How to Estimate Vacation Rental Income in Playa and Tulum

Thinking about Playa del Carmen rental income? This short read walks you through how demand shifts by season, what travelers book, and the numbers that matter—ADR, occupancy, and expenses. You’ll see practical steps to price smart, operate cleanly and stay compliant, so your condo or villa can earn steadily without surprises.

Table Of Contents

• Market snapshot: what drives rental income in Playa del Carmen vs Tulum
• Revenue math you can actually use
• Pricing and demand levers that move the needle
• Operations and compliance in Quintana Roo
• Where to find data and stay updated
• Conclusion
• Related Posts
• Frequently Asked Questions (FAQs)

Key Takeaways

• Demand shifts with the calendar: late Dec–March and Easter are strongest, summer is decent, September–October is soft; adjust price, min stays, and promos to keep nights booked.
• Do the simple math: gross = ADR × occupied nights; then subtract OTA fees, 18–25% management, cleaning, utilities, HOA, maintenance reserves, insurance, plus local lodging tax and ISR/IVA.
• Small wins add up—pro photos, fast replies, blackout curtains, quiet A/C, strong Wi‑Fi, a basic workspace & a water filter… better reviews and higher RevPAR follow.
• Stay compliant and organized: confirm condo bylaws, get municipal permits, set clear house rules, standardize linens and inventory, schedule preventive maintenance, keep clean books.
• Buyplaya is the premier real estate broker for foreign investors in Playa del Carmen, Tulum, and the Riviera Maya—successfully helping clients for 20+ years purchase homes, condos, investment, beachfront & commercial properties in Mexico.

Market snapshot: what drives rental income in Playa del Carmen vs Tulum

Seasonality and demand curve

• Winter is peak. Mid‑December through Easter (including Christmas/New Year and Semana Santa) is the strongest stretch for both Playa del Carmen and Tulum. Expect more international travelers, longer stays, and higher prices.
• Summer is mixed. Late June through August sees solid domestic tourism, family trips, and some digital nomads extending stays. Pricing usually dips from winter highs but stays healthy if you’re close to the beach or have family‑friendly setups.
• September–October are the softest months. Rainy and hurricane season, fewer flights, and construction noise in some areas all suppress demand. Sharper pricing and targeted promos matter here.
• Shoulder months (late April–June and November–early December) perform well when you lean into events, remote‑work targeting, and flexible minimum stays.

How to check official trends yourself:
1) Pull destination‑level hotel occupancy and seasonality from SEDETUR Quintana Roo statistics. Use monthly occupancy to shape your calendar and revenue plan.
2) Cross‑check visitor flows and tourism indicators with INEGI tourism data. Look at arrivals, hotel metrics, and air traffic if available.
3) Compare with your own dashboard data. Month‑by‑month pacing will tell you if you’re above or below the area baseline.

Occupancy and ADR patterns to watch

• Playa del Carmen is steadier. Year‑round infrastructure, better walkability, business travel spillover, and easy beach access keep occupancy smoother through the year.
• Tulum is more volatile but can command higher ADRs at the top end (design villas, jungle lofts, and properties with unique amenities). Access to the beach road and construction cycles can swing demand.
• New supply drives competition. Pre‑sale buildings delivering keys in waves can flood certain submarkets with similar units. Listings with strong reviews and better amenities still defend rates.
• Events and festivals matter. Align pricing with festivals, Ironman, music events, and holiday weeks. Short booking windows are common—watch demand pickup 14–30 days out.

Tip: Keep a 12‑month rolling chart of your monthly occupancy and average daily rate (ADR). Compare it to the monthly occupancy trendline from SEDETUR to spot underperformance early.

Micro‑locations that outperform

Condo vs villa: demand signals

• Condos near the beach in Playa del Carmen sell themselves with location, rooftop pools, and walkability. 1–2BRs are liquidity leaders on OTAs.
• In Tulum, villas and unique homes with private pools, outdoor showers, or design‑forward interiors can achieve standout ADRs. They trade off with lower occupancy if not marketed well.
• Townhomes and lock‑offs give flexibility: rent as a whole unit in peak months, separate listings in shoulder months to increase occupancy.

