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
Thinking about running an Airbnb in Puerto Vallarta and wondering if it's actually worth it in 2026?
This guide breaks down everything you need to know, from legal requirements and realistic income expectations to neighborhood competition and seasonal patterns, all based on current data and official sources.
We also cover the current housing prices in Puerto Vallarta and constantly update this blog post to keep it accurate.
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.
Insights
- Puerto Vallarta Airbnb listings generate around MXN 58,000 per month on average, but self-managed condos in Zona Romantica can push closer to MXN 75,000 during peak winter months.
- There are over 12,600 active short-term rental listings in Puerto Vallarta as of early 2026, making it one of Mexico's most competitive vacation rental markets outside of Cancun.
- The market-wide occupancy rate sits at roughly 53%, but top-performing hosts in walkable neighborhoods like Centro and 5 de Diciembre regularly hit 70% or higher year-round.
- Puerto Vallarta's new per-night sanitation fee (around MXN 57 per occupied night) adds up quickly: for a property booked 200 nights a year, that's an extra MXN 11,400 in annual costs.
- The price gap between neighborhoods is dramatic: a night in Conchas Chinas can cost guests 5 to 8 times more than a night in Pitillal, just a few kilometers away.
- Studios and one-bedroom units get the most bookings in Puerto Vallarta because the guest mix skews heavily toward couples and solo travelers escaping North American winters.
- High season (December through April) can push occupancy above 75%, while low season months like September and October often drop below 40%, cutting monthly revenue nearly in half.
- The mid-market condo segment priced between USD 120 and USD 220 per night is the most crowded, leaving white space for family-ready 2-3 bedroom units with quiet sleeping setups.
- Professional property management in Puerto Vallarta typically costs 15% to 25% of booking revenue, which can reduce net monthly profit by MXN 10,000 or more compared to self-managing.
Can I legally run an Airbnb in Puerto Vallarta in 2026?
Is short-term renting allowed in Puerto Vallarta in 2026?
As of the first half of 2026, short-term rentals are allowed and widely operated in Puerto Vallarta, with no citywide ban in place for residential properties listed on platforms like Airbnb.
The main legal framework comes from a combination of federal tax rules (through Mexico's SAT tax authority), a state-level lodging tax agreement between Jalisco and Airbnb, and Puerto Vallarta's municipal income law, which added a new per-night environmental charge starting in 2026.
The single most important condition hosts must comply with is being properly registered for tax purposes (having an RFC) so that platform-withheld taxes are correctly reported, since the SAT now tracks income earned through digital platforms like Airbnb.
While there's no blanket prohibition, the Jalisco state congress is actively discussing potential regulations (such as annual night caps), so the rules could tighten in the future, though nothing has been enacted as of early 2026.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Mexico.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Mexico.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Puerto Vallarta as of 2026?
As of the first half of 2026, Puerto Vallarta does not have a clearly established minimum-stay requirement or a maximum nights-per-year cap that applies to all Airbnb hosts, unlike some other global tourist cities with strict 90-day or 180-day limits.
These rules do not currently differ by property type or host residency status in Puerto Vallarta, meaning there are no special exemptions or stricter limits for condos versus houses, or for primary residences versus investment properties.
That said, the Jalisco state congress has been discussing proposals that could introduce annual night caps (one commonly mentioned figure is 180 nights), but these remain proposals rather than enacted law as of early 2026.
Do I have to live there, or can I Airbnb a secondary home in Puerto Vallarta right now?
Puerto Vallarta does not require you to live in your property to list it on Airbnb, meaning you can legally operate a short-term rental from a secondary home or investment property.
Owners of secondary homes and investment properties can operate short-term rentals in Puerto Vallarta, as the city and state have focused on taxation and registration rather than imposing owner-occupancy requirements.
There are no additional permits specifically required for non-primary residence rentals at the municipal level, though you still need to comply with federal tax registration (RFC) and ensure your condo or HOA bylaws allow short-term guests.
The main practical difference between renting out a primary residence versus a secondary home in Puerto Vallarta is not regulatory, but operational: managing a property remotely typically requires hiring a local property manager, which adds 15% to 25% to your costs.
Don't buy the wrong property, in the wrong area of Puerto Vallarta
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Can I run multiple Airbnbs under one name in Puerto Vallarta right now?
