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
This article gives you a clear, up-to-date picture of current residential rents in Tulum as of the first half of 2026.
We keep this post constantly updated so you always have fresh data on what studios, one-bedrooms, and two-bedrooms actually cost across Tulum's neighborhoods.
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 rent per square meter of around MXN 280 is roughly double what you'd pay in typical Mexican cities like Merida, reflecting how international demand has reshaped this small town's pricing.
- Furnished condos in Aldea Zama command a 25% to 40% premium over similar unfurnished units in Tulum Centro, making the "turnkey" factor one of the biggest rent drivers in this market.
- Remote workers and digital nomads now make up the largest tenant group in Tulum, which explains why reliable internet and A/C efficiency rank higher than traditional amenities like parking.
- Vacancy rates can jump to 15% in micro-pockets where multiple new condo buildings deliver at once, creating brief windows where landlords compete aggressively on price.
- Peak rental demand in Tulum runs from November through March, matching the seasonal population surge that can more than double the town's daytime residents.
- The predial (property tax) rate in Tulum is just 0.0017 of the assessed value, meaning most apartment owners pay between MXN 3,000 and MXN 12,000 per year.
- A well-priced, furnished one-bedroom in La Veleta typically rents within 20 to 30 days, while overpriced units in the same area can sit for 90 days or more.
- Year-over-year rent growth entering 2026 landed between 5% and 10%, with furnished lifestyle units at the high end and older Centro inventory at the low end.
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 early 2026, the typical monthly rent for a studio apartment in Tulum falls around MXN 15,000, which works out to roughly $830 USD or €710 EUR at current exchange rates.
That said, the realistic range for most studios in Tulum runs from MXN 12,000 to MXN 18,000 per month (about $670 to $1,000 USD, or €570 to €850 EUR), depending on location and finish quality.
The main factors that push Tulum studio rents up or down are neighborhood (Aldea Zama commands premiums while Centro offers better value), whether the unit is furnished, and whether the building has amenities like a pool, gym, or 24-hour security.
What's the average monthly rent for a 1-bedroom in Tulum as of 2026?
As of early 2026, the typical monthly rent for a one-bedroom apartment in Tulum sits around MXN 20,000, which translates to approximately $1,110 USD or €950 EUR.
The realistic range for most one-bedroom apartments in Tulum stretches from MXN 16,000 to MXN 25,000 per month (roughly $890 to $1,390 USD, or €760 to €1,180 EUR), with furnished units in lifestyle zones at the upper end.
Tulum Centro tends to offer the most affordable one-bedroom rents due to its older housing stock and more local tenant base, while Aldea Zama and the beach road corridor consistently command the highest prices thanks to their walkable lifestyle appeal and modern condo inventory.
What's the average monthly rent for a 2-bedroom in Tulum as of 2026?
As of early 2026, the typical monthly rent for a two-bedroom apartment in Tulum lands around MXN 28,000, which is about $1,560 USD or €1,330 EUR.
The realistic range for most two-bedroom apartments in Tulum runs from MXN 22,000 to MXN 35,000 per month (approximately $1,220 to $1,950 USD, or €1,040 to €1,660 EUR), with the spread driven largely by amenities and location.
Tulum Centro again offers the most budget-friendly options for families or sharers seeking a two-bedroom, while Aldea Zama and newer developments in La Veleta sit at the top of the price range, especially when units include full furnishing, pool access, and secure parking.
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 early 2026, the typical rent per square meter in Tulum averages around MXN 280, which equals roughly $15.50 USD or €13.25 EUR per square meter per month.
Across different neighborhoods in Tulum, rent per square meter ranges from about MXN 220 in older parts of Centro up to MXN 350 or more in premium Aldea Zama buildings with top-tier finishes (approximately $12 to $19 USD, or €10 to €17 EUR).
Compared to other Mexican cities, Tulum's rent density is unusually high; you'd pay roughly half this rate in Merida or Cancun Centro, reflecting how international demand has pushed Tulum into a pricing tier more typical of resort towns than regional cities.