Amenities guests treat as non‑negotiable

• Fast and stable Wi‑Fi (100–200 Mbps), with backup router or secondary ISP if possible
• Strong A/C with quiet operation in all bedrooms and living room
• Pool access (private or common), loungers, and shade
• Blackout curtains and quality bedding; king beds where possible
• Equipped kitchen with basics—blender, coffee maker, decent cookware
• On‑site or in‑unit washer/dryer for longer stays
• Smart lock or 24/7 secure check‑in, plus luggage storage partner
• Parking or guaranteed street parking info, especially in Tulum
• Backup power or at least surge protectors; Tulum outages happen
• Water dispenser service and clear guidance on potable water

These are table stakes. Upgrades like a dedicated workspace, filtered water systems, outdoor showers, and acoustic insulation can be the tie‑breaker.

Regulatory climate and tone

• Condo bylaws often restrict party use, guest counts, and noise. Buildings near 5th Avenue and in the Tulum jungle corridors can be strict.
• Municipal and state rules evolve. Expect attention on guest safety, noise, permits, and taxes. Keep an eye on SEDETUR updates and municipality notices.
• Platforms emphasize responsible hosting. Review local obligations

For foreign buyers evaluating a building’s “rentability,” ask for the HOA’s rental policy in writing, house rules, quiet hours, and fine structure; these impact reviews and revenue.

Revenue math you can actually use

Define seasons and assumptions

To build your model, split the year into three bands:

• Peak: roughly mid‑December to mid‑April
• Shoulder: late April through August and again in November
• Low: September–October, early December before holidays

Then assign:

• ADR by season (e.g., lowest in September–October, highest Dec–April)
• Occupancy by season (peak > shoulder > low)
• Booking window assumptions (shorter in low season)

You can pull monthly occupancy baselines from SEDETUR Quintana Roo statistics and then layer in your own ADR comps from OTAs. For precision, update your model quarterly.

Important: The numbers below are examples for illustration. Replace them with your comps.

Example model: 1BR near the beach in Playa del Carmen

Assumptions (example only):

• Peak: 120 nights, 85% occupancy, ADR $160
• Shoulder: 138 nights, 70% occupancy, ADR $120
• Low: 105 nights, 55% occupancy, ADR $90

Math:

• Peak revenue ≈ 120 × 0.85 × $160 = $16,320
• Shoulder revenue ≈ 138 × 0.70 × $120 = $11,592
• Low revenue ≈ 105 × 0.55 × $90 = $5,198

Estimated gross annual revenue: ≈ $33,110
Estimated occupied nights: ≈ 256 nights (≈ 70% annual occupancy)

Typical operating costs (you’ll adjust):

• Platform fee: ~3% of gross (varies by OTA fee model)
• Property management: 18–25% of gross (full service)
• HOA: building‑specific (elevator, security, pools)
• Utilities: electricity (A/C heavy), water, internet
• Maintenance: 5–10% of gross (consumables and repairs)
• Insurance and reserves: annual fixed plus a % for future capex
• Cleaning: usually paid by guest; owner still budgets for deep cleans, linens, and replacements
• Taxes: state lodging/environmental tax, IVA/ISR based on your tax registration and platform withholdings

Illustrative net (before income taxes):

• Platform (3%): ~$993
• Management (20%): ~$6,622
• HOA: ~$3,000/year
• Utilities/Internet: ~$3,000/year
• Maintenance/reserves (8%): ~$2,649
• Insurance: ~$400
• Supplies/linens: ~$600
• Net operating income (NOI): ~$15,800

Taxes are handled separately (see compliance section). If your platform collects lodging taxes from the guest, do not treat those as income.

