Mexico rental yields in 2026: the published figures, and what comes off them.
// Short answer
Numbeo puts Mexico's gross rental yield at 6.30% for city-centre apartments and 7.04% outside the centre, on a page last updated 22 September 2026. These are Numbeo's figures from crowd-sourced user entries, not transaction data and not a Brinkman Data calculation. They are gross: 25% tax on gross rent for a non-resident comes off before anything else.
Rules and rates as of September 2026. Several Mexican figures move every year or are set locally, so check the dated items again before you sign. Every figure links to its source.
On this page
What is the average rental yield in Mexico?
Numbeo gives Mexico's gross rental yield as 6.30% for city-centre apartments and 7.04% outside the centre, on a page last updated 22 September 2026. Numbeo builds these from crowd-sourced user entries, not transaction data. These are Numbeo's figures, not a Brinkman Data calculation.
A gross yield is rent before any cost or tax. What comes off it is listed further down this page. No second published yield series for Mexico was confirmed for this page.
What are rental yields in Mexico City, Guadalajara, Monterrey and Mérida?
Per Numbeo, as of September 2026: Mexico City 6.9% in the centre and 7.4% outside, Guadalajara 6.2% and 5.8%, Monterrey 5.2% and 6.2%, Mérida 6.5% and 8.7%. All are gross figures from crowd-sourced entries. They are Numbeo's numbers, not a Brinkman Data calculation.
| Market (Numbeo, September 2026) | Gross yield, city centre | Gross yield, outside centre |
|---|---|---|
| Mexico (country) | 6.30% | 7.04% |
| Mexico City | 6.9% | 7.4% |
| Guadalajara | 6.2% | 5.8% |
| Monterrey | 5.2% | 6.2% |
| Mérida | 6.5% | 8.7% |
A city figure is an average of user entries. The building, the unit and the rent it can actually get matter more than the city line.
Why does this page leave out resort-city yields?
Because the same Numbeo page shows small-sample outliers for resort cities, with figures far above and far below the national average. Crowd-sourced data from a handful of entries does not describe a market. This page quotes only the national figure and the larger cities.
If you are looking at a coastal resort, the published average will not help you. The rent evidence for the specific building will.
What comes off a gross rental yield in Mexico?
For a non-resident owner, first 25% of the gross rent in income tax, with no deduction for costs (LISR Article 158). If the unit is let furnished, VAT at 16% applies to the rent as well (LIVA Article 20). Then the holding costs: municipal property tax, building fees and, in the restricted zone, the bank trust.
- Income tax: 25% of gross rent, withheld by a Mexican-resident tenant. Detail: Mexico property tax for foreigners.
- VAT: an unfurnished home let exclusively as a dwelling is exempt; furnished and lodging lets pay 16%.
- Holding costs: predial rates, building fees and the bank's annual trustee fee were not confirmed for this page. Get each one in writing before you model a unit.
Sources
How are short-term lets taxed in Mexico?
Platforms withhold 4% income tax on lodging (LISR Article 113-A), and furnished or lodging lets carry 16% VAT (LIVA Article 20). According to Tesio, platforms withhold VAT at 8 points from hosts with an RFC, and 20% income tax plus 16% VAT from hosts without one.
Two things were not settled in the sources for this page: whether the 4% withholding is final for a non-resident host or the 25% rule on gross rent applies, and the local registration rules for short-term lets. Check both with a Mexican tax adviser and the municipality before you buy for short-term rental.
Sources
// Buying in Mexico?
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Header photo: Jonathan Salvador, CC BY-SA 4.0, via Wikimedia Commons. All credits: image credits.