Playa Property Finders

02/09/2025

For those who are confused about the new regulations in Playa del Carmen for Airbnb owners.

Imagine you want to run a lemonade stand in your neighborhood.

Before, lots of kids just set up a table, sold lemonade, and kept all the money. Nobody really checked.

Now, the grown-ups (government) made new rules:

Permission Slip – You need to sign up on a list (RETUR-Q) so they know who’s selling lemonade.

Stand License – You need a license (SATQ) that says you’re allowed to run your stand.

Sharing Money – For every $100 you make, you must give:

$6 to the neighborhood (lodging tax),

$16 to the country (VAT),

$4 to the tax man (ISR, if you’re registered — otherwise it’s $20).

Safety Rules – You need to have napkins, clean cups, and maybe a fire extinguisher nearby so people are safe.

Neighbors Can Tell On You – If you don’t follow the rules, and someone complains, the grown-ups can shut down your stand, fine you, or even make you pay back money you already made.

So basically:
👉 Before = anyone could just sell lemonade.
👉 Now = you need permission slips, a license, and you have to share some of the money.

01/09/2025

New Rules for Airbnb Owners in Playa del Carmen: What Non-Residents Need to Know.

If you own a property in Playa del Carmen and rent it on Airbnb (or similar platforms) but aren’t a Mexican resident, recent changes in Quintana Roo law directly affect you.

As of 2024, hosts and lodging companies must:
*Register annually with the State Tourism Registry (RETUR-Q).
*Obtain a State Operating License through the Quintana Roo Tax Administration Service (SATQ).
*Collect and remit taxes: a 6% state lodging tax (ISH), plus federal VAT (16%) and income tax withholding (ISR).

Digital platforms like Airbnb are now required to coordinate directly with SATQ, which means every listing is visible to authorities. Non-compliance is no longer just a technicality—it can mean fines, forced closure, or even delisting from platforms.

What does this mean for Non-Resident Owners? Well, you can’t operate “under the radar” anymore. If your property is live on Airbnb, the state can verify whether it’s registered.

Complaints from neighbors, HOAs, or competitors trigger inspections.

Taxes are unavoidable.

Without a Mexican tax ID (RFC), Airbnb withholds 20% income tax, BUT with an RFC, that drops to 4%, a significant difference.
Add the 6% ISH lodging tax and 16% VAT—compliance is critical.
Licensing is now part of the cost of doing business.

SATQ requires proof of ownership (or legal possession through a fideicomiso), property registry details, and safety compliance (fire extinguishers, smoke detectors, emergency lighting, etc.).

Also, municipal presidents have new power. In Playa del Carmen, local authorities can decide how strictly digital platforms are allowed to operate. That makes compliance even more important—because if enforcement ramps up, non-licensed operators are the first targets.

The risk of doing nothing is huge. If you continue renting without registering:
You may face fines in the tens of thousands of pesos. Authorities can issue a closure order on your property. Airbnb or Booking.com can suspend your listings and worse, SATQ can demand back taxes with penalties!!

For non-resident owners, these changes may feel overwhelming, but they’re manageable if you act now:
1. Register with RETUR-Q.
2. Apply for your operating license through SATQ.
3. Get an RFC to reduce tax withholding.
4. Make sure your property meets safety and zoning requirements.

The era of casual, under-the-table Airbnb rentals in Playa del Carmen is ending. Professional compliance is the only way forward.

✦ If you’re an expat property owner and need guidance on RETUR-Q registration, SATQ licensing, or tax compliance in Quintana Roo, connect with me—I’ve been following these updates closely and can point you toward resources to make the process easier.

23/05/2025

✨️BEAUTIFUL 2 BEDROOM 2.5 BATH IN SABBIA CONDOS✨️

⚠️AVAILABLE NOW *Immediate Entry only, max 10 days from entry date. We do not take reservations far in advance 2026 etc.

6 MONTHS ‎Price 32,000.00 pesos *Low Season*
1 YEAR Price 40,000.00 pesos *Negotiable after viewing

📍Calle 34 and Avenida 20
Steps from Chedraui Selecto, 5th Avenue, Beach, restaurants, bars, and More!

Ground floor
2 bedrooms
2.5 bathrooms
Beautiful & spacious dinning and living room space
Patio with a relaxing hammock chair
Fully equipped kitchen with oven
Large Washer/Dryer
Pet friendly with pre-approval

1-Month Rent + Security Deposit Required. Tenant responsible for Electricity and Internet. 🛜💡
HOA Fees Included in the Monthly Payment

Incredible Amenities:

• Underground Parking
• Elevator
• Gym
• Business Center
• Kids Area
• Lobby
• 24/7 Security
• Sun Deck
• Ping Pong and Pool Tables
• Pool
• 2 whirlpool baths

21/12/2024

Downtown Villa in the Heart of Playa across from the Beach with Private Pool!