Example model: 2BR in Tulum

Assumptions (example only):

• Peak: 120 nights, 82% occupancy, ADR $220
• Shoulder: 138 nights, 65% occupancy, ADR $160
• Low: 105 nights, 45% occupancy, ADR $110

Math:

• Peak revenue ≈ 120 × 0.82 × $220 = $21,648
• Shoulder revenue ≈ 138 × 0.65 × $160 = $14,352
• Low revenue ≈ 105 × 0.45 × $110 = $5,198

Estimated gross annual revenue: ≈ $41,198
Estimated occupied nights: ≈ 235 nights (≈ 64–65% annual occupancy)

Illustrative net (before income taxes):

• Platform (3%): ~$1,236
• Management (22%): ~$9,063
• HOA: ~$3,600/year (varies)
• Utilities/Internet: ~$3,600/year
• Maintenance/reserves (8%): ~$3,296
• Insurance: ~$500
• Supplies/linens: ~$800
• Net operating income (NOI): ~$19,100

Again, taxes and any platform‑collected fees sit outside NOI for clarity.

Conservative, base, optimistic scenarios

Use simple adjustments to test sensitivity. Below are annualized examples.

Playa del Carmen 1BR (illustrative):

• Conservative: 62% occupancy and ADR −10% → Gross ≈ $26,250 → NOI ≈ $11,100
• Base: 70% occupancy and base ADR → Gross ≈ $33,110 → NOI ≈ $15,800
• Optimistic: 78% occupancy and ADR +12% → Gross ≈ $41,280 → NOI ≈ $21,500

Tulum 2BR (illustrative):

• Conservative: 56% occupancy and ADR −10% → Gross ≈ $32,200 → NOI ≈ $13,100
• Base: 64–65% occupancy and base ADR → Gross ≈ $41,200 → NOI ≈ $19,100
• Optimistic: 73% occupancy and ADR +12% → Gross ≈ $52,230 → NOI ≈ $26,500

From gross to net: expense checklist

Use this checklist to structure your P&L:

• Variable costs tied to revenue
  • OTA/platform fees (2–15% depending on plan)
  • Property management (18–25% full‑service; less for co‑host or hybrid)
  • Maintenance reserve (5–10% of gross)
• Fixed or semi‑fixed
  • HOA dues
  • Internet and streaming subscriptions
  • Electricity and water (electricity varies most with A/C)
  • Insurance
  • Accounting/bookkeeping
  • Pest control and pool service (if private pool)
• Per‑stay and periodic
  • Turnover deep cleans (if not fully covered by guest cleaning fees)
  • Linen and towel replacement schedule
  • Filter changes, A/C servicing, appliance servicing
• Taxes and compliance
  • State lodging tax and environmental fee (setup and monthly filings)
  • Federal IVA/ISR per your SAT registration and platform withholdings
  • Municipal permits or notices where applicable

Tip: Keep a monthly cash flow calendar. Map due dates for HOA, utilities, and taxes to the payout cycle of OTAs to avoid shortfalls.

Cash‑on‑cash and exchange rate sensitivity

Cash‑on‑cash return (CoC) is (Annual NOI − Annual Debt Service) ÷ Cash Invested.

Example (Playa 1BR, cash purchase, illustrative):

• Purchase + closing + furnishings: say $245,000 total
• Base NOI ≈ $15,800 → Net yield ≈ 6.5%
• Optimistic NOI ≈ $21,500 → Net yield ≈ 8.8%

If financing, plug in your actual terms:

• Cash invested: down payment + closing costs + furniture + reserves
• Annual debt service: principal and interest
• CoC will be highly sensitive to the interest rate and LTV you secure

Exchange rate impact (USD income vs MXN expenses):

• Most fixed costs (HOA, utilities, cleaners) are in MXN
• If the peso strengthens, your USD‑denominated NOI shrinks; if it weakens, USD NOI rises
• Build a FX stress test: take your MXN annual expenses and revalue them at ±10% FX move to see how NOI changes

