieter routines than the most tourist-focused blocks.
Educational options near these family-friendly Tulum areas include Universidad Tecnológica de Tulum for higher education, plus local private and public schools around Centro and nearby residential corridors.
Which areas near transit or universities rent faster in Tulum in 2026?
As of 2026, the fastest areas near transit or education demand in Tulum are Centro near Avenida Tulum, Villas Tulum and corridors with easier access to the Tren Maya, airport road and Universidad Tecnológica de Tulum.
In these high-demand Tulum areas, well-priced rentals often stay listed for about 25 to 40 days, compared with 60 days or more for overpriced units in weaker locations.
A practical transit or university access premium in Tulum is about MXN 1,500 to MXN 3,000 per month, or roughly USD 85 to USD 170 and EUR 75 to EUR 150.
Which neighborhoods are most popular with expats in Tulum right now?
The most popular expat rental neighborhoods in Tulum are Aldea Zamá, La Veleta and Región 15, with Holistika, Aldea Maya and selected Centro blocks also attracting foreign tenants.
Expats in these Tulum neighborhoods usually pay about MXN 16,000 to MXN 32,000 per month, or roughly USD 910 to USD 1,820 and EUR 800 to EUR 1,600.
These areas attract expats because they offer furnished apartments, pools, security, restaurants, wellness spaces, English-friendly services and an easier move-in experience.
The most visible expat groups in Tulum are from the United States, Canada, Europe and parts of Latin America, although the exact mix changes with season and visa patterns.
And if you are also an expat, you may want to read our Sources and methodology: we reviewed furnished supply on Lamudi, tourism indicators from SITUR Quintana Roo and broad local context from Data México. We treated nationality comments as market observations, not official census shares. We also used our own expat-renter notes for Tulum.
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Who rents, and what do tenants want in Tulum right now?
What tenant profiles dominate rentals in Tulum?
The top tenant profiles in Tulum are remote workers and digital nomads, tourism and hospitality workers, and local families or young Mexican professionals.
A practical split is about 35% for remote workers and expats, 30% for tourism and service workers, and 25% for local families and young professionals, with students and seasonal tenants making up the rest.
Remote workers usually want furnished studios and 1-bedroom apartments, hospitality workers often seek cheaper shared or Centro units, and families usually want 2-bedroom or 3-bedroom apartments with parking.
If you want to optimize your cashflow, you can read our Sources and methodology: we combined Data México, SITUR Quintana Roo and Universidad Tecnológica de Tulum. We used official data to define demand drivers, not exact renter shares. We then estimated tenant shares from our own Tulum rental segmentation.
Do tenants prefer furnished or unfurnished in Tulum?
In Tulum, about 70% to 80% of higher-paying tenants prefer furnished rentals, while unfurnished demand is strongest among local families and longer-term residents.
A furnished apartment in Tulum often earns about MXN 2,500 to MXN 5,000 more per month than a similar unfurnished unit, or roughly USD 140 to USD 285 and EUR 125 to EUR 250.
The tenants most likely to prefer furnished rentals in Tulum are remote workers, expats, digital nomads, seasonal tenants and young professionals who arrive without furniture.
Which amenities increase rent the most in Tulum?
The five amenities that increase rent the most in Tulum are a private terrace or plunge pool, strong air conditioning, fast internet, building pool and security, and private parking.
In Tulum, these amenities can add about MXN 1,000 to MXN 6,000 per month each depending on the unit, or roughly USD 55 to USD 340 and EUR 50 to EUR 300, with private outdoor space usually worth the most.
In our property pack covering the real estate market in Tulum, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Tulum?
The five renovations with the best rental ROI in Tulum are inverter A/C, humidity-resistant windows and doors, a practical kitchen refresh, a modern bathroom and a proper remote-work setup.
These upgrades often cost about MXN 8,000 to MXN 80,000 each, or roughly USD 455 to USD 4,545 and EUR 400 to EUR 4,000, and can raise rent by about MXN 500 to MXN 4,000 per month when the unit is otherwise well located.
Renovations with poor ROI in Tulum usually include fragile designer furniture, over-personal decoration, expensive luxury finishes in weak locations and outdoor features that are hard to maintain in humidity.
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How strong is rental demand in Tulum as of 2026?
What's the vacancy rate for rentals in Tulum as of 2026?
As of 2026, the vacancy rate for normal long-term residential rentals in Tulum is about 7% to 10%.
Across Tulum, practical vacancy can be closer to 5% to 7% for well-priced units in Centro, Aldea Zamá and good La Veleta blocks, but 15% to 25% or more for weak furnished investor condos.
Compared with the earlier boom years, vacancy in Tulum is now higher because new condo supply has grown faster than the number of tenants willing to pay premium rents for similar small units.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tulum.
How many days do rentals stay listed in Tulum as of 2026?
As of 2026, a correctly priced apartment in Tulum usually stays listed for about 35 to 55 days before finding a tenant.
The range is about 25 to 40 days for strong 1-bedroom apartments in Aldea Zamá, La Veleta and Centro, 45 to 70 days for many 2-bedroom units, and 60 days or more for overpriced studios in weaker locations.
Compared with one year ago, days on market in Tulum look slightly longer because tenants now have more choice among furnished condos.
Which months have peak tenant demand in Tulum?
The peak months for tenant demand in Tulum are usually November to March, with a smaller family and school-year bump around July and August.
