Tulum Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Quintana Roo, Mexico
Is Airbnb profitable in Tulum in 2025? Explore comprehensive Airbnb analytics for Tulum, Quintana Roo, Mexico to uncover income potential. This 2025 STR market report for Tulum, based on AirROI data from April 2024 to March 2025, reveals key trends in the bustling market of 7,885 active listings.
Whether you're considering an Airbnb investment in Tulum, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Tulum Airbnb data is crucial. Leveraging the low regulation environment is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Tulum Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Tulum (2025)
Understanding the monthly revenue variations for Airbnb listings in Tulum is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Tulum is typically January, while September often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Tulum across different performance tiers:
- Best-in-class properties (Top 10%) achieve $5,419+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,459 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,128 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $511, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Tulum
Tulum Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Tulum STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Januarysees the highest demand (peak season occupancy), while September experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Tulum:
- Best-in-class properties (Top 10%) achieve 76%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 58% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 33%.
- Entry-level properties (Bottom 25%) average 16% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Tulum
Average Daily Rate (ADR) Airbnb Trends in Tulum (2025)
Effective short term rental pricing strategy in Tulum involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Tulum typically peaks in January and dips lowest during September. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $370+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $183 or more.
- Typical properties (Median) charge around $99 per night.
- Entry-level properties (Bottom 25%) earn around $61 per night.
Average Daily Rate (ADR) Trend by Month in Tulum
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Airbnb Seasonality Analysis & Trends in Tulum (2025)
Peak Season (January, May, April)
- Revenue averages $3,064 per month
- Occupancy rates average 41.7%
- Daily rates average $205
Shoulder Season
- Revenue averages $2,452 per month
- Occupancy maintains around 39.0%
- Daily rates hold near $193
Low Season (August, September, October)
- Revenue drops to average $1,621 per month
- Occupancy decreases to average 31.7%
- Daily rates adjust to average $176
Seasonality Insights for Tulum
- The Airbnb seasonality in Tulum shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Tulum's highest earning potential, with monthly revenues capable of climbing to $3,347, occupancy reaching a high of 45.6%, and ADRs peaking at $244.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $1,465, occupancy could drop to 30.1%, and ADRs may adjust down to $174.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Tulum.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Tulum seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Tulum (2025)
Exploring the top neighborhoods for short-term rentals in Tulum? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Aldea Zama | Aldea Zama is a beautiful planned community located close to Tulum's beach and town. It's popular for its eco-conscious design and is very appealing for tourists looking for tranquility and modern amenities. | Ven a la Luz sculpture, Tulum Yoga, Holistika Tulum, Cenote Calavera, Gran Cenote |
| Tulum Beach | Tulum Beach is known for its stunning coastline, crystal clear waters, and bohemian vibe. It's a top destination for travelers seeking relaxation, wellness, and beach activities. | Tulum Ruins, Playa Paraiso, Casa Malca, Ziggy Beach, Cenote Dos Ojos |
| El Pueblo | The town center of Tulum, El Pueblo is where you can find local restaurants, shops, and vibrant nightlife. It’s a great area for visitors wanting a cultural experience. | Tulum's main square, Local markets, Street food stalls, Quintana Roo Folk Museum, Casa de la Cultura |
| La Veleta | An up-and-coming neighborhood that is becoming increasingly popular for its affordable prices and proximity to both town and beach. It attracts a mix of expats and tourists. | Cenote Cristal, Tulum Jungle Gym, Local eateries, Art galleries, Mayan ruins nearby |
| Tankah Bay | Tankah Bay is a quieter area, perfect for those looking for a more peaceful setting close to nature. It offers a beautiful bay and luxurious villas. | Cenote Tankah, Tourist beaches, Kayaking, Reef snorkeling, Peaceful beachfront |
| Sian Ka'an | Sian Ka'an is a UNESCO World Heritage Site that offers stunning natural beauty. Great for eco-tourism and for those looking for adventure and wildlife. | Wildlife tours, Guided boat tours, Sian Ka'an Biosphere Reserve, Cenote Xlapak, Fishing trips |
| Aldea Zama | Aldea Zama is a beautiful planned community located close to Tulum's beach and town. It's popular for its eco-conscious design and is very appealing for tourists looking for tranquility and modern amenities. | Ven a la Luz sculpture, Tulum Yoga, Holistika Tulum, Cenote Calavera, Gran Cenote |
| Coba | Coba is a historical site located a short drive from Tulum. Ideal for visitors interested in Mayan history and culture, it attracts tourists looking to explore ancient ruins. | Coba Ruins, Nohoch Mul Pyramid, Cenote Multun Ha, Bike rentals, Mayan village experiences |
Understanding Airbnb License Requirements & STR Laws in Tulum (2025)
While Tulum, Quintana Roo, Mexico currently shows low STR regulations, specific Airbnb license requirements might still exist or change. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Tulum to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 0% licensed listings)
Top Performing Airbnb Properties in Tulum (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Tulumbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Beach front 9BR villa | pool, jacuzzi & Chef INCL.