Pricing and demand levers that move the needle

Calendar and stay rules

• Minimum stays: 5–7 nights over Christmas/New Year; 3–5 nights in peak; 2–3 nights in shoulder; 1–2 nights midweek gap‑fills in low season
• Gap‑fill rules: allow shorter stays to fill 1–2 night orphan gaps at a slight premium
• Lead‑time pricing: higher rates for near‑term weekends; discounts for 14+ and 28+ nights to attract digital nomads
• Smart cancellation policy: moderate in shoulder/low to increase conversion, stricter in peak

Step‑by‑step:
1) Map key dates: holidays, events, school breaks, storm season.
2) Set base min stay by season.
3) Add rule‑sets for exceptions (gap‑fills, long‑stays, weekend premiums).
4) Revisit rules monthly as you see booking window patterns.

Dynamic pricing tools

Leverage automated pricing with human oversight:

• PriceLabs, Beyond, or Wheelhouse for dynamic rates
• Use custom floor/ceiling by season, far‑out vs near‑term markups, minimum price by day of week
• Review competitor sets monthly—refresh comp list as buildings open

Process:
1) Set seasonal baselines and a minimum price that covers your costs.
2) Add local events and blackout dates.
3) Adjust min‑stay rules to nudge occupancy where needed.
4) Monitor pickup weekly; push or pull rates by 5–10% accordingly.

Listing quality and the review flywheel

• Professional photography with twilight shots, rooftop/pool features, and accurate walk times to beach and 5th Ave
• Write copy for segments: beach lovers, remote workers, families. Include exact Wi‑Fi speed and workspace details.
• Response SLA: <1 hour during 8am–10pm. Use saved replies and an FAQ.
• Pre‑stay message sets expectations (noise, parking, water, check‑in). Post‑check‑in message solves issues early.
• Ask for the review tactfully after checkout; mention the specific things the guest enjoyed to jog a five‑star response.

Amenities with the highest ROI

• Blackout curtains and quality mattresses: reduce complaints, improve sleep ratings
• Washer/dryer and drying rack: unlocks weekly and monthly bookings
• Dedicated desk and ergonomic chair: attracts remote workers year‑round
• Water dispenser subscription and extra 20L jugs: essential in both markets
• Noise monitor (privacy‑safe) like Minut: protects reviews and neighbors
• Welcome kit: coffee, basic snacks, and local tips; small cost, outsized impact
• In Tulum: backup power solution and better dehumidifiers; humidity management prevents damage and bad smells

Channel mix

• Consider direct bookings once you have 30–50 reviews across OTAs; use a simple website, secure payments, and strict screening
• Avoid dependence on one OTA. Spread risk, but keep calendars synced via a channel manager (e.g., Hostfully, Guesty for Hosts, Lodgify)

Operations and compliance in Quintana Roo

Condo bylaws and building rules

Ask for and read:

• Bylaws on short‑term rentals, quiet hours, guest registration, and fines
• Pool hours, rooftop usage, and event restrictions
• Pet policies and maximum occupancy per unit size
• Key handoff and security protocols for guests

Practical steps:
1) Collect HOA documents during due diligence.
2) Confirm whether STRs are allowed and any minimum stay requirements.
3) Ask property management for the “guest rules” one‑pager you must send pre‑arrival.
4) Budget for fines in your contingency if the building has strict enforcement.

Permits and taxes: how to get it right

• State lodging tax and environmental fee: Quintana Roo charges lodging taxes and municipalities may charge an environmental fee per night. Your OTA may collect some of these as pass‑throughs. Confirm who files and remits in your name.
• Federal taxes (IVA/ISR): If you host in Mexico, you must register with SAT (RFC), choose the appropriate tax regime, and file monthly. Digital platforms in Mexico may withhold a portion of IVA/ISR on your payouts when your RFC is on file.

