Cotejo What Tulum asks, by neighbourhood and by building, with a count on every figure
Asking rents and prices across Tulum, read from public portal listings and from the Facebook groups where rentals are actually posted, matched to buildings and neighbourhoods, and shown with how many asks stand behind each number. Start with the neighbourhoods below; click one for its card, or open the full map for every building.
Medians over the asks on record as of 2026-08-30; a neighbourhood with too few asks is left grey rather than guessed. Neighbourhood borders were drawn by hand on the ground, not taken from a portal.
Where the asks sit, by neighbourhood
Median asking figures with the number of listings behind each. Asking prices, not transactions. Zones with fewer than five rentals and ten sale listings are left off this table but stay on the map with their counts.
| Neighbourhood | Median ask, USD (n) | Median rent, MXN a month (n) |
|---|---|---|
| Aldea Zama | $332,654 (483) | MX$20,000 (55) |
| La Veleta | $249,696 (285) | MX$13,950 (26) |
| Region 15 | $250,634 (405) | – |
| Centro | $253,151 (158) | MX$18,000 (17) |
| Aldea Tulum | – | MX$9,000 (17) |
| Region 8 | $276,658 (116) | – |
| Selva Zama | $524,672 (51) | – |
| Av. Cobá | $329,600 (21) | – |
| Upper Hotel Zone | $1,800,000 (29) | – |
| Region 11 | $353,230 (26) | – |
| Region 10 | $207,741 (23) | – |
| Tulum Ruins | $548,729 (19) | – |
| Region 7 | $195,402 (14) | – |
| Tulum proper, all zones | $299,000 (1868) | MX$17,000 (227) |
Snapshot 2026-08-30. USD figures at 17.04 MXN per USD where a source quoted pesos.
A rent check before you pay a deposit
You found a place, in a group or on a portal, and you want to know whether the rent is fair before you send money to a stranger. Send us the listing: a screenshot or a link, the asking rent and the number of bedrooms.
A person replies within 24 hours with three things: where that rent sits against the neighbourhood and against Tulum as a whole, with the counts; what our records and public reviews say about the building; and the questions to ask the landlord or agent before you pay anything.
The first two checks are free. After yours, we will ask what it would have been worth to you.
Agents and owners
If you let apartments in Tulum, send us your listing and it joins the building's figures on the map: the rent, the size, the term, what is included. Your name and contact are never published; only counts and medians appear. When you send a listing you agree to that.
How we collect
- Portals are read as they publish, at a polite pace, and each listing is matched to a building by name.
- Facebook group posts are read by a person from their own feed, one at a time. Nothing is scraped from any group.
- Agents and owners submit listings with their consent, on the terms above.
- Airbnb is never scraped. The odd short-term price on record was seen by a person and is labelled that way.
- Never published: listing links, phone numbers, poster names, agent names. Only the building, the neighbourhood, the figures and their counts.
What the grades mean
A grade says how a building's position was found, and nothing about its price. A well-placed building can carry a bad ask; the counts beside each figure are what tell you how much to trust it.
| P | Placed by hand, or two independent sources agree on the point. |
| A | The listing source itself published the coordinate, and it varies per listing. |
| B | Matched by name against a place index (Google Places or OpenStreetMap). |
| D | Zone centroid only: somewhere in this neighbourhood, not a building. |
| E | A claim read off a post or a screenshot; nobody has confirmed it. Used in rent checks, never on the map. |
Grade D points are drawn as dashed rings, not circles, so nobody mistakes "somewhere in Aldea Zama" for a building. Coordinates that sit where their zone says they should not are listed under Data quality on the map rather than hidden.
What this is not
We are not a broker and we do not take a commission from anyone. Nothing here is advice. The figures are asking prices and asking rents as published, not what anyone paid; some are wrong, some are stale, and a few describe the same unit twice. Check everything before you sign or pay. A rent check tells you what the record says and what to ask; it does not tell you what to do.