Long Term Rentals Akumal, Tulum and Playa Del Carmen

In the last 5 years Tulum has seen a huge explosion. So much so that Tulum now is almost unrecognisable from the Tulum of 5 years or so ago. There are many more apartment and condominium buildings as Tulum has undergone a construction boom. And you’d think that there were plenty of Tulum long term rentals. But there are also many more tourists and visitors, and also a lot more local workers to meet the demands from the increase in visitors. Currently there are an estimated 70,000 people living in Tulum. So although there has and is currently a building boom long term rentals in Tulum are still hard to find.

Playa Del Carmen 30 years ago was a similar size to the Tulum of 5 years or so ago. Playa Del Carmen then went through an explosive growth over a 15-20 year period. Now Playa Del Carmen has a population over 300,000. And compared to prior years there’s little new development. So as Playa is a large established town, that still attracts a lot of tourists and visitors, there’s not a lot of long term rentals in Playa Del Carmen for a reasonable price, in safe areas, and close to the beaches. And Playa Del Carmen is quite the party town. So if you’re looking for the hustle and bustle of a busy party place then Playa is it. But most people searching for Riviera Maya long term rentals are looking for a place that’s quite a bit quieter and more serene.

For those of you not familiar with Akumal it’s a small beachside town between Playa Del Carmen to the north, and Tulum to the south. It has a population of about 3,000 so is much smaller. But within easy reach of Tulum or Playa Del Carmen which are 15 mins away. And while there hasn’t been the explosive growth in Akumal condo rentals as its two larger neighbours, in such a community a small addition to the apartment supply can have a larger impact. Having said that one of the drivers of demand for Akumal long term rentals are local Mexican residents who work in nearby Playa Del Carmen or Tulum. Recently many are relocating and taking up Akumal condo rentals due to the small, quieter and safer, communities it offers. So demand for long term rentals in Akumal is also high.

In all three communities finding Riviera Maya long term rentals is challenging to find the right place. And often means you have to book several months in advance.

Remote workers are a growing trend all over the world. The recent Covid-19 pandemic accelerated this trend. And businesses are much more amenable and supportive of their employees working remotely. You can live on one side of the world and work for a company on a completely different continent. But remote workers have some distinct requirements when looking for a place to call home for several weeks, or months, at a time. For example, internet bandwidth, and reliability are the #1 priority. You may also need to have access to reliable business support services such as printing, or office supplies. And you will want to make sure you find a place that has good working spaces. Oh, and one that is quiet and not full of party-goers 24/7.

So long-term rentals in Tulum or Playa Del Carmen have the services you need, and the social life. But it could also be very noisy and a little distracting too. Instead, a location just outside of Playa or Tulum might be better. Where you have access to business services and social life, but you also are in a quieter location.

At Ocean Breeze Akumal for example, we have some apartments that are specially outfitted for remote workers.  And which are ideal for Akumal long term rentals for those working remotely.  In addition to being in a quiet and very safe community, in a modern apartment they are close to all the services you may need.  As well these Akumal long term rentals have

• Retractable insect screens so you can leave the windows open all day and night and create a nice gentle air flow through the apartment. When it is not in use it retracts so it does not block light or your view through the windows
• Fibre optic cable to the apartment for highly reliable wifi
• Surge protector for all power coming into the apartment to protect your devices during any power surges

For information on long term rentals in Akumal or condo rentals in Akumal generally, contact us well in advance as they are often booked up.

People from all over the world come to the Riviera Maya, fall in love with it, and buy property here. Some do it sight unseen and buy over the internet using an unknown middle man. But the smarter ones do their due diligence and come to stay for several weeks or months at a time. This allows them first to explore several areas. Staying in a long-term rental in Tulum, or nearby, for example, allows you to decide if Tulum is the location you want to buy in. Or if instead, you’d prefer a long term rental in Akumal a few minutes up the road.