Useful sources:

• Official tourism stats and updates: SEDETUR Quintana Roo statistics
• Tourism indicators: INEGI tourism data
• Hosting do’s and don’ts
• Tax registration and monthly filings: SAT tax obligations for hosts

Basic compliance workflow:
1) Register with SAT and obtain your RFC and e.firma.
2) Confirm your tax regime with a local accountant; set up monthly IVA/ISR filings.
3) Add your RFC to your OTA accounts so withholdings (if applicable) are handled correctly.
4) Register for state lodging tax as required; set up environmental fee procedures with the municipality or your OTA.
5) Keep digital copies of invoices (CFDIs), OTA statements, and bank records for each month.
6) Reconcile taxes collected by platforms vs taxes you owe directly.

Note: Regulations can change. Work with a local accountant and your property manager to stay current.

Inventory, linens, and maintenance cadence

• Linens and towels: 3 complete sets per bed; 2 per sleeper sofa. Rotate and deep‑wash monthly. Replace stained items immediately.
• Kitchen inventory: checklist with counts. Reconcile monthly and restock.
• Preventive maintenance:
  • A/C service and filter changes every 2–3 months
  • Dehumidifier service monthly in Tulum properties
  • Annual deep clean and grout/caulk refresh
  • Pest control on a fixed schedule
  • Safety checks: smoke/CO detectors, fire extinguisher, first‑aid kit
• Owner storage: locked closet for extra supplies, paint, bulbs, and filters

A simple Google Sheet with separate tabs (Inventory, Maintenance, Linen Rotation, Issues Log) will save you time and protect reviews.

Bookkeeping basics for hosts

• Separate bank account for rental activity
• Monthly reconciliation: OTA payouts, invoices, utilities, HOA, and tax payments
• Categorize expenses for SAT filings (IVA credit tracking) and for your true NOI
• Keep USD and MXN tabs if you measure performance in USD but pay bills in MXN
• Quarterly review with your accountant to adjust prepayments and confirm withholdings

Local teams that keep reviews 5‑star

• Cleaners with hospitality training, not just residential experience
• Handyman with A/C, plumbing, and appliance contacts
• Pool and pest professionals on schedule; beach gear maintenance if applicable
• Bilingual guest support for common issues and local logistics
• A property manager that can show you monthly P&L, bookings forecast, and owner statements clearly

When you’re still shopping for properties, a broker with deep STR experience can flag buildings with consistent rental histories, reasonable HOAs, and strong management. If you’re a foreign investor weighing options, this article on the basics is a helpful primer: Investing Abroad: Can Foreigners Buy Property in Playa del Carmen or Tulum?

Where to find data and stay updated

• SEDETUR monthly stats for Quintana Roo: occupancy by destination, visitor distribution, event calendars, and more. Bookmark: SEDETUR Quintana Roo statistics
• INEGI for national tourism indicators that set context for air arrivals and hotel trends: INEGI tourism data
• Platform policy and safety updates
• Mexican tax rules and platform withholdings: SAT tax obligations for hosts

How to turn this data into a working plan:
1) Build a 12‑month model with three seasons.
2) Insert monthly occupancy from SEDETUR as your baseline, then adjust up/down for your micro‑location and amenities.
3) Plug your ADR assumptions per month from OTA comps and manager quotes.
4) Add your fixed and variable costs.
5) Run conservative/base/optimistic scenarios to understand range.
6) Update the model quarterly with actuals and refine pricing rules accordingly.

Tools and templates worth using:

• Dynamic pricing: PriceLabs, Beyond, Wheelhouse
• Channel manager: Hostfully, Guesty for Hosts, Lodgify
• Ops checklists: Google Sheets templates for Inventory, Maintenance, and Turnover
• Accounting: a simple monthly P&L spreadsheet; export OTA statements and bank CSVs to reconcile

With a clear model, a few proven levers, and steady operations, you can get a realistic view of what rental income to expect in Playa del Carmen or Tulum—and how to raise it over time.

