Airbnb Occupancy Rate in Tulum, Mexico, Data & Trends 2026

Over the June 2025 to May 2026 window, Tulum ran just 45% average occupancy across roughly 162 booked nights a year, eight points below the 53% Mexican national average and among the softer markets of the seven Mexican cities ListingOK tracks. Its 100 euro average daily rate is mid-range, producing average monthly revenue of about 1,286 euros per listing, modest for a destination with Tulum's international profile, and a direct consequence of low occupancy rather than weak rates.

The headline figure is a 22% year-on-year revenue decline, one of the steepest drops in the dataset and the clearest signal of a market in correction. With 407 active listings chasing a shrinking pool of nights, the maths is stark: too much supply, softening demand and a seasonality index of 98% that offers no reliable high season to lean on. Read together, the numbers describe a maturing, oversupplied resort market where disciplined pricing and cost control matter far more than chasing volume.

Tulum sits on the Caribbean coast of Quintana Roo, at the southern end of the Riviera Maya, and built its short-term rental market on a distinctive blend of beach, jungle and wellness tourism. Demand is driven by the clifftop Maya ruins overlooking the sea, the long white-sand beach and hotel zone (Zona Hotelera), the cenotes and the Sian Ka'an biosphere, plus a heavy flow of digital nomads, yoga and wellness travellers and party-and-festival visitors drawn to the boho-luxury brand the town has cultivated. The opening of Tulum International Airport in late 2023 and the Tren Maya line improved access and reshaped arrival patterns.

The defining feature of this market, however, is oversupply meeting cooling demand. With more than 400 active listings in a small town and roughly 24,000 short-term units across the state, Tulum has more inventory than its softening visitor numbers can absorb. New rooftop bars, beach clubs and condo developments keep adding capacity, so operators here compete hard on price and differentiation, and the headline revenue decline reflects that squeeze rather than any collapse in Tulum's appeal.

Tulum splits cleanly into a handful of well-defined areas with very different rental profiles. The Zona Hotelera, the beachfront strip running south along the coast road, holds the highest-rate, most aspirational stock, boutique cabañas and beach-club-adjacent villas that trade on direct sand access but carry the highest costs and the toughest seasonality. Tulum Centro, the town itself, is the budget-and-local option, with apartments near restaurants, supermarkets and the bus station that convert on value and convenience.

The growth has been inland in the planned residential districts. Aldea Zama, a master-planned area of modern condos between town and beach, and the up-and-coming La Veleta just beside it have absorbed most of the new digital-nomad and long-stay demand, offering pools, walkability and quick access to the beach by bike or scooter. These newer condo zones are where most of the recent supply has landed, which is also where the oversupply pressure is most visible. Across all areas, RETUR-Q registration is now the baseline requirement rather than the location premium.