As well, a long-term rental stay can allow you to appreciate things you would like to have in a property before you purchase it! Thus, changing some of the criteria you might be looking for in a property. Finally staying in a long-term rental in the Riviera Maya can allow you to look at lots of properties and become familiar with the real estate market in Mexico.

Often potential real estate buyers are looking for a Riviera Maya long-term rental in locations they are interested in buying a property. However, for those undecided, they look for a central location with good access. From there they can explore a large area throughout the Riviera Maya. So, the location of a long-term rental in the Riviera Maya is important if you are buying property.

Usually less important is being on the beach or in a busy, bustling area filled with tourists. Those places they can easily visit. Often potential buyers are more interested in a secure and safe neighbourhood. Somewhere they can relax and learn to assimilate into the local culture. So rather than getting a long-term rental in Tulum on the main Centro, they are on the outskirts of Tulum, or in a smaller places located nearby such as Akumal.

Another factor that’s equally important is finding a reliable and trustworthy realtor to help you through the process.  Buying property here is very different than in North America, the UK, or Europe.  Contact us if you are looking for reliable and trustworthy realtors in the Riviera Maya and we can provide a couple of recommendations for you to explore.

Snowbirds are often interested in long-term rentals for 3-6 months or more. And usually over the high season Fall and Winter months. As a result, it can be challenging finding an owner who wants to forsake guaranteed short-term rental income in the high season.

Many snowbirds also initially state they want a beachfront long term rental in the Riviera Maya. And while that is possible, it certainly comes at a price. Often double the price of a Riviera Maya long term rental that is located a few hundred meters off the beach. And while it can be quite luxurious to have a beachfront place, since you are here for so much longer, it ends up being a less important factor after you’ve been here for a few weeks. Instead, many people returning for a repeat long term rental in the Riviera Maya more often take a place with beach access just a little way off the beachfront. The savings they make allows them maid and cleaning services, more spa treatments, and more elegant meals at the top restaurants.

You are familiar with short-term rentals, but what is considered a long-term rental? And what are your options? This depends on how long you want to stay in Tulum, Akumal or elsewhere in the Riviera Maya. Anything under a 3-month stay is a short-term rental. And many people would consider a stay under 6 months as short-term. But, some rental owners also offer monthly rates.

The main difference is the price you will pay. For a short-term stay (less than 1 month), you may be able to get a small discount if you stay for 2 weeks instead of 2 days. For example, a 10% discount if you stay 2-3 weeks. Often it is season dependent, and discounts are less common during high season. Also, depending upon the policies of the rental owner, you may have to pay a damage deposit.

For a stay of 1 or 2 months, you will often be able to negotiate a larger discount. Typically, 20-30% off the standard short-term rate. Depending upon the rental owner you may also have to pay utilities on top of these. For short-term rentals, the cost of utilities is included in the rental price. And for monthly rentals, this is sometimes the case too. But, don’t be surprised if you pay a fee for utilities on top of the monthly fee you negotiate.

For a stay of 3-months or more, and definitely for stays of 6-months, you will receive a larger discount. Often 40-60% off the short-term rates. Added to this will be the cost of utilities. For long-term rentals in Akumal, Tulum, or Playa Del Carmen you will also have to pay a damage deposit. And often the last month's rent and the first months rent on booking. All later monthly rental payments are due in advance of each month.

There are many advantages to long term rental in the Riviera Maya over short-term option. Including

• More affordable per night than short-term rentals
• Since beachfront isn’t a necessity (you can go to the beach anytime) its even less expensive and allows you to enjoy more trips and excursions, maid services, spa treatments and restaurant meals
• You can get very good deals in the low-season (June-September)
• You get to live more like a local
• You can explore at your leisure – you don’t need to cram everything in and do it all in a week

While long term rentals in Tulum, Akumal and the rest of the Riviera Maya have many advantages, there are also some disadvantages and things you’ll need to be aware of.