Conclusion

Estimating rental income hinges on seasonality, pricing, and real costs. Track ADR/occupancy, taxes & fees, and keep operations tight. Next, refine your model and act. Lean on Buyplaya Real Estate Advisors. Buyplaya Real Estate Advisors’s expertise in Buyplaya is the premier real estate broker for foreign investors in the playa del carmen, tulum, and riviera maya of Mexico. Successfully assisting clients for over 20 years purchasing homes, condos, investment, beachfront, and commercial properties in Mexico.

Related Posts

• Investing Abroad Can Foreigners Buy Property In Playa Del Carmen Or Tulum
• All Playa del Carmen Listings
• All Tulum Listings

Frequently Asked Questions (FAQs)

When does Playa del Carmen and Tulum rental income peak, and when does it dip?

Winter brings the strongest Playa del Carmen and Tulum rental income—late December through March—thanks to snow‑season travel, plus Semana Santa/Easter. Summer (June–August) is a decent shoulder with family trips. The slowest stretch is usually September–October (storms, heat), when ADR & occupancy soften. For macro numbers and seasonality trends, check INEGI tourism data and SEDETUR Quintana Roo statistics; use them to benchmark your own listing‑level comps.

How can I estimate Playa del Carmen and Tulum rental income quickly?

Use simple math: ADR × occupied nights (by season), then subtract costs. Example rough cut:

• Playa 1BR near beach: ADR $110 high season, $85 shoulder, $70 low. If you book 75%/55%/35% occupancy by season, you’ll see a blended ~$2,000–$2,600 gross/month.
• Tulum 2BR Aldea Zama: ADR $140 high, $105 shoulder, $80 low with similar occupancy could land ~$2,400–$3,100 gross/month.

Now subtract OTA fees (≈3–15%), property management (18–25% typically), cleaning, utilities, HOA & reserves, insurance, maintenance, and taxes. Keep three cases—conservative, base, and optimistic—so your Playa del Carmen and Tulum rental income plan stays realistic. For pricing inputs, tools like PriceLabs or Wheelhouse can help you adapt rates by demand.

What amenities most increase Playa del Carmen and Tulum rental income?

Guests pick fast and comfy. The amenities that move Playa del Carmen and Tulum rental income the most:

• Pool access and secure building
• Reliable 200 Mbps+ Wi‑Fi, mesh router
• Quiet A/C in bedrooms, blackout curtains
• In‑unit washer/dryer and a basic workspace
• Drinking water filter, beach gear, and parking

Pair that with pro photos, clear house rules, fast replies & smart minimum stays. Use gap‑fill discounts and last‑minute promos in shoulder/low season. If you publish on multiple channels, follow responsible hosting and keep your calendar synced to avoid double bookings.

What permits, taxes, and condo rules affect Playa del Carmen and Tulum rental income?

Three areas: permissions, taxes, and bylaws. You may need a municipal lodging permit, plus to register with Mexico’s tax authority (SAT) to collect/remit ISR and IVA when applicable. Quintana Roo also has an occupancy tax (impuesto al hospedaje). Always confirm current rules with the city and your HOA—quiet hours, guest registration, and max occupancy can impact earnings. Start with:

• SAT obligations for hosts: SAT tax obligations for hosts
• State tourism stats and notices: SEDETUR Quintana Roo
• Platform best practices

A little bookkeeping—monthly P&L, saved invoices—goes a long way.

Why work with Buyplaya if I care about Playa del Carmen and Tulum rental income?

Because it’s not just about a purchase; it’s picking the right micro‑location, amenities, and building rules that support strong Playa del Carmen and Tulum rental income. Buyplaya Real Estate Advisors is the premier real estate broker for foreign investors in the playa del carmen, tulum, and riviera maya of Mexico. Successfully assisting clients for over 20 years purchasing homes, condos, investment, beachfront, and commercial properties in Mexico. Their team helps you validate comps, HOA bylaws, and realistic operating costs—so your numbers pencil out, not just on paper.