Properties that command above-average rent per square meter in Tulum typically feature newer construction, quality air conditioning systems, fast internet infrastructure, and the "condo bundle" of pool, gym, and security that remote workers expect.
How much have rents changed year-over-year in Tulum in 2026?
As of early 2026, year-over-year rent growth in Tulum is estimated at 5% to 10%, with furnished lifestyle units at the higher end and older unfurnished inventory closer to the lower end.
The main factors driving Tulum rent changes in 2026 include continued strong demand from remote workers and tourism-linked professionals, combined with a wave of new condo deliveries that has helped prevent even steeper increases in certain micro-areas.
Compared to 2025, this year's rent growth in Tulum is slightly more moderate; last year saw sharper spikes in Aldea Zama and La Veleta before new supply started to catch up with demand.
What's the outlook for rent growth in Tulum in 2026?
As of early 2026, projected rent growth for Tulum over the coming year sits in the 4% to 8% range, with furnished condos in lifestyle zones likely to outperform older inventory in Centro.
Key factors likely to influence Tulum rent growth include the ongoing inflow of remote workers seeking tropical workspaces, infrastructure improvements (like better roads and water systems), and how quickly new condo projects complete and come to market.
Neighborhoods expected to see the strongest rent growth in Tulum are Aldea Zama and La Veleta, where demand continues to outpace quality supply, while areas with heavy new construction may see flatter growth as landlords compete.
Risks that could push Tulum rent growth above or below projections include a global economic downturn that reduces remote-work relocations, unexpected construction delays that tighten supply, or changes in Mexican visa policies affecting long-stay visitors.
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.
Which neighborhoods rent best in Tulum as of 2026?
Which neighborhoods have the highest rents in Tulum as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Tulum are Aldea Zama (around MXN 25,000 to MXN 40,000 per month, or $1,390 to $2,220 USD / €1,180 to €1,900 EUR), the Zona Hotelera beach corridor (similar or higher when long-term units are available), and select coastal pockets near Tankah.
What makes these Tulum neighborhoods command premium rents is their combination of modern condo construction, walkable "lifestyle" appeal with cafes and coworking nearby, and the amenities bundle (pool, gym, security, parking) that international tenants expect.
Tenants who typically rent in these high-end Tulum neighborhoods are remote workers with solid incomes, tourism-industry professionals seeking convenient locations, and second-home owners who transition to longer stays.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
Where do young professionals prefer to rent in Tulum right now?
The three neighborhoods where young professionals most commonly rent in Tulum are La Veleta, Aldea Zama, and Region 15, all of which offer the modern, connected lifestyle this group prioritizes.
Young professionals in these Tulum neighborhoods typically pay between MXN 16,000 and MXN 28,000 per month (roughly $890 to $1,560 USD, or €760 to €1,330 EUR), depending on unit size and amenities.
What attracts young professionals to these Tulum neighborhoods is the combination of fast internet, proximity to popular cafes and gyms, walkable or scooter-friendly streets, and the social scene that comes with a high concentration of similar tenants.
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?
The three neighborhoods where families most commonly rent in Tulum are Tulum Centro, Aldea Zama, and La Veleta, each offering different trade-offs between price, space, and convenience.
Families renting two- to three-bedroom apartments in these Tulum neighborhoods typically pay between MXN 22,000 and MXN 40,000 per month (approximately $1,220 to $2,220 USD, or €1,040 to €1,900 EUR), with Centro at the lower end and Aldea Zama at the higher end.
What makes these neighborhoods attractive to families in Tulum is the availability of larger units, better access to daily services like groceries and healthcare, sidewalks and security (especially in Aldea Zama), and a calmer pace compared to the beach party zone.
Families in Tulum typically look toward schools like Colegio del Caribe or Waldorf-inspired options in the region, plus the growing number of bilingual and international programs that have emerged as the expat community has grown.
