Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Puerto Vallarta's property market is included in our pack
If you're thinking about buying rental property in Puerto Vallarta, you're probably wondering what kind of returns you can realistically expect in 2026.
This article breaks down the current rental yields in Puerto Vallarta, covering everything from gross and net returns to neighborhood-level differences and the costs that eat into your profits.
We keep this blog post constantly updated so you always have fresh data to work with.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Puerto Vallarta.
What are the rental yields in Puerto Vallarta as of 2026?
What's the average gross rental yield in Puerto Vallarta as of 2026?
As of early 2026, the average gross rental yield in Puerto Vallarta across all residential property types sits around 6.5%, which means investors typically collect about 6.5 pesos in annual rent for every 100 pesos of property value.
Most standard rental properties in Puerto Vallarta fall within a gross yield range of 5% to 8%, depending on neighborhood, property condition, and how well the purchase price was negotiated.
This 6.5% average puts Puerto Vallarta slightly above what you'd find in larger Mexican cities like Guadalajara or Mexico City, largely because resort-town pricing dynamics create opportunities that don't exist in purely urban markets.
The single biggest factor pushing Puerto Vallarta's yields around right now is the gap between international resort pricing near the beach and more accessible Mexican middle-class pricing in inland neighborhoods, which creates real dispersion in returns depending on where you buy.
What's the average net rental yield in Puerto Vallarta as of 2026?
As of early 2026, the average net rental yield in Puerto Vallarta comes in around 4.5% after accounting for all the recurring costs that landlords face in this market.
This means Puerto Vallarta investors typically see about a 2 percentage point drop from gross to net yield, which is standard for markets where condos dominate and HOA fees are common.
The expense that cuts most deeply into gross yields in Puerto Vallarta specifically is the combination of HOA fees and accelerated maintenance costs, since the salt air and humidity near the ocean wear down properties faster than in inland Mexican cities.
Most investment properties in Puerto Vallarta land somewhere between 3% and 6% net yield, with the lower end reflecting beachfront condos with high fees and the upper end representing well-bought inland properties with lower carrying costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Puerto Vallarta.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Puerto Vallarta in 2026?
In Puerto Vallarta's rental market, local investors generally consider a gross yield above 5% to be good, with anything between 5% and 7% representing the sweet spot where most balanced deals land.
Properties that hit above 7% gross are considered high performers in Puerto Vallarta, though these deals often come with trade-offs like less desirable micro-locations, older buildings, or restrictions that limit your tenant pool.
How much do yields vary by neighborhood in Puerto Vallarta as of 2026?
As of early 2026, the spread in gross rental yields between Puerto Vallarta's highest and lowest performing neighborhoods is roughly 3 to 4 percentage points, which is significant enough to make location your single most important investment decision.
The highest yields in Puerto Vallarta typically come from livable, year-round neighborhoods like Versalles, 5 de Diciembre, El Centro, Pitillal, and Fluvial Vallarta, where strong local renter demand meets entry prices that haven't fully caught up to beachfront levels.
On the other end, premium lifestyle zones like Marina Vallarta, Zona Hotelera Norte, Emiliano Zapata (Zona Romántica), and Amapas deliver the lowest yields because purchase prices are elevated even when rents look expensive.
The main reason yields vary so much across Puerto Vallarta neighborhoods is simply that prices near the beach and in resort-branded areas have been bid up by lifestyle buyers and international investors, while rents don't rise proportionally since tenants have limits on what they'll pay for convenience.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
How much do yields vary by property type in Puerto Vallarta as of 2026?
As of early 2026, gross rental yields in Puerto Vallarta range from around 5% for luxury villas up to 8% or more for well-located studios and one-bedroom condos, with houses and townhouses falling somewhere in between.
Studios and one-bedroom condos currently deliver the highest average gross yields in Puerto Vallarta because they're cheaper to acquire and rent easily to singles, couples, and remote workers who make up a big chunk of the tenant pool.