Yes, you can legally operate multiple Airbnb listings under one name in Puerto Vallarta, as there is no municipal or state law that limits the number of properties a single host can manage.
There is no official maximum number of properties one person or company can list for short-term rental in Puerto Vallarta, though operating at scale will naturally increase your tax and accounting complexity.
If you manage multiple listings, you will need to ensure your federal tax setup (RFC) properly reflects platform income from all properties, and you may want to consult an accountant familiar with SAT's platform-intermediated income rules.
Do I need a short-term rental license or a business registration to host in Puerto Vallarta as of 2026?
As of the first half of 2026, Puerto Vallarta does not have a single, simple "STR license" process, but hosts do need to be properly registered with Mexico's federal tax authority (SAT) with an RFC to legally receive platform income.
The process for getting set up involves registering with SAT, which can take a few weeks if you're new to the Mexican tax system, and ensuring you're enrolled in the correct regime for platform-intermediated income.
You will typically need a valid ID (or passport for foreigners), proof of address in Mexico, and a CURP (Mexico's population registry number) to complete your RFC registration.
Registration with SAT is free, but you should budget for ongoing accounting costs (typically MXN 1,000 to MXN 3,000 per month) to stay compliant with invoicing and reporting requirements.
Are there neighborhood bans or restricted zones for Airbnb in Puerto Vallarta as of 2026?
As of the first half of 2026, there are no officially published neighborhood bans or restricted zones for Airbnb in Puerto Vallarta at the city or state level.
The practical restriction you may encounter is at the building level: many condo developments in popular areas like Zona Romantica, Marina Vallarta, and Conchas Chinas have HOA bylaws that limit or prohibit short-term rentals, so you must check your specific building's rules before buying.
The reason some buildings restrict short-term rentals is typically related to noise complaints, security concerns about frequent guest turnover, and conflicts over shared amenities like pools and gyms.
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.
How much can an Airbnb earn in Puerto Vallarta in 2026?
What's the average and median nightly price on Airbnb in Puerto Vallarta in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Puerto Vallarta is around USD 205 (approximately MXN 3,665 or EUR 190), while the median nightly price sits closer to USD 165 (around MXN 2,950 or EUR 155) because the market includes many affordable studios and one-bedrooms.
The typical nightly price range covering roughly 80% of Puerto Vallarta Airbnb listings falls between USD 90 and USD 320 (MXN 1,600 to MXN 5,700 or EUR 85 to EUR 300), with studios at the low end and ocean-view condos pushing the upper range.
The single biggest factor affecting nightly pricing in Puerto Vallarta is location: a listing in Zona Romantica or with a Banderas Bay view can command double or triple the rate of a similar-sized unit in a more residential neighborhood like Pitillal.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Puerto Vallarta.
How much do nightly prices vary by neighborhood in Puerto Vallarta in 2026?
As of the first half of 2026, nightly prices in Puerto Vallarta vary dramatically: a night in premium hillside areas like Conchas Chinas or Amapas can cost USD 300 to USD 600 (MXN 5,400 to MXN 10,700 or EUR 280 to EUR 560), while budget-friendly neighborhoods like Pitillal or Las Juntas average just USD 70 to USD 140 (MXN 1,250 to MXN 2,500 or EUR 65 to EUR 130).
The three neighborhoods with the highest average nightly prices in Puerto Vallarta are Conchas Chinas, Amapas, and parts of Marina Vallarta, where ocean views, luxury finishes, and private pools justify rates above USD 250 per night (MXN 4,500 or EUR 235).
The three neighborhoods with the lowest average nightly prices are Pitillal, Las Juntas, and Ixtapa (the town, not Ixtapa-Zihuatanejo), where rates often fall below USD 100 per night (MXN 1,800 or EUR 95), though these areas still attract guests looking for authentic local experiences or longer-term stays on a budget.
What's the typical occupancy rate in Puerto Vallarta in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Puerto Vallarta is around 53%, meaning the average property is booked roughly 16 nights per month across the full year.
The realistic occupancy range covering most Puerto Vallarta listings falls between 40% and 65%, with lower rates common for new listings or properties in less walkable areas, and higher rates achieved by well-reviewed listings in prime locations.
Puerto Vallarta's 53% occupancy is competitive compared to other Mexican beach destinations, sitting roughly in line with Playa del Carmen and slightly above less-established markets, thanks to the city's strong international airport access and year-round appeal to North American travelers.
