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Yes, the analysis of Puerto Vallarta's property market is included in our pack
Puerto Vallarta's rental market offers strong demand and high prices, with average apartment rents reaching MX$92,049 monthly as of August 2025.
The coastal city provides diverse rental opportunities from affordable family homes to luxury beachfront properties, with net yields ranging from 2.2% to 3.5% for long-term rentals and higher returns for short-term vacation rentals in premium neighborhoods.
If you want to go deeper, you can check our pack of documents related to the real estate market in Puerto Vallarta, based on reliable facts and data, not opinions or rumors.
As of September 2025, Puerto Vallarta's rental market shows robust demand with apartments averaging MX$92,049 monthly and houses at MX$331,804 monthly, though standard family homes rent for MX$13,000-MX$35,000.
The city offers net rental yields of 2.2-3.5% for long-term rentals, with higher potential returns from short-term vacation rentals in premium areas like Zona Romántica and Marina Vallarta.
| Property Type | Central Zone Rent (Monthly) | Typical Net Yield |
|---|---|---|
| 1-bedroom condo/apartment | MX$15,000-MX$30,000 ($750-$1,500) | 2.2-3.0% |
| 2-bedroom condo/apartment | MX$20,000-MX$40,000 ($1,000-$2,000) | 2.5-3.2% |
| 3-bedroom house/villa | MX$35,000-MX$70,000 ($1,750-$3,500) | 2.8-3.5% |
| Luxury beachfront properties | MX$100,000-MX$300,000+ ($5,000-$15,000+) | 2.0-2.8% |
| Short-term rental (Airbnb) | $1,551 USD median monthly income | 2.8-5.0% gross |
| Emerging neighborhoods | MX$8,000-MX$25,000 ($400-$1,250) | 3.0-3.8% |
| Marina Vallarta luxury | MX$45,000-MX$100,000+ ($2,250-$5,000+) | 2.2-2.8% |
What are the current average rental prices in Puerto Vallarta by property type?
As of September 2025, Puerto Vallarta's rental market shows significant price variations across property types with substantial year-over-year increases.
Apartments average MX$92,049 per month with a remarkable 24.4% yearly increase, though this includes luxury units that skew the average higher. Standard long-term one-bedroom apartments in central areas typically rent for MX$15,000-MX$30,000 monthly, while two-bedrooms command MX$18,000-MX$39,000.
Houses show even higher average rents at MX$331,804 monthly, but this figure reflects luxury and large properties. Standard family homes in local neighborhoods rent for MX$13,000-MX$35,000 monthly depending on size and specific location within the city.
Condos present the most accessible entry point for renters, with long-term one-bedroom units renting for $750-$1,500 USD monthly and two-bedrooms for $1,200-$2,000 USD monthly. Beach and marina locations command premium pricing, while luxury condos reach $2,500-$5,000+ USD monthly.
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How do rental prices differ between Puerto Vallarta's main neighborhoods?
Puerto Vallarta's rental market shows distinct pricing tiers based on neighborhood desirability and proximity to beaches, amenities, and tourist attractions.
Zona Romántica and Marina Vallarta represent the premium tier with the highest rental prices and strongest short-term rental demand. These areas attract tourists and affluent renters willing to pay premium rates for beachfront access and upscale amenities.
Versalles and 5 de Diciembre offer better net yields due to lower purchase prices but are rapidly growing in popularity among digital nomads and young professionals. These neighborhoods provide modern amenities while maintaining more reasonable rental rates.
Nuevo Vallarta and north coast areas like Bucerias and La Cruz offer lifestyle appeal and long-term appreciation potential. These locations attract families and retirees seeking quieter environments while maintaining access to Puerto Vallarta's amenities.
More affordable local neighborhoods like Pitillal and Fluvial attract Mexican families and budget-conscious expat retirees. These areas offer the most accessible rental prices but with limited tourist appeal for short-term rental investors.
What is the typical rent per square meter in Puerto Vallarta?
Puerto Vallarta's rent per square meter varies significantly based on property type, location, and quality, with central areas commanding premium rates.
| Property Type | Location | Typical Rent per m² |
|---|---|---|
| Studio/1BR apartment | City center | MX$300-450 per m² |
| 2BR apartment/condo | City center | MX$350-500 per m² |
| 3BR+ house | Central areas | MX$250-400 per m² |
| Luxury properties | Beachfront/Marina | MX$500-800+ per m² |
| Standard properties | Outside center | MX$150-300 per m² |
| Budget rentals | Local neighborhoods | MX$100-200 per m² |
| Short-term rentals | Tourist zones | MX$400-1000+ per m² |
Central Puerto Vallarta condos average $3,800 USD per square meter for purchase, translating to rental rates that reflect this premium positioning. Houses average $1,940-$2,200 USD per square meter for purchase depending on specific location and amenities.
The rental market reflects these purchase price differentials, with city center one-bedroom apartments averaging MX$18,663 monthly and three-bedrooms reaching MX$37,667. Outside the center, one-bedrooms drop to MX$12,687 and three-bedrooms to MX$22,667.