Immerse yourself in a unique experience at Downtown Villa, the only luxury villa located right in the heart of downtown Playa. With the beach just across the street and the famed 5th Avenue mere steps away, you’ll be surrounded by top restaurants, vibrant shops, and thrilling nightlife.

Enjoy four expansive suites, each with its own ensuite bathroom, along with a stunning rooftop offering panoramic ocean views.
Please note: The villa spans three floors, and the area offers lively nightlife.

Downtown Villa is a premier vacation retreat, offering a unique blend of luxury, comfort, and prime location in Playa del Carmen. The property spans three floors, showcasing exquisite architecture and design by Legorreta + Legorreta. Guests can expect spacious and well-appointed suites, each featuring en-suite bathrooms, TVs, and private terraces.

Downtown Villa is not just a vacation rental; it's an experience of unparalleled luxury, convenience, and personalized service, inviting guests to immerse themselves in the vibrant atmosphere of Playa del Carmen.

The highlight of the villa is its rooftop paradise, with breathtaking views of the ocean, plunge pool (12ft by 12ft), daybeds, a bar, a BBQ area, and a dining table – the perfect spot for relaxation and socializing.

The main floor is a hub of entertainment with a fully-equipped kitchen, indoor dining table, TV lounge, and two inviting patios for coffee or drinks. The villa's strategic location ensures easy access to the beach, 5th Avenue, and the vibrant nightlife of Playa del Carmen.

While the property encourages guests to explore the lively surroundings, it's also a haven for those who prefer to unwind within its walls. The villa's size and amenities make it ideal for large groups, with the capacity to accommodate up to 22 guests.

To enhance the stay, guests can take advantage of additional services such as a private chef, cleaning, pre-stock, and breakfast services (available at extra costs). The dedicated concierge is ready to assist with transportation, tours, restaurant reservations, and any other guest needs.

Please note that due to the central location, noise from nearby bars and restaurants may be present at night.

Guests will have full access to the entire villa, including the stunning rooftop terrace. On the ground floor, they can enjoy amenities such as the dining area, kitchen, living room and a terrace. The villa is designed to make visitors feel at home, encouraging them to explore and make the most of each space.

Our commitment is to make your stay at Downtown Villa as seamless and enjoyable as possible. Throughout your time here, our dedicated concierge will be available to provide assistance, answer any questions, and ensure that you have everything you need for an exceptional experience.

We'll keep in touch through various channels, including messaging and email. Whether it's arranging transportation, recommending local attractions, or addressing any concerns, we're here to make your Playa del Carmen getaway memorable.

Feel free to reach out to us anytime during your stay. Your comfort and satisfaction are our top priorities, and we're excited to host you at Downtown Villa.

Neighborhood Highlights:

1. Beach Access: Steps away from pristine Playa del Carmen beaches.
2. 5th Avenue: Proximity to the vibrant strip with shops, cafes, and restaurants.
3. Nightlife: Enjoy nearby bars, clubs, and entertainment.
4. Cultural Attractions: Explore street art, local markets, and Mayan ruins.
5. Convenience: Amenities, supermarkets, and stores within easy reach.

Downtown Villa offers a perfect blend of beach and city living, making it an ideal starting point for your Playa del Carmen adventure!

Three Floors, No Elevator: The villa features three floors, and please note that there is no elevator on the property. We want our guests to be aware of this aspect for accessibility reasons.
Parking: The villa does not have a garage. If you have a vehicle, our concierge can assist with alternative parking arrangements.
Chef Services: Elevate your experience by hiring one of our talented chefs. They can tailor meals to your preferences. Contact them directly for inquiries.
Explore our services and recommendation on our webpage.
Early Check-in and Late Check-out: Subject to availability, we offer complimentary bag storage. Early check-in and late check-out are available for an extra cost.
We want to ensure that your stay at Downtown Villa is exceptional, and we appreciate your understanding of these details. If you have any specific questions or concerns, feel free to reach out to our concierge for personalized assistance. We look forward to hosting you and making your Playa del Carmen experience unforgettable!

21/12/2024

I am representing this Gorgeous Beach Front Villa & Infinity Pool on a Secluded Property.

