Tourism in Mexico: A Rapidly Expanding Sector

Tourism plays a major role in Mexico’s economy, accounting for 7.5% to 8.5% of GDP according to various sources. Despite global economic fluctuations, visitor numbers continue to rise, driven primarily by high demand from North America and a compelling value proposition.

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Tourism revenues in Mexico average USD 909,967.98 thousand from 1980 to 2024, reaching a record USD 3,257,766.94 thousand in March 2024 and hitting a historic low of USD 130,108.21 thousand in April 2020 (source: Banco de México).

In the first half of 2023, the country recorded 20,098,000 international tourist arrivals, a +11.7% increase compared to the same period in 2022, underscoring strong sector growth. Of these visitors, 60.7% came from the United States, 12.8% from Canada, 3.3% from Colombia, and 2.1% from the United Kingdom.

This progress is driven by several factors: a high-quality tourism offering, competitive pricing, and accessible transport options. Growth is particularly fueled by North American travelers, drawn by an excellent price-to-quality ratio and services designed for a high spending capacity. This trend confirms the resilience of Mexico’s tourism industry and its positive impact on the national economy.

The Mexican Government’s Investments in Tulum

The Mexican government is heavily investing in Tulum by developing new infrastructure and improving services to accommodate the area’s continual surge in tourism. An airport, a rail line, and additional roads are all being built to enhance accessibility, making Tulum an even more attractive and easy-to-reach destination.

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• Tulum Airport: The first flight arrived on March 28, 2024. While only a limited number of airlines currently serve the airport, passenger numbers have already exceeded all expectations, surpassing 1,074,000 travelers and 8,500 flight operations by late November. Over time, this airport will put Tulum just a few hours away from most major North American cities.

• Maya Train: This new transportation option connects Tulum and Cancún, making travel throughout the Yucatán Peninsula easier and boosting the region’s tourism and economic potential.

• Road Network: A third road (5th Avenue) is under construction between Tulum and the beach, running alongside Regions 15 and 8. Its purpose is to relieve congestion on the two existing roads, Cuculcan and Coba, which are already nearing their capacity due to the continuous influx of tourists.

Beyond these major projects, the government is expanding electrical and communication networks and is continually adapting to ensure residents’ and visitors’ safety and comfort. As a result, Tulum is emerging as a destination suited not just for extended vacations but also for weekend escapes, capitalizing on this rapid development to assert its position among Mexico’s key tourist hotspots.

Airbnb / AirDNA: Rental Market Analysis

In Tulum, nearly all tourist rental offerings are managed via Airbnb, whose data—pricing, occupancy rates, revenue—can be accessed through AirDNA, a paid analytical tool. AirDNA segments the market by property type (studio, 2/3 bedrooms, 4 bedrooms, 5 bedrooms, etc.) and provides a clear view of rental performance.

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The screenshots below highlight key indicators—annual revenue, occupancy rate, average daily rate—categorized by the number of bedrooms. AirDNA consolidates certain data (up to five bedrooms) and combines figures for six or more bedrooms, requiring individual listing reviews for a more precise evaluation.

• Essential Rental Channel: Almost every traveler in Tulum uses Airbnb, making its data crucial for understanding market dynamics.

• AirDNA Analytical Platform: In addition to viewing rates and occupancy, this tool enables real-time comparisons of the potential profitability of different property types.

• Property Type Segmentation: While studios, 2/3-bedroom units, 4-bedroom units, and 5-bedroom units benefit from aggregated statistics, properties with six or more bedrooms must be analyzed individually.

• Trends and Disparities: The graphs reveal strong seasonality, significant revenue gaps, and varying occupancy rates depending on the time of year and the size of the property.

The tables and detailed data that follow will delve deeper into this analysis, illustrating the potential profitability of each segment—from studio apartments to 6-bedroom villas—and highlighting the key factors that influence the success of a rental project in Tulum.

Operating Expenses

Expect around 24% in operating expenses when evaluating the profitability of a property in Tulum. This figure includes:

• Local taxes (4%)

• Airbnb fees (about 20%)

Moreover, managing your property is crucial to its success. Entrusting it to a quality concierge service can optimize occupancy and revenue. Conversely, managing it yourself might save you the 20% commission but comes with the risk of reduced income if not handled effectively.

Construction Guarantees: The Escrow Account

When building a property thousands of miles away, solid guarantees are essential.

• Escrow Account

Funds allocated to pay for each phase of construction are held in a bank account. They are only released once a neutral third party, approved by both the buyer and the builder, confirms and validates that the work has been properly completed.

This mechanism provides security for both the investor and the builder, ensuring that funds are only disbursed in line with actual progress on-site.

Financing

For Canadian or American citizens, there are local financing options in Mexico. Our specialized broker can assist by:

• Identifying suitable bank offers for your profile,

• Facilitating the administrative and contractual processes,

• Negotiating favorable conditions (interest rates, duration, collateral).

This support streamlines access to credit for real estate investments in Tulum.

Investing in the Restricted Zone: A Controlled Legal Framework

In Mexico, certain areas located within 100 km of borders and 50 km of coastlines fall under what is known as the Restricted Zone. According to the Mexican Constitution, foreign individuals cannot acquire direct ownership of residential real estate within these zones.

While this legal structure may appear complex at first glance, it was designed to regulate foreign investment while offering fully secure and proven solutions.

The Fideicomiso: A Secure Mechanism for International Buyers

To purchase property within the Restricted Zone, foreign buyers use a legal structure known as the Fideicomiso — a system similar to a common-law trust.

This arrangement involves three parties: the seller (the settlor), a Mexican bank (the trustee) who holds the legal title, and the buyer (the beneficiary), who enjoys full use of the property — including the right to rent, resell, or renovate.

The fideicomiso is granted for 50 years, renewable, and ensures legal ownership rights while remaining compliant with Mexican law.

Notarial Peace of Mind and Legal Security at Every Step

Despite the specifics of the Restricted Zone, the property purchase process follows the same standard steps: sales agreement, notarization before a public notary, and registration with the Public Property Registry.

A prior permit from the Ministry of Foreign Affairs is required, but with expert legal guidance, each stage is handled with clarity and full transparency.

Investing in Mexico remains a strategic, secure, and accessible opportunity in a country with a highly promising future.