What does the total cost of renting include in Puerto Vallarta?
Renting in Puerto Vallarta involves several cost components beyond base rent, with HOA fees and utilities representing significant additional expenses.
HOA fees for condominiums typically cover water, gas, building administration, security, and sometimes internet connectivity. However, electricity remains a separate expense for tenants. HOA fees range from MX$3,500-MX$15,000 monthly (US$200-$800+) for luxury buildings, representing a substantial additional cost.
Utility costs remain relatively modest with water and gas together typically costing $25-$30 monthly. Internet and cable services add $20-$35 monthly. Electricity can become expensive during summer months with heavy air conditioning use, particularly in humid coastal areas.
Tax implications affect landlords rather than tenants, with property owners paying 16% IVA (sales tax) plus income tax on rental profits. Tenants generally only pay their agreed rental amount without additional tax obligations.
Property management fees for those using professional services typically cost 8-12% of monthly rental income for long-term rentals and 20-25% for short-term vacation rental management.
How does mortgage financing affect rental property profitability?
Mortgage financing significantly reduces net rental yields in Puerto Vallarta due to high interest rates and limited financing options for foreign investors.
Current mortgage interest rates average 11-12% for 20-year fixed loans, creating substantial monthly debt service that dramatically reduces net cash flow from rental properties. These high borrowing costs make leveraged investments much less attractive than cash purchases.
Most foreign investors opt for cash purchases due to the combination of high interest rates, significant loan origination fees, and complex qualification requirements. Mexican banks typically require substantial income verification and down payments for non-resident borrowers.
Cash buyers achieve net rental yields of 2.2-3.5% for well-managed long-term rentals, while leveraged investors often see minimal or negative cash flow after debt service. The high cost of borrowing means that appreciation must be substantial to justify financing costs.
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What are the differences between short-term and long-term rental income?
Puerto Vallarta's rental market offers distinct opportunities for short-term versus long-term rental strategies, each with different risk and return profiles.
Long-term rentals provide steady but modest returns with high occupancy rates throughout the year. Net yields typically range from 2.2-3.5% after all expenses, with rental rates capped by local market conditions and tenant affordability.
Short-term vacation rentals generate higher gross income but with greater variability and expenses. The median monthly Airbnb income reaches $1,551 USD (approximately MX$26,500), with peak units earning $6,000+ USD monthly during high season from December through April.
Annual occupancy rates for short-term rentals average 50-70% yearly, surging to 90%+ during peak winter months but dropping below 30% during the September-October low season. This seasonality creates significant income fluctuations requiring careful financial planning.
Operating expenses differ substantially between strategies. Short-term rentals require property management costs of 20-25% of gross income, frequent professional cleaning, platform fees, and higher maintenance due to guest turnover. Long-term rentals have minimal management costs and predictable maintenance schedules.
Can you provide specific rental price examples for different property types?
Puerto Vallarta's rental market offers clear pricing tiers across property types and locations, providing guidance for both tenants and investors.
1. **One-bedroom apartments/condos**: Central zones rent for MX$15,000-$30,000 ($750-$1,500), while outlying areas cost MX$8,000-$16,000 ($400-$800). Luxury beachfront units start at MX$45,000 ($2,250) and can exceed MX$100,000+ ($5,000+).2. **Two-bedroom apartments/condos**: Central locations command MX$20,000-$40,000 ($1,000-$2,000), with non-central areas at MX$14,000-$25,000 ($700-$1,250). Luxury units begin at MX$60,000 ($3,000+) monthly.3. **Three-bedroom houses/villas**: Central zones range from MX$35,000-$70,000 ($1,750-$3,500), while outskirts properties cost MX$20,000-$40,000 ($1,000-$2,000). Luxury beachfront villas range from MX$100,000-$300,000 ($5,000-$15,000).4. **Studio apartments**: Rare in the market, these typically rent similarly to compact one-bedroom units in the same locations.5. **Luxury penthouses**: Premium beachfront penthouses and luxury villas often exceed MX$200,000 ($10,000) monthly, particularly in Marina Vallarta and Zona Romántica prime locations.What are the typical renter profiles in Puerto Vallarta?
Puerto Vallarta attracts diverse renter demographics for both short-term and long-term accommodations, reflecting the city's appeal as both a tourist destination and expat retirement haven.
Short-term renters primarily include North American and European tourists seeking vacation accommodations, with particularly strong demand from LGBT+ travelers who appreciate Puerto Vallarta's welcoming atmosphere. Digital nomads increasingly choose Puerto Vallarta for extended stays, while "snowbirds" rent for several months during winter to escape harsh northern climates.
High-income city dwellers from Mexico City, Guadalajara, and other major Mexican cities represent a growing segment of domestic short-term renters, particularly during holiday periods and summer vacations.
Long-term renters consist heavily of American and Canadian retirees seeking affordable coastal living with quality healthcare access. Remote workers from various countries are increasingly attracted to Puerto Vallarta's infrastructure, time zone convenience for North American business, and lifestyle amenities.
