Tulum has transformed from a sleepy beach town into one of Mexico’s most sought-after destinations for expats, digital nomads, and long-term travelers. With its white-sand beaches, lush jungle, and bohemian vibe, it’s easy to see why so many people want to call Tulum home. But with increasing demand and rising prices, finding the perfect long-term rental in Tulum can be a challenge. Whether you’re looking for a modern condo in Aldea Zama, a jungle villa in La Veleta, or a budget-friendly casita in downtown Tulum, this guide will help you navigate the rental market and find your ideal home in paradise.
Tulum Ruins
Why Choose Tulum?
Tulum offers a laid-back lifestyle with a mix of nature, wellness, and adventure, making it an attractive spot for long-term living. Here’s why so many people fall in love with Tulum:
Tropical Climate – Enjoy warm weather year-round, with sunny days and cool ocean breezes.
Growing LGBTQ+ Community – While smaller than Puerto Vallarta, Tulum has a welcoming and inclusive atmosphere, with gay-friendly beach clubs and nightlife.
Affordable (Compared to the U.S. & Europe) – While prices are rising, Tulum is still more affordable than cities like Miami or Los Angeles.
Walkable & Bike-Friendly – Many areas, like Aldea Zama and downtown Tulum, are easy to explore on foot or bike.
Wellness & Sustainability Scene – Tulum is a hotspot for yoga, meditation, and eco-friendly living.
Beach & Jungle Vibes – The perfect mix of stunning beaches and lush jungle, offering endless opportunities for outdoor adventures.
TULUM TRAVEL ESSENTIALS
Planning your trip to Tulum? These travel tools and services will save you money and make your visit stress-free:
Travel Insurance – Don’t leave home without it! SafetyWing offers super affordable travel insurance with straightforward pricing and flexible extensions—even if your trip is already underway. Protect yourself from unexpected medical expenses and travel mishaps while you explore Tulum and beyond.
Hotel Discounts – Unlock unbeatable deals with Hotels.com. Create a free account to save 10% or more on over 100,000 hotels. Plus, you can snag perks like free room upgrades—perfect for enjoying the city in style.
Car Rental Deals – Hit the road with Discover Cars and find the best rental rates worldwide. Compare prices from top providers and score incredible discounts. Their inexpensive full coverage option gives us peace of mind, and free cancellations up to 48-hours before pickup ensure flexibility when plans change.
Foreign Exchange & Money Transfers – Save on foreign exchange and money transfers with Wise. Not only do we use it for sending money between our U.S. and Mexican bank accounts, but its fair rates and transparent fees make it a go-to for travelers everywhere.
e-SIM Cards – Stay connected abroad with Airalo. An e-SIM is the easiest way to avoid hefty roaming charges. Just download the app, purchase a local or regional data plan, and toggle between your plans with ease. We love the convenience!
Surfshark VPN – Safeguard your personal data when using public Wi-Fi and stream your favorite shows abroad with Surfshark VPN. This budget-friendly product lets you bypass content restrictions, avoid censorship, and secure unlimited devices with ease.
🌟 Pro tip – Some links on this page are affiliate links, meaning we earn a small commission at no extra cost to you. By booking services or shopping through these links, you’ll save money AND help keep our blog posts and videos coming your way. Thanks for the support!
Florafauna Park Tulum in Tulum Centro
Best Neighborhoods in Tulum
Aldea Zama (Best for Modern Living & Convenience) – Tulum’s most developed area, featuring luxury condos, high-speed internet, and modern amenities. It’s centrally located between the beach and downtown, making it a top choice for long-term renters.
La Veleta (Best for Jungle Living & Boho Vibes) – An up-and-coming neighborhood with a mix of modern developments and off-grid jungle villas. If you love eco-living, nature, and a quieter environment, this is a great option. Some roads are still unpaved, so be prepared for a more rustic feel.
Tulum Beach (Best for Luxury & Ocean Views) – If you dream of waking up to the sound of the waves, this is the place. Beachfront rentals are the most expensive in Tulum, but if budget isn’t a concern, you’ll have easy access to the best beach clubs and restaurants.
Tulum Centro (Best for Budget-Friendly Living & Local Vibes) – The most affordable area for long-term rentals, with small apartments, local shops, and authentic Mexican restaurants. It’s further from the beach but offers a more local and less touristy feel.
Region 15 & Region 8 (Best for Future Growth & Investment) – These developing areas are just outside La Veleta, with new condos and villas being built. If you’re looking for a modern rental at a lower price than Aldea Zama, this could be a great option.
Long-Term Rental in La Veleta
How to Search for Long-Term Rentals in Tulum?
Finding a great rental in Tulum takes patience and the right approach. Here’s how to get started:
Facebook Groups & Marketplace – Many long-term rentals in Tulum never make it to real estate websites—they’re listed in Facebook groups first. Some of the best groups to join include:
We’ve been following these groups closely for over a year, researching rental trends in Tulum, Puerto Vallarta, and Mexico City as we contemplate signing a long-term lease or even purchasing a condo for our next adventure. Since we already own a Villa in Tulum (which we rent on Airbnb), we’ve learned the importance of patience when looking for the right deal.
Facebook groups are also great for getting a feel for the market—what’s overpriced, what’s reasonable, and what deals to jump on. You’ll also quickly learn to spot red flags and common scams (if it seems too good to be true, it probably is). Plus, engaging with the community can help you find leads through comments and recommendations from other renters.
