How Non-Mexican Residents Get an RFC to Pay Rental Taxes in Playa del Carmen & the Riviera Maya

How Non-Mexican Residents Get an RFC to Pay Tax on Rental Income in Mexico

If you own rental property in Playa del Carmen, Tulum, Akumal, or anywhere in the Riviera Maya, and you are not a Mexican resident, you are still legally required to register for taxes in Mexico and declare your rental income.

The key requirement is obtaining an RFC (Registro Federal de Contribuyentes) from Mexico’s tax authority. This guide explains exactly how non-residents do this in Quintana Roo, what’s different locally, and how most owners handle it in practice.

What Is an RFC and Why It Matters in Quintana Roo

An RFC is Mexico’s tax ID, issued by Servicio de Administración Tributaria (SAT).

In Playa del Carmen and the Riviera Maya, an RFC is required to:

Legally rent out your property
Pay ISR (income tax) and IVA (VAT) where applicable
Work with property managers and rental platforms
Avoid tax issues when selling your property later

📍 Local reality:
In Quintana Roo, enforcement has increased significantly in recent years—especially for short-term rentals.

Who Needs an RFC in Playa del Carmen?

You need an RFC if:

You are not a Mexican resident, and
You earn rental income from property located in:
- Playa del Carmen
- Tulum
- Puerto Aventuras
- Akumal
- Puerto Morelos
- Cozumel

This applies to:

Long-term leases (6–12 months+)
Short-term vacation rentals (Airbnb, VRBO, Booking)
Furnished or unfurnished properties

❗ Even if:

Rent is paid into a U.S. or Canadian account
A property manager collects rent
Platforms withhold some taxes

The tax obligation is tied to the property’s location in Mexico—not your residency.

Can Non-Residents Get an RFC Without Mexican Residency?

Yes.
You do not need temporary or permanent residency to register.

Non-residents are registered under a “Non-Resident With Income in Mexico” status, which is common for Riviera Maya property owners.

How Non-Residents Get an RFC in the Riviera Maya

Option 1: Through a Local Accountant (Strongly Recommended)

This is how most foreign owners in Playa del Carmen do it.

A local accountant can:

Register you with SAT
Obtain your RFC
Assign the correct tax regime for Quintana Roo
Handle monthly filings and payments

Typically required documents:

Passport
Proof of foreign address
Property deed (escritura)
Limited power of attorney (tax-only)

✅ No SAT visits
✅ No Spanish required
✅ Avoids common registration errors

📌 Local insight:
SAT offices in Quintana Roo are strict, appointment availability is limited, and rules change often. Accountants handle this daily.

Option 2: Registering In Person at SAT Playa del Carmen

This is less common but possible.

You may be required to:

Schedule an SAT appointment
Attend in person
Provide fingerprints and photo
Present a local address (your property)
Speak Spanish or bring a translator

⚠️ One missing document can mean starting over weeks later.

What Tax Regime Applies in Playa del Carmen?

Most non-resident landlords fall under the:

Non-Resident Rental Income Regime

Key points in Quintana Roo:

Monthly tax payments
Income tax may be withheld at source
Deductibility depends on setup
Short-term rentals may involve:
- Income tax (ISR)
- VAT (IVA)
- State lodging taxes (ISH)

🏖️ Short-term rentals are closely monitored in Playa del Carmen and Tulum due to tourism volume.

Do Airbnb & Booking.com Cover Everything?

No.

Platforms may withhold:

A portion of income tax
Some VAT

But:

Withholding is often partial
Owners may still owe monthly filings
Errors are common without proper RFC setup

❗ Many owners discover issues when selling the property—not during rental operations.

Do I Need a Mexican Bank Account?

Not always.

In the Riviera Maya:

Many owners operate with foreign accounts
Property managers often remit net income
A Mexican account can simplify payments but is not mandatory for all non-residents

What Happens If You Skip RFC Registration?

In Playa del Carmen, failure to comply can result in:

Fines and penalties
Frozen rental income
Difficulty selling your property
Problems with notarios during closing
Higher capital gains tax exposure

📉 Unreported rental income often leads to unfavorable tax treatment at resale.

Bottom Line for Riviera Maya Property Owners

If you earn rental income in Playa del Carmen or the Riviera Maya:

✔ You are required to obtain an RFC
✔ You can do so without Mexican residency
✔ A local accountant is the safest and fastest option
✔ Proper registration protects both income and resale value

📍 Where to Find SAT Offices Near You in Playa del Carmen

If you own rental property in Playa del Carmen or elsewhere in the Riviera Maya and need to register for an RFC or handle tax matters, here are the main SAT locations you can use:

SAT Playa del Carmen

Address: Avenida 45 Norte s/n, manzana 12, lote 10 y 11 — between calles 20 and 22, Colonia Gonzalo Guerrero, C.P. 77710, Playa del Carmen.
Phone: 55 6272 2728 (from within Mexico)
Hours: Monday–Thursday 08:30–16:00, Friday 08:30–15:00.
What you can do here: Register for RFC, manage tax filings, handle other tax-related services. The office supports both individuals and (recently) legal entities / companies.

🆕 Recent Updates — More Services Locally

As of late 2025, SAT expanded its services. The Playa del Carmen office now handles personas morales (companies / legal entities) — useful if you hold property under a corporation or trust instead of as a private individual.
For those owning property in other towns of the Riviera Maya (e.g. Tulum), the new SAT module in Tulum provides more local access without needing to travel to Playa or Cancún.

✅ Practical Tips for Non-Residents & Foreign Owners

Make an appointment in advance. SAT generally requires you to book a slot via their online system before visiting.
Bring required documents: passport, property deed (escritura), foreign address proof, and — if you use a local accountant — appropriate power of attorney paperwork.
If language is a barrier: Consider using a local accountant — many in the Riviera Maya are used to working with expats and can handle Spanish-language procedures, saving time and mistakes.
Be aware of hours: Offices close early (mid-afternoon) — plan to arrive before 3:00 PM on Fridays or before 4:00 PM on other weekdays.

🔎 Where SAT in Playa Fits Your Rental-Income Workflow

Using the local SAT office makes the process of obtaining an RFC and declaring rental income much simpler:

You register once (via SAT Playa del Carmen) → get your RFC
Then you (or your accountant/property manager) can handle monthly or annual tax filings
If you own multiple properties in the Riviera Maya, the SAT branch network and the new Tulum office help avoid long travel

About the Author

Hi, I’m Matt from Nasplaya, your go-to guide for living, investing, and thriving in Playa del Carmen and the Riviera Maya. In 2008 my husband and I quit our jobs in Boston, Massachusetts, sold everything we owned and drove to Playa del Carmen, Mexico to start North American Standards (Nasplaya), our property management, vacation rental and real estate company. Now 17+ years later, I am sharing our experience helping expats and property owners navigate the local market. I share honest insights, practical tips, and insider knowledge to make your move—or your investment—a success.

From finding the best schools and maximizing rental income to understanding local regulations and uncovering hidden gems, my goal is to give you clear, actionable advice you can trust. When I’m not exploring the beaches or scouting the newest rental opportunities, I’m sharing stories, guides, and strategies that help you make the most of life in paradise.

Follow along for expert tips, local updates, and everything you need to live, invest, and enjoy the Riviera Maya to the fullest.

North American Standards (NAS Playa)
Property Management • Rentals • Real Estate
📍 Playa del Carmen, Mexico
🌐 www.nasplaya.com 🔑 Rentals: rentals@nasplaya.com
📊 Sales: buy@nasplaya.com 🏘 Property Management: bookings@nasplaya.com