Luxury villas and trophy homes sit at the bottom of the yield ranking in Puerto Vallarta, since these properties command premium prices but rents don't scale proportionally, and the pool of tenants who can afford them is much smaller.
The key reason yields differ so much between property types in Puerto Vallarta is that tenants pay for "a home" rather than paying linearly for each extra square meter or bedroom, so smaller units almost always generate better returns per peso invested.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Puerto Vallarta?
- What rental yields can you expect for a villa in Puerto Vallarta?
- What rental yields can you expect for a condo in Puerto Vallarta?
What's the typical vacancy rate in Puerto Vallarta as of 2026?
As of early 2026, the operational vacancy rate for long-term rentals in Puerto Vallarta's strongest neighborhoods runs between 4% and 7% for correctly priced, decent-quality units.
Vacancy rates vary quite a bit across Puerto Vallarta, with liquid areas like Versalles and Fluvial Vallarta staying closer to 4%, while niche or overpriced properties in less accessible locations can sit empty much longer.
The main factor driving vacancy in Puerto Vallarta is pricing discipline, since units that ask realistic rents in desirable areas fill quickly, while landlords who overprice or target very narrow tenant segments face extended gaps.
Puerto Vallarta's vacancy numbers can look confusing compared to national data because the city has a high share of "uso temporal" properties, which are second homes that appear vacant in census data but aren't actually competing for tenants.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Puerto Vallarta.
What's the rent-to-price ratio in Puerto Vallarta as of 2026?
As of early 2026, the average rent-to-price ratio in Puerto Vallarta is approximately 0.54% per month, which translates to roughly 6.5% gross yield annually when multiplied by twelve.
Buy-to-let investors in Puerto Vallarta generally look for monthly rent-to-price ratios above 0.5% (or 6% annualized) as a minimum threshold, with anything above 0.6% monthly considered a strong deal in the current market.
Puerto Vallarta's rent-to-price ratio is competitive compared to larger Mexican cities like Guadalajara or Mexico City, where capital appreciation has often outpaced rents and compressed ratios below 0.4% monthly in many neighborhoods.
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Puerto Vallarta give the best yields as of 2026?
Where are the highest-yield areas in Puerto Vallarta as of 2026?
As of early 2026, the highest-yield neighborhoods in Puerto Vallarta are Versalles, 5 de Diciembre, and El Centro, with Pitillal and Fluvial Vallarta also delivering strong returns for investors willing to look beyond the beach.
These top-performing areas in Puerto Vallarta typically generate gross rental yields between 6.5% and 8.5%, with the best deals in Versalles and 5 de Diciembre sometimes pushing even higher when purchased at the right price.
What these high-yield Puerto Vallarta neighborhoods share is strong year-round demand from locals and long-stay expats, combined with purchase prices that haven't been inflated by resort-buyer premiums the way beachfront areas have.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Puerto Vallarta.
Where are the lowest-yield areas in Puerto Vallarta as of 2026?
As of early 2026, the lowest-yield areas in Puerto Vallarta are Marina Vallarta, Zona Hotelera Norte, and the Amapas and Conchas Chinas hillside zones, with Emiliano Zapata (Zona Romántica) also showing compressed returns despite its popularity.
These premium Puerto Vallarta neighborhoods typically deliver gross rental yields between 4% and 6%, which can feel underwhelming when you're paying top-dollar acquisition prices.
The main reason yields are compressed in Marina Vallarta, Zona Romántica, and Amapas is simply that purchase prices reflect lifestyle and prestige value rather than pure income potential, so even strong rents can't generate proportional returns.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Puerto Vallarta.
Which areas have the lowest vacancy in Puerto Vallarta as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Puerto Vallarta are Versalles, Fluvial Vallarta, and Las Glorias, where practical daily-life infrastructure keeps tenant demand consistently high.
These low-vacancy Puerto Vallarta areas typically see operational vacancy rates between 3% and 5%, meaning well-priced units rarely sit empty for more than a few weeks between tenants.