• You need to factor in the cost of utility bills – but this is dependent on your usage. If you are in a place where you can open the windows and generate a cross breeze, you don’t need to use the A/C as much and your bills will be low
• If you don’t like the area or the building then it’s hard to get out of a booking
• You will have to do the cleaning unless you pay extra for a cleaning service
• You’ll have to do laundry, so make sure you find a place with a washer-dryer
• Finding a long-term rental in the Riviera Maya, especially in the winter/high season months, can be very hard to get. Owners can make in 10 days what you might want to pay for a month. Thus, they are reluctant to pass up guaranteed short-term rent in the high season. So begin your search early and be prepared to book several months in advance

So, look for a long-term rental off the beach (to reduce the price) but within easy walking or driving distance to public beach entrances. For example, most rental properties in Tulum aren’t on the beach but are several blocks away. But there are public beach entrances. Around Akumal, several beaches within easy walking or driving distance are accessible free, or for a nominal fee.

The location of the long-term rental you decide upon should be determined by the lifestyle you want to live while staying in the Riviera Maya. For example, if you want to be in the heart of the hustle and bustle, next to restaurants and bars then you’ll want a place off 5th Avenue in Playa Del Carmen. Or off the main road going through Centro in Tulum. Both are a hive of activity morning, noon, and night. Or if you want to be right on the beach then there are many options up and down the coastline. But be prepared to pay much more for the beachfront location. These rentals will be less affordable.

Alternatively, if you want to be in a central location, in a safe and secure community, and with close access to either Playa or Tulum, then there are options along the coast. Many of these are around Akumal due to its central position with Playa Del Carmen 15 mins to the north, and Tulum 15 mins to the south. Here again, you can find beachfront Akumal condo rentals but these are less affordable. Yet, if you don’t mind a short walk to a beach there are affordable options available in safe and secure communities. These are the places where you can relax in a home away from home rental, in a secluded spot. All the while still enjoying the full activities the Riviera Maya has to offer within easy reach.

And don’t forget to ask about parking and Wifi? Is parking available and easy? What’s the internet connection like? Can you get the internet where you are? How many hours a day can you receive the internet? In some places, the internet connection is poor, available only for parts of the day, or completely non-existent.

Also, a consideration are the amenities offered in the building. For example, what’s the pool like? Are there other outdoor areas, such as a terrace or deck? Is there a balcony? Are there areas with hammocks for you to relax in, or jacuzzi hot-tubs to enjoy?

In some long term rentals in the Riviera Maya you may have access to additional facilities and amenities. For example, if the owner is in a community with free access or reduced fees to beach clubs, fitness centers and gyms, etc., then ask about these when doing your research. For instance there is one community that is located next to a 5 star all-inclusive resort and owners and guests can get reduced rate day or evening passes to attend the resort if they so wish. A nice perk to have.

If you plan to take your pet with you during your Riviera Maya or Akumal long-term rental then you will find it harder to secure accommodation. Many rental owners don't allow pets of any sort. Some will allow small dogs, but often not large ones. And you should expect to pay extra, or at least a pet damage deposit.

Long-term and monthly rental rates vary based upon their location. And if its high or low season, or how well furnished they are, and the size of the accommodation. But, in general for 2-bedroom apartments, with a pool, and good wifi, in safe communities/neighbourhoods you can expect ranges listed below.

Beach Access and Close to A Beach:

Playa Del Carmen Long-term rentals $1,800 – $4,000 USD per month

Tulum Long-term rentals $1,800 - $4,000 USD per month

Akumal Long-term rentals $1,250 - $3,000 USD per month

Of course there are properties that can be found that are less expensive, but there are often many trade-offs which most people aren’t prepared for. Including insects from jungle locations, greater incidence of crime, fewer amenities, poor internet connections, and less modern and well-equipped accommodations.

If you are looking for shorter term Akumal condo rentals prices are available here.

Policies for the amount of damage deposit charged also vary. Most common is an up-front payment of 50% of one month's rent.