Word of Mouth & Walking Around – Not all rentals are online! Many long-term rentals, especially those owned by locals, are only advertised with "Se Renta" signs. The best way to find these hidden gems? Hit the pavement. We’ve found some of our best rental leads simply by walking around. If you’re in town, take a walk or bike ride through neighborhoods like La Veleta and Tulum Centro.
Word of mouth is another powerful tool—chat with locals, expats, and bartenders, and ask other long-term renters where they found their place. Some landlords prefer renting to people referred by their existing tenants rather than posting online. Making connections can help you find opportunities that aren’t advertised anywhere! We've personally had great luck renting off platform in Tulum by building relationships with local property managers like Tulum Mi Amor.
Central Park Tulum
Work with a Trusted Realtor – While you don’t need a realtor to find a rental in Tulum, having one can make the process smoother—especially if you're looking for a long-term lease or considering buying property. Finding an agent who specializes in rentals can be tricky, as many focus on sales, but here are two reputable options depending on your needs:
Moskito Real Estate (Best for Long-Term Rentals & Investment Properties) – Long-term rental specialists are rare in Tulum, but Moskito Real Estate offers a selection of rental listings in Tulum and the greater Riviera Maya region. If you're also considering investing in property, their team has experience guiding buyers through the process.
Joanne Forkin (Best for High-End Sales & House Hunters Fans) – If you've ever watched House Hunters International in Tulum, you've probably seen Joanne in action. She’s been a staple in the local real estate scene for years, helping countless expats find their dream homes in paradise. Several of our neighbors in Florafauna have worked with her and highly recommend her services.
A good realtor can help you navigate rental contracts, negotiate better terms, and avoid scams. While realtors aren’t always necessary for finding a rental, they can be invaluable if you’re unfamiliar with the market or looking for something specific.
Casa Cangrejo Tulum
Consider Airbnb for Monthly Stays(and Negotiate Long-Term Rates) – When we slow travel, Airbnb is often our go-to for monthly stays. Why? Once you hit the 28-night mark, many hosts offer built-in discounts, making it a great alternative to a traditional long-term lease—especially if you're not ready to commit to a full year.
However, pricing varies by season. During high season (December–April), Airbnb prices can skyrocket, especially in popular areas. If you're planning an extended stay, consider booking during the shoulder seasons when prices drop, and there’s less competition for rentals.
While Airbnb isn’t always the cheapest option compared to renting directly from a local landlord, the flexibility, convenience, and fully furnished spaces make it a great choice—especially if you negotiate a better rate with the host.
🌟 Pro tip – Negotiate directly with hosts for better monthly rates. Book a short stay first to build trust—many offer off-platform deals for repeat guests. We’ve built a trusted network across Mexico, often securing lower rates by paying via bank transfer or cash (but only with hosts we trust!).
Art Walk at Holistika
Tips for Securing the Best Rental Deals
Start Your Search Early – The best rentals go fast, especially before the high season (December–April).
Be Careful of Scams – Never send money before seeing a place in person. Trust your gut!
Negotiate in Spanish – If a listing is in English, it’s likely overpriced. Even basic Spanish helps get better deals. Download Whatsapp (which everyone uses in Mexico) and Google Translate if necessary.
Short-Term Before Long-Term – Renting an Airbnb for your first month (or a hotel for a couple of weeks at a minimum) gives you time to explore neighborhoods and find the best fit.
Build Relationships – Many landlords prefer renting to tenants they trust. If you’re reliable, they may offer a discount for a long-term stay.
Frequently Asked Questions
Can foreigners rent property in Tulum?
Yes! Residency is not required, and many landlords prefer renting to foreign tenants who pay in cash or by bank transfer.
Is it hard to find a long-term rental in Tulum?
It depends on your budget. Rentals near the beach are expensive and competitive, but options in La Veleta or Tulum Centro are easier to find.
Do I need a visa for long-term stays?
If you’re on a tourist visa (180 days max), some landlords may be hesitant to rent long-term. Consider getting a Temporary or Permanent Resident Visa (we have videos on the process!).
Are rental contracts in Spanish?
Usually, yes. If you don’t speak Spanish, get a local friend or lawyer to review the lease before signing.
How do I pay rent in Tulum?
Most landlords accept bank transfers from Mexican (preferable) or international accounts, and of course, cash (pesos). Always confirm payment terms before signing anything. If you’re paying from an international account, Wise is a great option to avoid high transfer fees.
Finding a long-term rental in Tulum can take time, but with the right strategy, you’ll find a great deal. Whether you’re staying for a few months or planning to live here for years, Tulum offers an unbeatable lifestyle with stunning beaches, a welcoming community, and plenty of activities to enjoy.
Found this post useful?
The easiest way to support Two Gay Expats is to
subscribe
(free!) to our YouTube channel and tell your friends and family about us to help us grow (also free)!
And if you find our content helpful and/or entertaining, please consider joining our
Channel Membership
on YouTube to directly support our videos
or
Patreon
to gain access to exclusive behind-the-scenes content.
Did we get something wrong?
Has a business we highlighted closed or perhaps something new and fabulous opened? Are
you interested in working with us? In all cases, we'd love to hear from you! Email us at
hello@twogayexpats.com.