Which areas near transit or universities rent faster in Tulum in 2026?
As of early 2026, the areas that rent fastest in Tulum are Tulum Centro (closest to bus terminals and collectivo routes), locations along the main highway corridor connecting Centro to the beach road, and the walkable core of Aldea Zama where scooter commutes are shortest.
Properties in these high-demand Tulum areas typically stay listed for 20 to 30 days when well-priced, compared to 45 to 60 days in less convenient locations or for overpriced units.
The rent premium for properties within easy reach of Tulum's transit nodes and commercial hubs runs about MXN 2,000 to MXN 4,000 per month (roughly $110 to $220 USD, or €95 to €190 EUR) compared to similar units in less connected areas.
Which neighborhoods are most popular with expats in Tulum right now?
The three neighborhoods most popular with expats in Tulum are Aldea Zama, La Veleta, and select pockets of Tulum Centro where furnished, move-in-ready units cluster.
Expats renting in these Tulum neighborhoods typically pay between MXN 18,000 and MXN 35,000 per month (approximately $1,000 to $1,950 USD, or €850 to €1,660 EUR), with higher budgets concentrated in Aldea Zama.
What draws expats to these Tulum neighborhoods is the combination of furnished units, reliable high-speed internet, English-speaking service ecosystems, and the "plug-and-play" convenience that makes settling in straightforward.
The expat communities most represented in these Tulum neighborhoods include Americans, Canadians, Europeans (especially from Germany, France, and the UK), and a growing number of South Americans drawn by the remote-work lifestyle.
And if you are also an expat, you may want to read our exhaustive guide for expats in Tulum.
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Who rents, and what do tenants want in Tulum right now?
What tenant profiles dominate rentals in Tulum?
The three tenant profiles that dominate the rental market in Tulum are remote workers and digital nomads (seeking mid-term to long-term stays), tourism-linked professionals (working in hospitality, wellness, and services), and local Mexican households (concentrated in Centro and non-premium zones).
In terms of market share, remote workers and nomads account for roughly 40% to 50% of long-term rental demand in Tulum's lifestyle zones, tourism professionals make up about 25% to 30%, and local households represent the remaining 20% to 30%, mostly in Centro.
Remote workers typically seek furnished one-bedroom or studio units with fast internet, tourism professionals look for affordable one- or two-bedroom apartments near their workplaces, and local households usually prioritize larger unfurnished units in more traditional neighborhoods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tulum.
Do tenants prefer furnished or unfurnished in Tulum?
In Tulum's premium rental zones, roughly 70% to 80% of tenants prefer furnished apartments, while in Centro and more local areas the split flips to about 60% to 70% preferring unfurnished.
The rent premium for furnished apartments compared to unfurnished in Tulum typically runs MXN 3,000 to MXN 6,000 per month (approximately $170 to $330 USD, or €140 to €285 EUR), depending on furniture quality and included amenities.
Tenant profiles that tend to prefer furnished rentals in Tulum are remote workers, digital nomads, and expats who value "plug-and-play" convenience and plan to stay months rather than years.
Which amenities increase rent the most in Tulum?
The five amenities that increase rent the most in Tulum are reliable high-speed internet, efficient air conditioning with good insulation, a pool with security and controlled building access, dedicated parking or secure scooter storage, and backup power or water systems.
In terms of rent premiums, fast internet can add MXN 1,000 to MXN 2,000 per month ($55 to $110 USD / €50 to €95 EUR), quality A/C adds MXN 1,500 to MXN 3,000 ($85 to $165 USD / €70 to €140 EUR), the full "condo bundle" of pool, gym, and security adds MXN 3,000 to MXN 5,000 ($165 to $280 USD / €140 to €235 EUR), and backup utilities can add another MXN 1,000 to MXN 2,000 when advertised.