This seasonality happens because Tulum attracts winter expats, remote workers, tourism workers, long-stay visitors and households planning around schools and local jobs.
The weakest rental months in Tulum are usually September and early October, when tourism is slower and some tenants wait before committing to a lease.
Don't buy the wrong property, in the wrong area of Tulum
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What will my monthly costs be in Tulum as of 2026?
What property taxes should landlords expect in Tulum as of 2026?
As of 2026, many small and mid-market condo landlords in Tulum should expect annual property tax of about MXN 2,000 to MXN 10,000, or roughly USD 115 to USD 570 and EUR 100 to EUR 500.
The realistic range is wider, from under MXN 2,000 for lower-value units to more than MXN 15,000 for higher-value or better-located property, or about under USD 115 to more than USD 850 and under EUR 100 to more than EUR 750.
Property tax in Tulum depends on cadastral value, municipal rules, valuation tables, property classification and local charges, so two apartments with similar market rents can still have different tax bills.
Please note that, in our property pack covering the real estate market in Tulum, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Tulum right now?
In Tulum, landlords often pay HOA fees, internet, some water charges, shared building maintenance and sometimes local admin or garbage-related charges.
A normal landlord-paid monthly cost can be about MXN 2,500 to MXN 7,500 in total, or roughly USD 140 to USD 425 and EUR 125 to EUR 375, depending on the building and what is included.
The common practice in Tulum is for the landlord to cover HOA and sometimes internet, while the tenant usually pays electricity because air conditioning can make CFE bills jump quickly.
How is rental income taxed in Tulum as of 2026?
As of 2026, Mexican tax residents renting long-term residential property in Tulum generally declare rental income under SAT’s arrendamiento regime, with income tax depending on total income and deductions.
Common deductions for Tulum landlords can include eligible maintenance, interest, insurance, property tax and the optional 35% deduction plus predial when the landlord qualifies.
The common Tulum-specific mistake is treating a furnished, platform-style or short-stay rental like a simple unfurnished residential lease, because VAT, invoicing and platform rules may be different.
We cover these mistakes, among others, in our Sources and methodology: we used SAT’s rental regime, the Tulum 2026 Revenue Law and Tulum Municipality. We kept the tax explanation practical for individual landlords. We also use our own checklist to separate long-term leases from short-stay rental cases.
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 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 we trust it | How we used it |
|---|---|---|
| Data México / Secretaría de Economía | It gathers official economic, demographic and labor data for Mexican municipalities. | We used it to anchor Tulum’s population, age profile and growth story. We used it to avoid treating Tulum like a mature city when it is still a fast-growing small municipality. |
| SITUR Quintana Roo | It is the official tourism indicator platform of Quintana Roo’s tourism authority. | We used it to check tourism, airport, archaeological-site and Tren Maya demand indicators. We used it to connect rental demand to tourism, worker and remote-worker activity. |
| ASUR passenger traffic | ASUR is the official airport operator for major Quintana Roo airports, including Cancún. | We used it to cross-check broader Riviera Maya air-demand trends. We used it carefully because Tulum’s airport is not an ASUR airport, so it is a regional proxy. |
| Tren Maya official site | It is the official operating site for the federal rail project. | We used it to identify the transit factor now affecting Tulum. We used it mainly for neighborhood liquidity near access routes, not for rent levels. |
| Proyectos México / Mayan Train | It is an official federal infrastructure project portal. | We used it to frame the long-term transport impact. We used it to explain why Tulum’s rental market is no longer only beach-driven. |
| SAT rental regime | SAT is Mexico’s federal tax authority. | We used it for landlord rental-income obligations. We used it to keep the tax section practical and focused on residential landlords. |
| Tulum 2026 Revenue Law / Quintana Roo Congress | It is the state congress publication for Tulum’s 2026 municipal revenue law. | We used it for municipal property-tax context and local charges. We used it to avoid relying on informal expat tax summaries. |
| Tulum 2026 Revenue Law PDF | It is the legal text behind Tulum’s 2026 municipal revenue framework. | We used it to confirm that Tulum’s property-tax base depends on municipal cadastre rules and valuation tables. We used it for cost estimates, not as a rent source. |
| Tulum Municipality | It is the official municipal government website. | We used it to cross-check local tax and administrative context. We used it only where the municipality itself was relevant. |
| Lamudi Tulum rentals | Lamudi is a recognized property portal with current apartment rental listings. | We used it to sample asking rents by bedroom count and neighborhood. We treated it as asking-rent evidence, not guaranteed achieved-rent evidence. |
| Vivanuncios Tulum rentals | It is one of Mexico’s large listing marketplaces. | We used it to cross-check lower and middle-market rents. We used it to avoid over-indexing on luxury listings. |
| Mercado Libre Inmuebles Tulum | It is a major Mexican marketplace with residential rental listings. | We used it as a secondary check on apartment supply and asking prices. We used it mostly to test whether Lamudi prices looked too high. |
| Properstar Tulum price page | Properstar aggregates property listings and publishes local price pages. | We used it as a broad cross-check for rent-per-square-meter direction. We did not treat it as official statistics. |
| Universidad Tecnológica de Tulum | It is the official site of Tulum’s public technological university. | We used it to identify university-linked rental demand. We used it for location-sensitive demand near Centro and access corridors. |
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