Investing in Playa del Carmen, no smoke
Sourced data, real costs and the questions every investor should ask before signing.
Why Playa del Carmen
- growth of Solidaridad's population from 2010 to 2020 (159k to 334k)
- ×2
- INEGI, censos 2010 y 2020 (2020)
- yearly passengers projected for the Tren Maya by 2030
- 4 M
- Programa Institucional 2025-2030, vía El Imparcial (2025-10-15)
+39.7%
And what you also need to know
one-year growth in Playa del Carmen vacation rental supply.
More supply means more competition for every booked night. That's why everything here is calculated with net numbers and conservative scenarios.
Airbtics, sep-2025 a ago-2026 (2026-10-16)What does it really earn?
Move the numbers. See the gross return you're promised and the net return you actually get.
Occupancy sources
- Low: AirROI vía The Latinvestor
- Mid: Airbtics, mediana sep-2025 a ago-2026
- High: SEDETUR, ocupación hotelera 2025 (techo de referencia)
Estimate based on public sources and editable assumptions. Not tax advice or a guaranteed return.
Gross return
10.7%
What's usually advertised
Net return
3.4%
After costs, taxes and closing
You keep per year: MX$89,951
See the breakdown
- Management (25%)
- −MX$67,176
- Booking platform (15%)
- −MX$40,305
- Lodging tax (6%)
- −MX$16,122
- Income tax (4.0%)
- −MX$10,748
- HOA fees
- −MX$44,400
Get the full breakdown
I'll send you the line-by-line math on WhatsApp and how it changes for each project.
What it costs to buy and rent
Reference ranges. Each case is confirmed with the notary and a tax advisor.
Closing costs
6% to 9% of the price
Transfer tax (3% in Solidaridad), notary and registry. Confirm with the notary.
Maya Ocean, guía para extranjeros (2026-08-20)Bank trust (foreigners)
US$1,500 to 2,500 to set up
Plus US$500 to 1,200 per year. Required in the restricted coastal zone.
Maya Ocean, guía para extranjeros (2026-08-20)Rental income tax (non-residents)
25% of gross income
Or 35% on net profit, by election. Get tax advice.
LISR art. 158 (2026)Rental management
20% to 30% of income
Plus Quintana Roo's 6% lodging tax.
The Latinvestor (2026-09-21)Frequently asked questions
Can I buy as a foreigner?
Yes. In the restricted coastal zone, which includes Playa del Carmen, you buy through a bank trust (fideicomiso) with a permit from Mexico's Foreign Affairs Ministry. You keep full rights to use, rent and sell.
How much does closing cost?
Budget 6% to 9% of the price for transfer tax, notary and registry. In pre-sales some costs are paid at deed signing, not at reservation.
What taxes do I pay if I rent on Airbnb?
If you live in Mexico, the platform withholds income tax and VAT. If you live abroad, income tax is 25% of gross income. There's also Quintana Roo's 6% lodging tax. The calculator already includes them.
How do I avoid pre-sale fraud?
Check who the developer is, the building permit, that the contract is registered with PROFECO and that you pay into the company's account. My checklist has all 12 points.
Is financing available?
It depends on the project. Gobernador 28, for example, accepts Mexican mortgages, INFONAVIT and FOVISSSTE for the payment at handover.
Can I rent my condo nightly?
It depends on each building's bylaws and zoning. It's one of the first things I check with you before recommending anything for vacation rental.