The single biggest factor for achieving above-average occupancy in Puerto Vallarta is location within walking distance of Zona Romantica or Centro, combined with fast response times and professional-quality listing photos.
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What's the average monthly revenue per listing in Puerto Vallarta in 2026?
As of the first half of 2026, the average monthly revenue for an Airbnb listing in Puerto Vallarta is approximately USD 3,250 (around MXN 58,000 or EUR 3,050), calculated by multiplying the 53% occupancy rate by 30 nights and the USD 205 average nightly rate.
The realistic monthly revenue range covering roughly 80% of Puerto Vallarta Airbnb listings falls between USD 1,800 and USD 5,500 (MXN 32,000 to MXN 98,000 or EUR 1,700 to EUR 5,150), depending on property type, location, and host performance.
Top-performing Airbnb listings in Puerto Vallarta, particularly well-located 2-bedroom condos in Zona Romantica or ocean-view units in Amapas, can generate USD 6,000 to USD 8,000 per month (MXN 107,000 to MXN 143,000 or EUR 5,600 to EUR 7,500) during peak season. At 75% occupancy and a USD 280 nightly rate, that works out to around USD 6,300 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Puerto Vallarta.
What's the typical low-season vs high-season monthly revenue in Puerto Vallarta in 2026?
As of the first half of 2026, typical monthly revenue during Puerto Vallarta's high season (December through April) reaches around USD 4,600 (MXN 82,000 or EUR 4,300), while low season months (particularly September and October) drop to approximately USD 2,600 (MXN 46,000 or EUR 2,400).
High season in Puerto Vallarta runs from December through April, when North American snowbirds and holiday travelers push occupancy above 70%, while low season spans late summer through early fall, with September and October being the slowest months due to hurricane season and reduced international travel.
What's a realistic Airbnb monthly expense range in Puerto Vallarta in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in Puerto Vallarta is USD 700 to USD 1,500 (MXN 12,500 to MXN 27,000 or EUR 650 to EUR 1,400) for a self-managed condo, rising to USD 1,500 to USD 3,000 (MXN 27,000 to MXN 54,000 or EUR 1,400 to EUR 2,800) for professionally managed properties or larger homes with pools.
The single largest expense category for most Puerto Vallarta Airbnb hosts is property management fees if you hire a manager, typically running 15% to 25% of booking revenue, which on average revenue would be USD 500 to USD 800 per month (MXN 9,000 to MXN 14,000 or EUR 470 to EUR 750).
Hosts in Puerto Vallarta should expect to spend roughly 35% to 50% of gross revenue on operating expenses, with higher percentages for professionally managed properties and lower percentages for lean, self-managed operations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Puerto Vallarta.
What's realistic monthly net profit and profit per available night for Airbnb in Puerto Vallarta in 2026?
As of the first half of 2026, a realistic monthly net profit for a self-managed Airbnb in Puerto Vallarta is around USD 1,700 to USD 2,200 (MXN 30,000 to MXN 39,000 or EUR 1,600 to EUR 2,050), which translates to roughly USD 55 to USD 70 profit per available night (MXN 1,000 to MXN 1,250 or EUR 52 to EUR 65).
The realistic monthly net profit range covering most Puerto Vallarta listings is USD 850 to USD 2,500 (MXN 15,000 to MXN 45,000 or EUR 800 to EUR 2,350), with professionally managed properties landing toward the lower end and well-optimized self-managed properties at the higher end.
Most Puerto Vallarta Airbnb hosts achieve net profit margins between 45% and 65% of gross revenue, depending heavily on whether they self-manage or pay for professional management.
The break-even occupancy rate for a typical Puerto Vallarta Airbnb listing is around 25% to 35%, meaning you need roughly 8 to 10 booked nights per month just to cover operating costs before generating any profit.
In our property pack covering the real estate market in Puerto Vallarta, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Puerto Vallarta as of 2026?
How many active Airbnb listings are in Puerto Vallarta as of 2026?
As of the first half of 2026, there are approximately 12,640 active short-term rental listings in Puerto Vallarta across platforms like Airbnb and Vrbo, making it one of Mexico's largest vacation rental markets.
This number has grown steadily over the past several years, with the market adding roughly 8% to 12% more listings annually as Puerto Vallarta's tourism infrastructure expands and more property owners recognize the income potential of short-term rentals.