Private 4 bedroom villa on secluded white sandy beach. Private infinity pool with outdoor dining area. The villa has 4 bedrooms / 5 bathrooms: includes 1 Master Suite (with king size bed), 2 Mid-Suites with queen beds and 1 1st floor bedroom with queen size bed. Each bedroom has an in-suite bathroom where you will find shampoo, conditioner, soap and hair dryers.

Private terrace and balconys thoughout the villa, large dining room and living room, very original and ornate decor throughout, you truely will never want to leave here.

Included with your stay:
A courtesy cocktail. Daily Maid Service (except on major holidays). Courtesy Turn Down Service each evening. Purified Drinking Water. Wireless Internet. 24 Hour Professional Security.Usa of our Beach Club & Amenities, such as Volleyball, Horseshoes, Pool Table, Shade Palapas with Beach Chairs. Hanging Sunbathing Beds for Relaxing. Ocean Kayaks. Boogie Boards. Beach Toys. Hammocks on Terraces or in Private Villa Garden. On Site Guest Service Manager for Booking & Organization of Tours & Activities. On site Gym. On site Yoga Studio.

18/12/2024

I could not be more excited about the new vacation rental we started promoting today! DID YOU EVEN KNOW THEY HAD THESE IN THE RIVIERA MAYA?? If yes, how dare you not tell me?!

I bought a platinum travel agency, so I can book for allll kinds of places now.

They book up SUPER SUPER fast, so let me know if you want to rent one as soon as possible! Average rental is only about $1800 usd/night! 🤯🥰

21/09/2024

😍😍 TODAY AT ENCANTO BEACH CLUB 🌴🌊👙⛱️🩳

WE HAVE AN UNUSUAL EVENT TO HELP THE WOMEN AND KIDDOS WE SUPPORT!

Free Store Community Sustainability & Fellowship Demonstration

Objectives:
1. Freely exchange your gently used items in equity (item for item) however many items you bring, you can exchange for something you may need.
2. Fellowship with different members of the community and recycle your cleaned plastics, glass, and aluminum with Mi Ruta De Reciclaje.
3. Donate whatever is of great quality to the local organization Breath of Life to be sold/used to benefit the holistic wellbeing of women and children.

Let’s make this a success:
🌻View the alignment guide
🌻come early to volunteer with set up
🌻stay to dine and support our gracious venue host Encanto

🌍 The ecosystem we develop can benefit all involved while also stimulating the local economy.

Can’t make it? 📢share the event with someone you know would really benefit from the experience.

We hope you will join Playa Property Finders in our support of something that matters.

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18/05/2024

ONLY 46,000 Pesos for 1 Year Lease!🌴 Live in Paradise! 🌴

Experience the best of Playa del Carmen in our modern, fully furnished, and equipped apartment. Located just 4 blocks from the vibrant 5th Avenue and the beautiful beach, and only one block from a supermarket and the bus station, this is the ideal spot for your long-term stay! 🏖️

This stunning penthouse features 4 bedrooms across 2 levels, with the second level offering a spectacular view where you can catch a glimpse of the sea. Perfect for groups of up to 8 people, it provides all the comforts of home. 🏝️

Amenities:

✅ Pet friendly 😺🐶
✅ Air Conditioning ❄️
✅ BBQ Grills 🍖
✅ Sunbeds 🛏️
✅ Closets 🚪
✅ Elevators 🛗
✅ Underground Parking 🚗
✅ Gym 🏋️
✅ whirlpool bath 🛁
✅ Washer and Dryer 👚👖
✅ Lobby 🛋️
✅ Microwave 🍲
✅ Rooftop Pool 🏊
✅ 24-Hour Security 🛡️

Make this your home and enjoy the ultimate Playa del Carmen lifestyle!

SOLO 46,000 Pesos por 1 Año🌴 ¡Vive en el Paraíso! 🌴

Disfruta lo mejor de Playa del Carmen en nuestro departamento moderno, completamente amueblado y equipado. Ubicado a solo 4 cuadras de la vibrante 5ta avenida y la hermosa playa, y a una cuadra de un supermercado y la estación de autobuses, ¡este es el lugar ideal para tu estancia a largo plazo! 🏖️

Este impresionante penthouse cuenta con 4 recámaras distribuidas en 2 niveles, con una vista espectacular desde el segundo nivel donde se alcanza a ver un poco el mar. Perfecto para grupos de hasta 8 personas, ofrece todas las comodidades del hogar. 🏝️

Amenidades:

✅ Pet friendly 😺🐶
✅ Aire Acondicionado ❄️
✅ Asadores 🍖
✅ Camastros 🛏️
✅ Closets 🚪
✅ Elevadores 🛗
✅ Estacionamiento subterráneo 🚗
✅ Gym 🏋️
✅ whirlpool bath 🛁
✅ Lavadora y secadora 👚👖
✅ Lobby 🛋️
✅ Microondas 🍲
✅ Rooftop Pool 🏊
✅ Seguridad 24 horas 🛡️

¡Haz de este tu hogar y disfruta del estilo de vida definitivo de Playa del Carmen!

