Tulum

As of May 2026, Tulum, Playa del Carmen, Akumal have 8,158 active Airbnb and VRBO listings. This represents a 2% decrease from the previous year.

The average Airbnb or VRBO in Tulum generates $288K per year. High-performing properties earn $1.6M/year, while low-performing properties earn $74K/year. The massive variance between top earners and the average suggests that market performance is highly polarized, with a small segment of listings capturing the vast majority of revenue despite a stagnant supply environment.

Airbnb and VRBO can be profitable in Tulum. Average annual revenue is $288K with 18% occupancy. High-performing properties earn up to $1.6M/year. The low 18% occupancy rate relative to high revenue potential indicates that market success is heavily skewed toward premium assets that can command high daily rates, rather than high-volume utilization.

The average occupancy rate for Airbnbs and VRBOs in Tulum is 18%. This occupancy level, combined with an average nightly rate of $4K, results in a RevPAR (revenue per available room) of $663 per day.

4+ bedroom properties demonstrate the strongest performance in Tulum, with annual revenue of $1.4M. These properties balance operating costs and rental demand most effectively in the Tulum market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Tulum area. Tulum: Lenient. No specific STR regulations enforced. Operates in regulatory gray area. Minimal oversight despite growth. Playa del Carmen: Lenient. Technically requires business permit and tax registration. Enforcement minimal, most hosts operate informally. Akumal: Lenient. No municipal STR rules. Some HOA restrictions in developments. Very limited enforcement, tourism-driven economy. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Tulum Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 2% year-over-year, while RevPAR has decreased 25%. This indicates balanced supply-demand dynamics. The sharp drop in revenue despite minimal supply contraction signals a significant softening in consumer demand, pointing toward a market correction rather than a supply-side imbalance.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 27% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-September) when gaining traction is harder.

The most common amenities in Tulum listings include: Air Conditioning (99%), Pool (95%), Kitchen (93%), Tv (90%), Balcony (79%). Amenities that boost revenue the most include Bbq, Washing Machine, Hot Tub, with Bbq properties earning approximately 93% more ($1.2M/year vs $615K/year).

Monthly estimated revenue per listing in Tulum over the last 12 months: May: $15K, June: $14K, July: $16K, August: $14K, September: $9K, October: $11K, November: $17K, December: $34K, January: $47K, February: $23K, March: $25K, April: $19K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Tulum is $4K, up 5% year-over-year. By property size: 1-bedroom properties average $2K/night, 2-bedroom properties average $2K/night, 3-bedroom properties average $4K/night, 4+ bedroom properties average $16K/night. Rates peak in January and are lowest in September.

Guests in Tulum book an average of 34 days in advance, down 10% from last year. By property size: 1-bedroom: 28 days, 2-bedroom: 33 days, 3-bedroom: 39 days, 4+ bedroom: 48 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Tulum Airbnb and VRBO market has seen the following changes: supply declined 2%, revenue per listing decreased 25%, occupancy fell 19%, average nightly rates increased 5%, and lead time decreased 10%. These metrics reflect a shift toward shorter booking windows and lower utilization, suggesting that operators are struggling to maintain pricing power amid broader softening demand.

In Tulum, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 11% higher occupancy than weekdays.