The main demand driver keeping vacancy low in Versalles, Fluvial Vallarta, and Las Glorias is proximity to jobs, schools, supermarkets, and reliable services, which matters more to year-round renters than beach access.
The trade-off investors face when targeting these low-vacancy Puerto Vallarta neighborhoods is that the properties are often less glamorous than beachfront condos, so you're optimizing for cash flow stability over lifestyle appeal or potential capital appreciation.
Which areas have the most renter demand in Puerto Vallarta right now?
The neighborhoods experiencing the strongest renter demand in Puerto Vallarta right now are Versalles, Fluvial Vallarta, and Centro, with Marina Vallarta also seeing steady interest from higher-income tenants and retirees.
The typical renter profile driving demand in these Puerto Vallarta areas is a mix of local workforce professionals, domestic migrants from other Mexican states, and long-stay foreign expats looking for livable neighborhoods with good services.
In high-demand Puerto Vallarta neighborhoods like Versalles and Fluvial Vallarta, correctly priced rental listings typically get filled within two to four weeks, while overpriced or poorly presented units can linger much longer.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Puerto Vallarta.
Which upcoming projects could boost rents and rental yields in Puerto Vallarta as of 2026?
As of early 2026, the most significant project expected to boost Puerto Vallarta rents is the airport terminal expansion by GAP (Grupo Aeroportuario del Pacífico), which will increase visitor capacity and support longer-stay tourism demand.
The neighborhoods most likely to benefit from the airport expansion in Puerto Vallarta are Marina Vallarta, Zona Hotelera Norte, Las Glorias, and Versalles, since these areas sit closest to the airport or serve as natural overflow zones for tourism-driven demand.
Once the airport project completes and visitor volumes increase, investors in affected Puerto Vallarta neighborhoods might realistically expect rent increases of 5% to 15% over current levels, depending on how quickly capacity translates into sustained demand.
You'll find our latest property market analysis about Puerto Vallarta here.
Get fresh and reliable information about the market in Puerto Vallarta
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What property type should I buy for renting in Puerto Vallarta as of 2026?
Between studios and larger units in Puerto Vallarta, which performs best in 2026?
As of early 2026, studios and one-bedroom units generally outperform larger apartments on both rental yield and occupancy in Puerto Vallarta, making them the better choice for investors focused on cash returns.
Studios in Puerto Vallarta typically deliver gross yields between 7% and 8.5% (roughly 140,000 to 170,000 MXN annually on a 2 million MXN property, or about 7,000 to 8,500 USD / 6,500 to 7,900 EUR), while two and three bedroom units often come in closer to 5% to 6.5%.
The main factor explaining why smaller units perform better in Puerto Vallarta is that acquisition costs are much lower while rental rates don't drop proportionally, so you get more income per peso invested.
That said, larger units can be the better choice if you're targeting families relocating for work or school, since Puerto Vallarta's inland neighborhoods like Fluvial Vallarta have steady demand for two and three bedroom homes with parking and security.
What property types are in most demand in Puerto Vallarta as of 2026?
As of early 2026, the most in-demand property type in Puerto Vallarta is the one to two bedroom condo in a walkable, central location with good building amenities.
The top three property types ranked by tenant demand in Puerto Vallarta are: first, one and two bedroom condos in areas like Versalles and Centro; second, family-sized two and three bedroom houses inland with parking; and third, well-managed buildings with pools and security in mid-tier neighborhoods.
The primary trend driving this demand pattern in Puerto Vallarta is the combination of remote workers seeking convenient urban living, young professionals in the tourism and service economy, and retirees who want amenities without maintaining a large property.
One property type currently underperforming in Puerto Vallarta tenant demand is the oversized luxury villa, which appeals to a narrow buyer segment and struggles to find long-term tenants at rents that justify the purchase price.
What unit size has the best yield per m² in Puerto Vallarta as of 2026?
As of early 2026, units between 40 and 70 square meters deliver the best gross rental yield per square meter in Puerto Vallarta, which corresponds to compact one-bedroom and small two-bedroom apartments.