22/04/2024

Infinito Condo: Luxurious Beachside Living

🌴🌊 Discover the epitome of coastal bliss in our stunning 2-bedroom, pet-friendly condo, available for long-term rental! Located at the prime spot of 20th Street and 1st Avenue, you are just steps away from the vibrant 5th Avenue and the serene beach.

✨ Features Include:

Two spacious bedrooms
Two modern bathrooms
Cozy living room
Dining area
Fully-equipped kitchen
Washing machine
Large terrace
Dedicated parking space
High-speed 100 MB internet included
HOA fees and water included
🌊🌟 Enjoy breathtaking ocean views from the rooftop, making every moment at home a vacation!

💰 Rental Details:

Monthly Rent: 30,000 Pesos or @$1800usd
Electricity not included
Long-term rental preferred (6 months or more)
🌟 Don't miss your chance to live in this beachside paradise! For inquiries or to schedule a viewing, contact us. We prioritize your satisfaction and are dedicated to providing an exceptional living experience.

📞 Contact us today to claim your piece of coastal luxury in this exquisite condo. Your dream home is waiting!

Condo Infinito: Vivienda Lujosa al Lado del Mar

🌴🌊 Descubre el epítome del placer costero en nuestro impresionante condominio de 2 habitaciones, apto para mascotas y disponible para alquiler a largo plazo! Situado en la ubicación privilegiada de la Calle 20 y la 1ª Avenida, estás a solo pasos de la animada 5ª Avenida y la tranquila playa.

✨ Características Incluyen:

Dos amplias habitaciones
Dos baños modernos
Sala de estar acogedora
Área de comedor
Cocina completamente equipada
Lavadora
Terraza grande
Espacio de estacionamiento dedicado
Internet de alta velocidad 100 MB incluido
Cuota de asociación de propietarios y agua incluidas
🌊🌟 ¡Disfruta de impresionantes vistas al mar desde la azotea, convirtiendo cada momento en casa en unas vacaciones!

💰 Detalles del Alquiler:

Renta Mensual: 30,000 Pesos o @$1800usd
Electricidad no incluida
Preferencia por alquiler a largo plazo (6 meses o más)
🌟 ¡No pierdas la oportunidad de vivir en este paraíso junto al mar! Para consultas o para programar una visita, contáctanos. Priorizamos tu satisfacción y estamos dedicados a proporcionar una experiencia de vida excepcional.

📞 Contáctanos hoy para reclamar tu pedazo de lujo costero en este exquisito condominio. ¡Tu hogar de ensueño te espera!

22/04/2024

@$1,800 usd / 30,000 pesos

Dream Apartment for Rent in Macondo!

Experience the perfect blend of comfort and convenience in our stunning fully-furnished apartment located at the prestigious corner of 5th Avenue and 48 North in Macondo. This exquisite apartment offers a mesmerizing rooftop view of the ocean, providing the ultimate relaxation experience. Enjoy luxurious amenities including a swimming pool, state-of-the-art gym, and a modern coworking space. Essentials such as high-speed internet, water, and maintenance are included. The property also features convenient parking facilities. Don't miss out on this light-filled paradise. Call us today!

@$1,800 usd / 30,000 pesos

¡Apartamento de Ensueño en Alquiler en Macondo!

Vive la combinación perfecta de confort y comodidad en nuestro impresionante apartamento completamente amueblado, ubicado en la prestigiosa esquina de la 5ª Avenida y 48 Norte en Macondo. Este exquisito apartamento ofrece una vista hipnotizante del océano desde la azotea, proporcionando la experiencia de relajación definitiva. Disfruta de lujosas comodidades que incluyen piscina, gimnasio de última generación y un espacio de coworking moderno. Esenciales como internet de alta velocidad, agua y mantenimiento están incluidos. La propiedad también cuenta con prácticas instalaciones de estacionamiento. No pierdas la oportunidad de vivir en este paraíso lleno de luz. ¡Llámanos hoy mismo!

22/04/2024

Is it time to move to Playa del Carmen yet?