Which neighborhoods are most saturated in Puerto Vallarta as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Puerto Vallarta are Zona Romantica (Emiliano Zapata), Centro, and 5 de Diciembre, where listing density is highest due to walkability, restaurant access, and beach proximity.
These neighborhoods became saturated because they combine the three things guests value most in Puerto Vallarta: walking distance to the Malecon and beach, dense dining and nightlife options, and the authentic "Old Town" atmosphere that photographs well and drives bookings.
Neighborhoods that are relatively undersaturated and may offer better opportunities for new hosts include Versalles (popular with digital nomads and longer-stay guests), parts of Marina Vallarta (convenient airport access with less competition), and Pitillal (budget-friendly with growing local appeal).
If you want to know more, we have a blog article listing all the top property areas in Puerto Vallarta.
What local events spike demand in Puerto Vallarta in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Puerto Vallarta are the winter high season itself (December through April, driven by North American snowbirds), Semana Santa (Easter week, popular with Mexican domestic travelers), and the city's Pride celebrations in late May, which draw significant LGBT tourism to Zona Romantica.
During these peak periods, hosts typically see bookings increase by 20% to 40% compared to shoulder months, with nightly rates rising 15% to 30% as demand outpaces supply in the most walkable neighborhoods.
Hosts should adjust pricing and availability at least 60 to 90 days before major holidays like Christmas, New Year's, and Semana Santa, since many travelers book Puerto Vallarta well in advance for these periods.
What occupancy differences exist between top and average hosts in Puerto Vallarta in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Puerto Vallarta achieve occupancy rates between 65% and 75%, significantly outperforming the market average of 53%.
The average host in Puerto Vallarta hovers around that 53% occupancy mark, meaning they book roughly 16 nights per month, while top performers consistently fill 20 to 23 nights per month through better photos, faster response times, competitive pricing, and accumulated positive reviews.
It typically takes a new host in Puerto Vallarta 6 to 12 months to reach top-performer occupancy levels, with the first 3 to 4 months being the hardest as you build reviews and learn optimal pricing for your specific property and location.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Puerto Vallarta.
Which price points are most crowded, and where's the "white space" for new hosts in Puerto Vallarta right now?
The nightly price range with the highest concentration of Airbnb listings in Puerto Vallarta is USD 120 to USD 220 (MXN 2,150 to MXN 3,950 or EUR 112 to EUR 205), which is where most mid-market condos in Zona Romantica, Centro, and 5 de Diciembre cluster.
The most crowded price point is around USD 150 to USD 180 per night (MXN 2,700 to MXN 3,200 or EUR 140 to EUR 170), while white space opportunities exist in the USD 220 to USD 320 range (MXN 3,950 to MXN 5,700 or EUR 205 to EUR 300) for premium-but-not-luxury properties with genuine differentiators like exceptional views or outdoor space.
New hosts can successfully compete in the underserved segments by offering family-ready 2-3 bedroom units with quiet sleeping arrangements and parking, or work-from-anywhere setups with dedicated desks, reliable backup internet, and good natural lighting, features that the crowded mid-market condo stock often lacks.
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What property works best for Airbnb demand in Puerto Vallarta right now?
What bedroom count gets the most bookings in Puerto Vallarta as of 2026?
As of the first half of 2026, studios and one-bedroom units get the most bookings in Puerto Vallarta because the guest mix heavily favors couples, solo travelers, and pairs of friends rather than large groups.
The estimated booking rate breakdown in Puerto Vallarta is roughly: studios 20%, one-bedrooms 35%, two-bedrooms 30%, and three-bedrooms or larger 15%, reflecting the dominance of smaller parties in this market.
One-bedroom units perform best in Puerto Vallarta specifically because the city attracts a high proportion of North American couples escaping winter, plus the walkable tourist core (Zona Romantica, Centro) is built around condo developments designed for 2-person occupancy.
What property type performs best in Puerto Vallarta in 2026?
As of the first half of 2026, condos and apartments are the best-performing property type for Airbnb in Puerto Vallarta, offering the most consistent bookings, easiest operations, and strongest demand from the core couples-and-friends guest segment.