Entire Place • 9 bedrooms
12-BDR Grand Villa w Chef - Ideal for Large Groups
Entire Place • 12 bedrooms
Hacienda 21 - 10 rooms, 6 pools, gym and yoga
Entire Place • 10 bedrooms
Villa Mariola, Tulum – Chef Included
Entire Place • 5 bedrooms
Villa Moloch, Tulum – Chef Included
Entire Place • 5 bedrooms
Beachfront, 12BR, Private Chef, Pool Villa Lol-Beh
Entire Place • 12 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Tulum (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Tulum based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Akumal Direct | 102 | $3,959,729 | 1489 | 4.21/5.0 |
| Top Rentals Mexico | 32 | $2,650,140 | 1935 | 4.64/5.0 |
| LocoLuxury | 33 | $2,298,075 | 269 | 2.24/5.0 |
| Brad | 10 | $2,244,740 | 248 | 4.79/5.0 |
| Alegría Rentals By Sandy Power | 164 | $1,767,082 | 2926 | 2.52/5.0 |
| Private Villas Mexico | 4 | $1,657,803 | 158 | 4.96/5.0 |
| Rachel | 73 | $1,652,677 | 1016 | 4.34/5.0 |
| Snow | 11 | $1,572,864 | 344 | 4.92/5.0 |
| Roberto | 8 | $1,524,114 | 188 | 4.88/5.0 |
| Diego | 65 | $1,441,553 | 1876 | 3.80/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Tulum.
Dive Deeper: Advanced Tulum STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Tulum. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsTulum Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Tulum
- The Tulum Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 90% of the 7,885 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Tulum, Apartment/Condo properties are the most common (71.5%), reflecting the local real estate landscape.
- Houses represent a significant 20.8% portion, catering likely to families or larger groups.
- Smaller segments like outdoor/unique, unique stays, others (combined 2.7%) offer potential for unique stay experiences.
Tulum Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Tulum
- The dominant room capacity in Tulum is 1 bedroom listings, making up 46.3% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 73.7% of the active Airbnb listings in Tulum, indicating a high concentration in these sizes.
- A significant 20.4% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Tulum.
Tulum Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Tulum
- The most common guest capacity trend in Tulum vacation rentals is listings accommodating 2 guests (27.4%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Tulum STR market, accounting for 51.4% of listings.
- 30.6% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Tulum.
- On average, properties in Tulum are equipped to host 4.3 guests.
Tulum Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Tulum
- The most common availability pattern in Tulum falls within the 271-366 days range, representing 59.9% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 83.7% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 31-90 days range is most frequent in Tulum (30.5%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 17.0% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Tulum Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
2022 listings
28.6% of total
2 Nights
2322 listings
32.8% of total
3 Nights
804 listings
11.4% of total
4-6 Nights
305 listings
4.3% of total
7-29 Nights
64 listings
0.9% of total
30+ Nights
1553 listings
22% of total
Key Insights
- The most prevalent minimum stay requirement in Tulum is 2 Nights, adopted by 32.8% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (61.4%) of the Tulum Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- A significant segment (22%) caters to monthly stays (30+ nights) in Tulum, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 32.8% of Tulum hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 28.6% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 22% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Tulum.
Tulum Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 60 Days
118 listings
2.1% of total
Super Strict 30 Days
144 listings
2.6% of total
Flexible
972 listings
17.5% of total
Moderate
1173 listings
21.1% of total
Firm
1369 listings
24.7% of total
Strict
1773 listings
32% of total
Cancellation Policy Insights for Tulum
- The prevailing Airbnb cancellation policy trend in Tulum is Strict, used by 32% of listings.
- A majority (56.7%) of hosts in Tulum utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Strict policy to align with the 32% market standard in Tulum.
- With 32% using Strict terms, this is a viable option in Tulum, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Tulum.
Tulum STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Tulum
- The overall average booking lead time for vacation rentals in Tulum is 48 days.
- Guests book furthest in advance for stays during January (average 57 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 38 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (55 days avg.) sees the longest lead times, while Summer (48 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (48 days) as a baseline for your pricing and availability strategy in Tulum.
- Target marketing efforts for the Winter season well in advance (at least 55 days) to capture early planners.
- Monitor your own booking lead times against these Tulum averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Tulum (2025)
Amenity Prevalence
Amenity Insights for Tulum
- Essential amenities in Tulum that guests expect include: Wifi, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hot water, Essentials, Kitchen are common but not universal. Offering these can provide a competitive edge.
- A pool is a highly desired but not standard amenity, making it a key feature for attracting guests seeking leisure in Tulum.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Tulum: Wifi, Air conditioning.
- Prioritize adding missing essentials: Wifi, Air conditioning.
- Consider adding popular differentiators like Hot water or Essentials to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Tulum to stay competitive.
Tulum Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Tulum
- The typical guest profile for Airbnb in Tulum consists of predominantly international visitors (77%), with top international origins including Mexico, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Spanish.
- Domestic travelers account for 22.8% of guests.
- Key international markets include United States (44.2%) and Mexico (22.8%).
- Top languages spoken are English (46.2%) followed by Spanish (29.5%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from Mexico.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
Nearby Short-Term Rental Market Comparison
How does the Tulum Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Punta Sam | 51 | $4,445 | $707.26 | 34% |
| Isla Mujeres | 819 | $2,287 | $234.05 | 39% |
| Quintana Roo | 84 | $2,245 | $314.38 | 34% |
| Puerto Aventuras | 342 | $1,574 | $253.62 | 33% |
| Holbox | 548 | $1,296 | $165.27 | 31% |
| Cancún | 5,755 | $1,149 | $119.63 | 41% |
| Playa del Carmen | 7,231 | $1,085 | $125.03 | 40% |
| Puerto Morelos | 779 | $1,016 | $140.88 | 37% |
| El Cedral | 10 | $944 | $139.82 | 30% |
| San Miguel de Cozumel | 1,837 | $933 | $134.99 | 30% |