These optimal-sized units in Puerto Vallarta typically generate gross rents of around 250 to 350 MXN per square meter per month (roughly 12 to 17 USD / 11 to 16 EUR per m²), which translates to the 6.5% to 8% gross yield range.
The main reason smaller Puerto Vallarta units beat larger ones on yield per square meter is that tenants pay for a functional living space rather than square footage, so rent per meter declines as size increases while purchase price per meter often stays flat or rises in premium buildings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Puerto Vallarta.
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 costs cut my net yield in Puerto Vallarta as of 2026?
What are typical property taxes and recurring local fees in Puerto Vallarta as of 2026?
As of early 2026, annual property tax (predial) in Puerto Vallarta for a typical rental apartment or house ranges from about 4,000 to 15,000 MXN per year (roughly 200 to 750 USD / 185 to 700 EUR), with luxury properties sometimes paying more.
Beyond predial, Puerto Vallarta landlords should budget for potential municipal charges and any zone-specific fees, though these tend to be modest compared to the property tax itself and vary based on property use.
Together, property taxes and local fees in Puerto Vallarta typically represent between 1% and 3% of gross rental income, which is relatively low by international standards but still needs to be factored into your net yield calculation.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Puerto Vallarta.
What insurance, maintenance, and annual repair costs should landlords budget in Puerto Vallarta right now?
Annual landlord insurance for a typical Puerto Vallarta rental property costs roughly 0.1% to 0.3% of property value, which works out to around 4,000 to 12,000 MXN per year (about 200 to 600 USD / 185 to 560 EUR) for a mid-range condo.
For maintenance and repairs in Puerto Vallarta, landlords should budget 0.8% to 1.5% of property value annually, with properties near the ocean requiring the higher end of that range due to salt air corrosion and humidity damage.
The repair expense that most commonly catches Puerto Vallarta landlords off guard is air conditioning replacement or repair, since AC units work overtime in the tropical climate and fail faster than in temperate locations.
All told, a realistic combined annual budget for insurance, maintenance, and repairs in Puerto Vallarta is 35,000 to 75,000 MXN (roughly 1,750 to 3,750 USD / 1,630 to 3,500 EUR) for a property valued around 4 million MXN.
Which utilities do landlords typically pay, and what do they cost in Puerto Vallarta right now?
In Puerto Vallarta, landlords typically cover HOA or maintenance fees (nearly universal for condos), and often include water or internet in furnished rentals, while electricity is usually tenant-paid for long-term leases but landlord-paid for short-term vacation rentals.
For landlord-covered utilities in a typical Puerto Vallarta rental unit, monthly costs run approximately 900 to 1,800 MXN (roughly 45 to 90 USD / 42 to 84 EUR) for water and basic internet combined, though this varies significantly based on consumption and plan choices.
What does full-service property management cost, including leasing, in Puerto Vallarta as of 2026?
As of early 2026, full-service property management for long-term rentals in Puerto Vallarta typically costs 7% to 10% of collected rent monthly, which works out to around 1,500 to 2,500 MXN per month (roughly 75 to 125 USD / 70 to 115 EUR) on a unit renting for 20,000 MXN.
On top of ongoing management, most Puerto Vallarta property managers charge a one-time leasing or tenant placement fee equivalent to 50% to 100% of one month's rent, meaning you'll pay an extra 10,000 to 20,000 MXN (roughly 500 to 1,000 USD / 465 to 930 EUR) each time you need a new tenant.
What's a realistic vacancy buffer in Puerto Vallarta as of 2026?
As of early 2026, landlords in Puerto Vallarta should set aside roughly 8% of annual rental income as a vacancy buffer, which translates to about one month of lost rent per year.
In practice, well-located and correctly priced Puerto Vallarta rentals often experience only two to four vacant weeks per year, but building in a full month's buffer protects against tenant turnover, seasonal slowdowns, or the occasional pricing mistake.