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 that deliver the best ROI for rental properties in Tulum are making the unit "turnkey" with quality furniture (cost: MXN 50,000 to MXN 150,000, rent increase: MXN 3,000 to MXN 6,000 per month), upgrading to efficient A/C units and sealing gaps (cost: MXN 25,000 to MXN 60,000, rent increase: MXN 1,500 to MXN 3,000), refreshing the kitchen and bathroom with easy-clean finishes (cost: MXN 40,000 to MXN 100,000, rent increase: MXN 2,000 to MXN 4,000), installing professional-grade internet infrastructure (cost: MXN 5,000 to MXN 15,000, rent increase: MXN 1,000 to MXN 2,000), and adding blackout curtains and quality lighting (cost: MXN 10,000 to MXN 25,000, rent increase: MXN 500 to MXN 1,500).
In USD terms, these renovation costs range from about $280 to $8,300, with monthly rent increases of $55 to $330; in EUR terms, the costs are roughly €235 to €7,100 with rent increases of €50 to €285.
Renovations that tend to have poor ROI in Tulum include over-the-top luxury finishes that exceed what remote workers expect, swimming pool additions for single units (the ROI rarely justifies the cost), and major structural changes that don't translate into higher rents.
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 strong is rental demand in Tulum as of 2026?
What's the vacancy rate for rentals in Tulum as of 2026?
As of early 2026, the estimated vacancy rate for long-term residential rentals in Tulum sits between 6% and 10%, which is moderate by international standards but varies sharply by micro-location.
Across different Tulum neighborhoods, vacancy rates range from around 5% in high-demand areas like Aldea Zama's best streets to 12% to 15% in pockets where multiple new condo buildings delivered simultaneously and landlords are competing on price.
Compared to Tulum's historical average, current vacancy is slightly elevated due to the surge in new condo completions over the past two years, though demand from remote workers has kept rates from climbing higher.
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 early 2026, the average number of days rentals stay listed in Tulum is roughly 30 to 40 days for well-positioned properties, though this varies significantly by pricing and quality.
Across different property types and neighborhoods in Tulum, days on market range from 20 to 30 days for well-priced, furnished units in Aldea Zama or La Veleta, up to 60 to 90 days or more for overpriced listings or units with subpar finishes in any neighborhood.
Compared to one year ago, average days on market in Tulum has increased slightly (by roughly 5 to 10 days) as new condo supply has given tenants more options and reduced urgency.
Which months have peak tenant demand in Tulum?
Peak months for tenant demand in Tulum run from November through March, when the seasonal population of remote workers, snowbirds, and long-stay tourists swells dramatically.
What drives this seasonal pattern in Tulum is the combination of ideal winter weather (dry and warm without extreme heat), the escape-the-cold migration from North America and Europe, and the peak tourism season that creates short-term rental overflow into the long-term market.
The lowest tenant demand in Tulum typically falls in May through September, when heat and humidity peak, hurricane season creates uncertainty, and many seasonal residents return to their home countries.
Buying real estate in Tulum can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Tulum as of 2026?
What property taxes should landlords expect in Tulum as of 2026?
As of early 2026, the typical annual property tax (predial) for a rental apartment in Tulum ranges from MXN 3,000 to MXN 12,000 per year (approximately $165 to $670 USD, or €140 to €570 EUR), depending on the assessed property value.
Across different property values and locations in Tulum, predial can range from under MXN 2,000 for modest units in Centro with low cadastral values up to MXN 15,000 or more for high-value condos in premium developments.
Property taxes in Tulum are calculated using a rate of 0.0017 applied to the legally defined tax base, which is typically the highest of the cadastral value, bank appraisal, declared value, or capitalized rent value as defined in the Ley de Hacienda del Municipio de Tulum.
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?
The utilities landlords most commonly pay on behalf of tenants in Tulum are HOA or condo maintenance fees (nearly always landlord-paid in managed buildings), water in some cases, and occasionally internet as part of a furnished "all-in" package.