Mexican middle and upper-middle-class families represent a stable long-term rental segment, particularly in neighborhoods like Versalles and 5 de Diciembre that offer modern amenities while maintaining local character and affordability compared to tourist zones.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the current vacancy rates across different property types?
Puerto Vallarta's rental market shows strong occupancy patterns with distinct seasonal variations between short-term and long-term rental segments.
Short-term vacation rentals experience significant seasonal fluctuations with average annual occupancy rates of 59-65%. Peak season from December through April sees occupancy surge to 90%+ in premium locations, while low season from September through October drops below 30% occupancy.
Long-term rental vacancy rates remain consistently low for well-priced properties in desirable neighborhoods. Properties in popular areas like Versalles, 5 de Diciembre, and Marina Vallarta maintain high occupancy rates throughout the year due to steady demand from expats and Mexican professionals.
Luxury properties in prime beachfront locations may experience longer vacancy periods due to limited tenant pools able to afford premium rents, but well-marketed properties typically find tenants within 30-60 days.
Properties in emerging neighborhoods like Pitillal and Fluvial may experience higher vacancy rates initially but are seeing improving occupancy as infrastructure development and neighborhood gentrification attract more renters seeking value.
Which areas offer the best rental investment opportunities today?
Puerto Vallarta's rental investment landscape offers distinct opportunities based on investment strategy, risk tolerance, and return expectations.
Versalles emerges as the top opportunity for balanced investment returns, offering strong rental yields in a rapidly gentrifying neighborhood attracting young professionals and digital nomads. The area provides growing property values while maintaining accessible purchase prices.
5 de Diciembre represents another strong investment opportunity with its growing café culture and digital nomad community. The neighborhood offers better net yields than established premium areas while benefiting from ongoing infrastructure improvements.
Marina Vallarta provides lifestyle investment opportunities rather than pure growth potential. While yields remain modest at 2.2-2.8%, the area offers stable rental demand and strong property values for lifestyle-focused investors.
For capital appreciation speculation, emerging northern areas like Bucerias and La Cruz offer future-oriented investment potential. Lo de Marcos and San Pancho represent higher-risk, higher-reward opportunities for investors willing to bet on long-term development trends.
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What are the average rental yields and recent market changes?
Puerto Vallarta's rental market delivers modest but stable yields with recent rent increases driven by strong demand and limited inventory.
Average net rental yields range from 2.2-3.5% for most property types after accounting for HOA fees, property management, maintenance, and taxes. Short-term vacation rentals in peak locations can achieve 5-6% gross yields during optimal seasons with efficient management.
Rental rates have increased substantially over the past 12-24 months, with apartments and luxury units experiencing 15-22% rent growth. However, investor yields have remained modest due to proportional increases in property purchase prices and operating costs.
The rental market benefits from strong fundamentals including growing expat populations, increased tourism, and limited new supply in prime locations. These factors support continued rent growth despite economic uncertainties.
Compared to five years ago, rental rates have increased approximately 35-40% in premium neighborhoods, while yields have compressed slightly due to faster appreciation in property purchase prices than rental rate growth.
What are the rental price and yield forecasts for Puerto Vallarta?
Puerto Vallarta's rental market outlook shows continued moderate growth supported by infrastructure improvements and demographic trends, though supply increases may temper excessive growth.
One-year forecast indicates moderate rent appreciation of 3-7% annually as the new airport terminal and highway improvements boost accessibility and demand. However, increased inventory from new development projects may create short-term oversupply pressure in certain segments.
Five-year projections suggest steady rental growth of 4-6% annually as Puerto Vallarta continues attracting retirees and remote workers. Net yields are expected to remain in the 2.5-4.0% range for well-located properties, with premium neighborhoods maintaining stability.
Ten-year outlook remains positive due to Mexico's demographic advantages, North American retirement migration trends, and Puerto Vallarta's established infrastructure. Capital appreciation should continue at 3-5% annually in prime neighborhoods, supporting total returns of 5-8% for rental properties.
Compared to other Mexican coastal cities, Puerto Vallarta offers higher rental prices than Playa del Carmen but slightly lower yields (5.8% gross versus 6.8%). Tulum provides higher gross yields of 8-15% for new projects but with significantly greater volatility and risk than Puerto Vallarta's more established market.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Puerto Vallarta's rental market offers solid opportunities for investors seeking stable returns in an established coastal destination with strong tourism fundamentals.
While net yields remain modest at 2.2-3.5%, the combination of steady appreciation, growing demand from expats and remote workers, and upcoming infrastructure improvements support the market's long-term prospects.
Sources
- Vallarta Calendar - Rent Prices
- Rentberry - Puerto Vallarta Apartments
- The LatinVestor - Puerto Vallarta Property Guide
- The LatinVestor - Real Estate Boom Analysis
- Numbeo - Property Investment Comparison
- Airbtics - Airbnb Revenue Data
- The LatinVestor - Buying Condos Mexico
- The LatinVestor - Price Forecasts