Occupancy rates across property types in Puerto Vallarta typically break down as: condos and apartments 50% to 60%, houses and townhomes 45% to 55%, and villas with luxury features 35% to 50% (villas have lower occupancy but much higher nightly rates when booked).
Condos outperform in Puerto Vallarta because they cluster in the walkable zones guests want most, require less maintenance than standalone houses, and their price points match what the majority of travelers are willing to pay per night.
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 |
|---|---|---|
| INEGI UMA 2026 Bulletin | INEGI is Mexico's official statistics agency and sets the UMA reference values used for taxes and fees nationwide. | We used it to price Puerto Vallarta fees quoted as a percentage of UMA. We also used its effective date (February 1, 2026) to avoid mixing 2025 and 2026 amounts. |
| Banco de Mexico FIX Rate | Banxico is Mexico's central bank, and FIX is the official exchange rate reference published in the federal gazette. | We used it to convert USD-denominated market data into MXN for January 2026. We keep all profitability calculations in consistent currency for clarity. |
| SAT Plataformas Tecnologicas | SAT is Mexico's tax authority, and this is the official page for platform-intermediated income rules. | We used it to explain the federal tax compliance picture for Airbnb-style income. We also referenced it for ongoing costs like accounting and invoicing requirements. |
| AirDNA Puerto Vallarta Overview | AirDNA is a widely used, methodologically transparent short-term rental data provider and industry standard for market-level statistics. | We used it for market-wide occupancy and ADR signals. We computed monthly revenue from occupancy and rate inputs rather than relying on any single revenue field. |
| SECTUR DATATUR Tourism Statistics | DATATUR is Mexico's official tourism statistics portal under the federal tourism ministry. | We used it to anchor seasonality and demand context with official occupancy reporting. We then tailored seasonal patterns to Puerto Vallarta's known winter peak. |
| CBRE Mexico Hospitality Snapshot | CBRE is a major global real estate consultancy, and its Mexico research is widely cited in hospitality analysis. | We used it to explain why Puerto Vallarta demand is structurally strong. We also used it as a triangulation point for high-season strength and market positioning. |
| Jalisco Government ISH Agreement | This is an official state government publication and the best available source for state-level STR tax collection mechanics. | We used it to explain how the state lodging tax (ISH) is handled when bookings happen through Airbnb. We also noted that the state is actively tracking short-stay activity. |
| Congreso de Jalisco Bulletin | This is the official site of the Jalisco legislature and a primary source for policy direction on short-term rentals. | We used it to show that regulation is being actively discussed at the state level. We also used it to separate proposed rules from rules already in force as of early 2026. |
| Animal Politico Explainer | Animal Politico is a widely recognized national outlet, and this piece specifically explains a legislative proposal and its implications. | We used it to identify what is being proposed (like potential night caps) versus what is actually law today. We cross-checked it against official Congreso de Jalisco sources. |
| Periodico Oficial de Jalisco | The official gazette is where state and municipal laws and decrees are formally published in Jalisco. | We used it as the authoritative reference for Puerto Vallarta and Jalisco income laws. We also use it as the verification path when local media reports new charges. |
| Vallarta Hoy Local Reporting | Local reporting is useful because it references the municipal income law structure and specific articles directly. | We used it to identify the existence and basic design of the new per-night sanitation charge. We cross-checked the peso amount against UMA math from INEGI. |
| Tribuna de la Bahia | This local outlet reports specific peso amounts and explicitly ties them to UMA values, making them verifiable through arithmetic. | We used it to set the January 2026 peso-per-night estimate for the sanitation fee. We then showed how it would mechanically change after February 1, 2026 when UMA updates. |
| SHF House Price Index | SHF is a federal housing finance institution, and its index is a standard reference for housing price dynamics in Mexico. | We used it to avoid random blog price claims and instead anchor the direction of housing prices using an official index. We treat Puerto Vallarta purchase prices as a range, not a single point. |
| SECTUR National Tourism Registry | This is the official federal explanation of the national tourism registry purpose and scope. | We used it to describe the compliance ecosystem around being a tourism lodging provider. We keep it separate from municipal licensing so readers know which government level does what. |
| Reuters GAP Investment Report | Reuters is a top-tier wire service, and this article covers the airport operator's stated investment and expansion plan. | We used it as a demand tailwind indicator: easier access and higher air capacity tends to support short-term rental demand over time. We treat it as supportive context, not a revenue guarantee. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.