Typical monthly costs for these landlord-paid utilities in Tulum run from MXN 1,500 to MXN 4,000 for HOA fees ($85 to $220 USD / €70 to €190 EUR), MXN 200 to MXN 600 for water ($11 to $33 USD / €10 to €28 EUR), and MXN 500 to MXN 1,000 for internet ($28 to $55 USD / €24 to €47 EUR) when included.
The common practice in Tulum is for landlords to cover HOA and sometimes water, while tenants pay electricity (especially important given high A/C usage), and internet responsibility varies by lease; furnished "lifestyle" rentals more often include utilities to simplify the tenant experience.
How is rental income taxed in Tulum as of 2026?
As of early 2026, rental income from residential property in Tulum is taxed under Mexico's federal Regimen de Arrendamiento, with rates that depend on your income bracket and available deductions; most individual landlords see effective rates between 10% and 30% after deductions.
Main deductions landlords can claim against rental income in Tulum include property taxes (predial), maintenance and repair costs, HOA fees, depreciation of the building (typically 5% per year), and professional fees for property management or accounting.
A common tax mistake specific to Tulum landlords is failing to properly register rental activity with SAT, especially for foreigners who assume informal arrangements are acceptable; another is misclassifying furnished rental income, which can trigger different tax treatment in certain situations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Tulum.
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 | It's a major Mexican property portal that publishes transparent, location-specific market stats from its listings. | We used it as our main anchor for typical monthly rent levels in Tulum. We also relied on its neighborhood comparisons and rent-per-square-meter figures to size rents by apartment type. |
| INEGI (INPC structure) | INEGI is Mexico's official statistics agency and the legal producer of the national consumer price index. | We used INPC to ground our rent growth discussion in official inflation-based signals. We cross-checked listing-based changes against inflation trends to confirm reasonableness. |
| Banco de Mexico (SIE) | Banxico is Mexico's central bank and republishes official INEGI inflation series in a consistent time-series format. | We used it to reference official index levels and housing-category trends as a sanity check on market rent movements. |
| SAT (Regimen de Arrendamiento) | SAT is Mexico's official federal tax authority, and this is the primary guidance for rental income compliance. | We used it to explain the correct tax lane for landlords renting residential property in Tulum and kept the explanation practical and straightforward. |
| SAT (regime explainer) | It's an official SAT guidance page written for taxpayers in plain language. | We used it to reinforce core landlord tax obligations at a high level and to avoid overcomplicating the tax details. |
| Ley de Hacienda del Municipio de Tulum | It's the official municipal finance law published via the Quintana Roo state legislature's document repository. | We used it to cite the actual predial (property tax) rates and how the tax base is legally defined, then translated those rates into realistic annual ranges. |
| Ley de Ingresos de Tulum 2025 | It's an official municipal income law document from the state legislature. | We used it to confirm how predial fits into the municipality's tax structure and that payments are tied to the Ley de Hacienda. |
| CAPA (Quintana Roo water authority) | CAPA is the state water authority and publishes official tariffs and billing documents. | We used it to ground the "utilities landlords may cover" section with an official reference point for water costs in Tulum. |
| CAPA tariff document | It's an official CAPA tariff document suitable for verification of water billing rates. | We used it as a hard reference that tariffs exist and are formally published, keeping our utility cost numbers as ranges since exact bills vary. |
| Municipio de Tulum (Tesoreria) | It's the official municipal website for the taxpayer-facing treasury office. | We used it to point readers to the right office for predial questions and official clarification on property tax payments. |
| Portal Tulum (predial tutorial) | It's a municipality-linked document explaining the official online payment process for predial. | We used it to support practical guidance on how landlords actually pay and verify their property tax, as a process reference rather than a pricing source. |
| SHF (House Price Index) | SHF is a federal housing finance institution and its index is a widely cited official housing price series. | We used it for macro context on how rising sale prices eventually translate to rent pressure. We explicitly kept sale prices separate from rent data in our analysis. |
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