Buying real estate in Puerto Vallarta can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Puerto Vallarta, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| SHF (Sociedad Hipotecaria Federal) | It's Mexico's official mortgage-market housing price index publisher, used by the federal government for policy decisions. | We used it to anchor what has happened to housing prices nationally and regionally. We then sanity-checked our local asking-price samples against this official benchmark. |
| SHF Press Release (Gob.mx) | It's the federal government's official channel for SHF housing index publications. | We used it to confirm recent national price appreciation trends. We triangulated this context with Puerto Vallarta listing-based price observations. |
| INEGI Censo de Población y Vivienda 2020 | It's Mexico's national statistics agency and the reference source for housing stock and occupancy definitions. | We used it to frame vacancy concepts properly so readers understand the difference between operational vacancy and seasonal-use homes. We also justified why Puerto Vallarta vacancy data needs careful interpretation. |
| INEGI Census Municipal Lookup | It's INEGI's official interface for accessing municipal-level census outputs. | We used it to locate Puerto Vallarta-specific census data directly from the source. We combined this with state-level context from Jalisco statistical publications. |
| IIEG Jalisco | It's Jalisco's official statistical and geographic institute, designed for policy-grade data. | We used it to corroborate that SHF is the standard reference for price dynamics in Jalisco. We also used it as a cross-check for market activity context when interpreting yields. |
| Ley de Ingresos Puerto Vallarta 2026 | It's the enacted legal text for municipal taxes and fees, making it as verifiable as official sources get. | We used it to ground the net yield section in real 2026 local tax frameworks. We then translated legal provisions into practical landlord budget ranges. |
| Gobierno de Puerto Vallarta | It's the municipality's official communications and services portal for residents and businesses. | We used it to validate what the municipality publishes about paying local obligations like predial. We treated it as an official reality check alongside other data sources. |
| SEAPAL Vallarta | It's the official water and sanitation utility serving Puerto Vallarta. | We used it to ground the utilities discussion in the real provider landlords deal with. We converted this context into conservative monthly utility budget ranges. |
| AirDNA | It's a widely used, methodology-driven short-term rental analytics provider trusted by professional investors. | We used it to estimate short-term rental occupancy and revenue potential in Puerto Vallarta. We kept these STR metrics separate from long-term yield calculations. |
| Inmuebles24 (Rentals) | It's a large national real estate marketplace with enough listings to observe realistic rent bands in Puerto Vallarta. | We used it to build rent ranges by neighborhood and unit type. We applied conservative adjustments to convert asking rents into estimated achieved rents. |
| Inmuebles24 (Sales) | It's one of the deepest public samples of asking prices for condos and apartments in Puerto Vallarta. | We used it to approximate purchase price bands for the same areas and types seen in rental listings. We applied transaction-price adjustments before calculating yields. |
| Lamudi | It's another major Mexican real estate marketplace that helps cross-check rent levels and neighborhood coverage. | We used it as a second sample to avoid relying on one platform's listing mix. We used it mainly to confirm neighborhood-level rent hierarchies. |
| Propiedades.com (Rentals) | It's a major Mexican portal that publishes neighborhood-level rent aggregates for quick comparisons. | We used it to get neighborhood rent benchmarks across different Puerto Vallarta areas. We treated these as directional averages and triangulated with live listings. |
| Propiedades.com (Sales) | It provides neighborhood-level asking price aggregates for condos, which are the dominant investor product in Puerto Vallarta. | We used it to map a realistic price ladder by neighborhood for condos and apartments. We cross-checked these figures with Inmuebles24 to reduce platform bias. |
| Data México (Secretaría de Economía) | It's an official federal open-data product that consolidates socio-economic indicators for Mexican municipalities. | We used it to explain demand fundamentals like migration patterns and population growth in Puerto Vallarta. We used it to support analysis of why renter demand stays strong in certain areas. |
| Reuters | Reuters is a top-tier global newswire that reports corporate and market facts with rigorous sourcing discipline. | We used it for the upcoming projects analysis, specifically the airport capacity expansion that could lift visitor volumes. We treated it as a demand catalyst explanation rather than a rent dataset. |
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