Condos
Condo inventory in Chetumal sits near services and government corridors. Smaller apartments suit business travelers, weekday mid-stays, and long-term professionals — the dominant rental pattern in the market.
LOCAL AUTHORITY
Chetumal - Quintana Roo's Southern Capital
A residential city on the Belize border. Government workers, local professionals, and cross-border commerce shape a long-term rental-first market.
List your property where guests are already searching
- Airbnb
- VRBO
- Booking.com
- Expedia
Market snapshot
Chetumal short-term slice (tourist-facing)
Q2 2026 (data window: April 2026 – April 2027) · PriceLabs Market Dashboards
$428Median ADR
69%Peak occupancy
-1%Pacing vs last year
~26Listings tracked
Most Chetumal housing stock still behaves like long-term tenancy; tracked short-term nightly medians are modest versus beach markets. Operators should overlay business-travel pacing and Belize-border weekends rather than classic winter-sun spikes. Investors comparing to PDC need to mentally separate stabilized monthly rent from vacation ADR benchmarks.
Local pulse
About Chetumal
Chetumal is Quintana Roo's capital and the gateway to Belize. Lower price points are offset by minimal competition, zero existing professional management presence, and steady business travel demand. First-mover advantage is significant here.
- ●Long-term and government-adjacent demand outweighs vacation spikes—messaging should match monthly tenants.
- ●Belize crossings add bilingual ops moments without turning copy into Cancún defaults.
- ●Lagoon swims differ from reef surf—set guest expectations on depth and ramps.
- ●State hospedaje + registration still touches nightly eco-lodges and hybrid inventory.
Inventory
Properties available in Chetumal
Services
Services we offer in Chetumal
Property Management
Long-term and hybrid rentals
Tenant screening, lease drafting, residential operations, and full property care for owners renting on 6+ month terms.
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Vacation Rental Management
Multi-platform short-term
Multi-channel listings across Airbnb, Vrbo, Booking, and Expedia. Dynamic pricing, guest communications, and revenue optimization.
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Airbnb Management
Airbnb-focused listings
Superhost-tier optimization, photography, dynamic pricing, and guest workflows for owners whose primary or sole platform is Airbnb.
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Sell Property
Brokerage and listing
Considering an exit? We coordinate property sales, market analysis, and buyer matching across the Riviera Maya.
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Hi, I'm Chris — founder of PlayaStays.
I live and work on the ground in the Riviera Maya. Whether your property is in Playa del Carmen, Tulum, Akumal, or any of the eight markets we cover, you can reach me directly — same person from first inquiry through monthly reporting. Founder-led, locally operated, owner-first — built to handle a single unit or a portfolio at the same standard.
Neighborhoods
Neighborhoods we serve in Chetumal
Malecón boardwalk to mangrove lagoon
Bay of Chetumal shoreline & lagoon spots
Malecón de Chetumal sunset stripe
Flagged lagoon boardwalk—not open ocean rollers.
Position listings as lagoon lifestyle; surfers will mismatch reviews.
Playa Calderitas village ribbon
Short hop north—palapa restaurants flank shallow lagoon water.
Pairs with foodie guests wanting low-salt calm swims.
Bay interior mangrove pockets
Kayak launches with crocodile signage—education beats panic.
Great “rest day” copy for LT tenants exploring weekends.
Mahahual day-trip spillover
Caribbean surf roughly three hours by road—not a daily backyard swim.
Market honestly as a boat-or-road excursion; mainland guests underestimate drive time.
Bacalar lagoon teal ring
Ninety minutes south—the postcard freshwater contrast.
Anchor shoulder-season photo itineraries for honeymoon LT blends.
Kohunlich ruin loop cooling dip stops
Ruin-day rinse pools—not replacement for beach positioning.
Useful perk line for archaeology-minded tenants.
Where we send guests
Chetumal dining picks
Marisquerías malecón Chetumal
Tacos Centro Chetumal
Restaurantes frontera Chetumal
Restaurantes Calderitas lagoon
Cafeterías Zona Centro Chetumal
Lonchería Mercado Chetumal
Lagoon seafood hours drift—verify antes de recomendar taxis.
Lagoon outlook
Live webcam · Caribbean coast reference
Third-party stream; not operated by PlayaStays.
Service area
Chetumal coverage
Our team operates throughout Chetumal. Contact us for specific neighborhood coverage.
Owners earn meaningfully more with PlayaStays than self-managing.
Professionally managed properties consistently outperform self-managed across our markets — talk to us about your specific numbers.
8 markets
Local coverage from Playa del Carmen to Isla Mujeres
EN + ES
Smooth communication with owners, guests, and vendors
24/7
Emergency support when guests need help
4.97★
Better stays earn better reviews
Free estimate
Talk to our Chetumal team about your property
No commitment. We respond within 24 hours with a realistic revenue projection for your unit.
FAQ
Owning property in Chetumal: common questions
Chetumal is Quintana Roo's southern capital and Belize-border crossing — a residential and government-worker market that's distinct from beach destinations. Long-term tenant demand (government professionals, regional commerce, education sector) is the steadier play; vacation rental is smaller and runs on business-travel ADR rather than beach premium. For most owners, long-term produces better risk-adjusted income. See our Chetumal property management page for long-term setup.
Chetumal ADR runs significantly lower than beach markets — business-travel rates, not vacation premiums. Long-term lease income is the dominant model: government-worker tenants drive 6–12 month contracts often with utilities included, frequently furnished. Vacation-rental peaks follow regional travel and Belize-border patterns more than classic Caribbean curves: November–April broad busy season, August border-commerce peak. Mid-week occupancy from business travelers is steadier than weekend leisure spikes.
PlayaStays handles tenant screening, lease drafting in Spanish under Mexican lease law, deposit and rent collection, vendor coordination, and monthly statements formatted for both Mexican RFC and US/Canadian tax preparation. Mexican lease law differs materially from US-style residential leases — wrong contract structure is a common DIY-owner pitfall in Chetumal. We use the local framework correctly so eviction, deposit handling, and renewal rights are protected.
Yes. Chetumal sits in Mexico's restricted coastal zone (Bahía de Chetumal), so foreign nationals own through a fideicomiso (50-year renewable bank trust) or a Mexican corporation (SRL). PlayaStays works with foreign owners in Chetumal — small but stable foreign-owner community. We coordinate monthly statements with your CPA, formatted for Mexican RFC and US/Canadian tax preparation.
Yes — if you're running a short-term tourist rental anywhere in Quintana Roo, RETUR-Q registration applies, and the state collects a 6% Hospedaje tax on nightly room rate. Chetumal's smaller scrutiny environment doesn't exempt registration. Long-term residential leases (6+ months) follow a different tax framework. PlayaStays handles RETUR-Q registration and hospedaje remittance for managed short-term properties.
Chetumal sits on Bahía de Chetumal, a sheltered position relative to open Caribbean coast — hurricane risk is meaningfully lower than Tulum or PDC, but not zero. June–November risk window with peak August–October. Tropical storms and prolonged rainfall pose more practical concern than direct hurricane strikes. Our protocol scales to risk: annual property assessment, monitoring during storm windows, post-event inspection, photo documentation. Less coastal furniture-securing prep than beachfront markets.
Local team