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 are a foreigner thinking about buying a residential property in Puerto Vallarta to rent it out, this guide will give you all the practical numbers and legal essentials you need to make an informed decision.
We have gathered official data, local market insights, and real rental figures so you can see exactly what to expect in early 2026.
This blog post is constantly updated to reflect the latest changes in Puerto Vallarta's rental market, regulations, and neighborhood trends.
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 sits in Mexico's restricted coastal zone, meaning foreigners must use a fideicomiso bank trust to legally own and rent out residential property within 50 km of the shoreline.
- Short-term rentals in Puerto Vallarta average around 55% occupancy with nightly rates near MXN 2,000 (about $115 USD), but net yields compress to 4% to 7% after platform fees, cleaning, and management costs.
- The inventory of condos in Puerto Vallarta jumped over 100% from 2023 to 2024, shifting the market toward buyers and creating more negotiating power for investors entering in 2026.
- Versalles, 5 de Diciembre, and Fluvial Vallarta tend to offer stronger rental yields than beachfront zones because purchase prices are lower while rent demand stays solid year-round.
- Puerto Vallarta's 2026 municipal income law introduced new charges for properties rented through platforms like Airbnb, including a higher water tariff classification for short-term rental units.
- Furnished apartments in Puerto Vallarta typically rent 20% to 40% faster than unfurnished ones, especially for 3 to 12 month stays favored by North American snowbirds and digital nomads.
- Peak short-term rental season in Puerto Vallarta runs from December through March, with February and January posting the highest occupancy rates, often exceeding 70% for well-managed units.
- Long-term gross rental yields in Puerto Vallarta range from 5% to 7%, but net returns after HOA fees, predial tax, and management often fall closer to 3% to 4.5%.
Can I legally rent out a property in Puerto Vallarta as a foreigner right now?
Can a foreigner own-and-rent a residential property in Puerto Vallarta in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Puerto Vallarta, but they must use a specific legal structure because the city sits within Mexico's constitutionally restricted coastal zone.
The most common arrangement is the fideicomiso, a bank trust where a Mexican bank holds the legal title on your behalf while you retain full rights to use, rent, and sell the property.
The single biggest restriction foreigners face in Puerto Vallarta is that direct ownership is not permitted within 50 kilometers of the coast, which covers virtually all desirable rental areas in the city.
If you're not a local, you might want to read our guide to foreign property ownership in Puerto Vallarta.
Do I need residency to rent out in Puerto Vallarta right now?
In early 2026, you do not need Mexican residency to rent out a property in Puerto Vallarta, but you do need to comply with Mexican tax rules regardless of where you live.
A Mexican tax identification number, called an RFC, is typically required if you plan to collect rental income from a property in Puerto Vallarta, whether you rent long-term or through short-term platforms.
A local bank account is not strictly required since platforms like Airbnb can pay out internationally, but having one simplifies paying utilities, HOA fees, and local vendors.
Managing a rental property in Puerto Vallarta remotely is practically feasible if you hire a local property manager, though short-term rentals require more hands-on coordination than long-term leases.
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What rental strategy makes the most money in Puerto Vallarta in 2026?
Is long-term renting more profitable than short-term in Puerto Vallarta in 2026?
As of early 2026, short-term rentals in Puerto Vallarta tend to generate higher gross revenue than long-term rentals, but they also come with significantly higher operating costs and seasonal volatility.
A well-managed short-term rental in a prime Puerto Vallarta neighborhood can gross around MXN 350,000 to MXN 500,000 per year (about $20,000 to $29,000 USD or 18,500 to 26,500 EUR), while a comparable long-term rental typically brings in MXN 180,000 to MXN 300,000 per year (about $10,300 to $17,000 USD or 9,500 to 15,800 EUR).
Properties in tourist-heavy zones like Zona Romantica, Marina Vallarta, and the Hotel Zone corridor tend to favor short-term renting because demand from vacationers is strong and guests pay premium nightly rates during high season.
What's the average gross rental yield in Puerto Vallarta in 2026?
As of early 2026, the average gross rental yield for residential properties in Puerto Vallarta ranges from about 5% to 8%, depending on whether you rent long-term or short-term and which neighborhood you buy in.
Most residential properties in Puerto Vallarta fall into a realistic gross yield range of 5% to 7% for long-term rentals and 6% to 10% for short-term rentals before operating costs.
Studios and one-bedroom apartments in walkable, high-demand areas like Versalles and 5 de Diciembre tend to achieve the highest gross yields because their purchase prices remain moderate while rental demand stays consistent.
By the way, we have much more granular data about rental yields in our property pack about Puerto Vallarta.
What's the realistic net rental yield after costs in Puerto Vallarta in 2026?
As of early 2026, the average net rental yield in Puerto Vallarta falls to about 3% to 5% for long-term rentals and 4% to 7% for short-term rentals after deducting all holding and operating costs.
Most landlords in Puerto Vallarta actually experience net yields in the range of 2.5% to 4.5% for long-term and 4% to 6% for short-term rentals, depending on how efficiently they manage expenses and vacancies.
The three main cost categories that reduce gross yield in Puerto Vallarta are HOA fees and building maintenance (often MXN 3,000 to MXN 8,000 monthly in amenity-heavy buildings), property management (8% to 25% of rent depending on rental type), and the predial property tax plus state lodging tax for short-term rentals.
You might want to check our latest analysis about gross and net rental yields in Puerto Vallarta.
What monthly rent can I get in Puerto Vallarta in 2026?
As of early 2026, typical monthly rents in Puerto Vallarta run around MXN 11,000 to MXN 14,000 ($630 to $800 USD or 580 to 740 EUR) for a studio, MXN 16,000 to MXN 22,000 ($915 to $1,260 USD or 840 to 1,160 EUR) for a one-bedroom, and MXN 22,000 to MXN 35,000 ($1,260 to $2,000 USD or 1,160 to 1,840 EUR) for a two-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Puerto Vallarta starts around MXN 10,000 to MXN 13,000 ($570 to $745 USD or 525 to 685 EUR), with furnished units in central areas like 5 de Diciembre or Versalles at the higher end of that range.
A typical mid-range one-bedroom apartment in Puerto Vallarta rents for MXN 14,000 to MXN 20,000 per month ($800 to $1,145 USD or 740 to 1,050 EUR), with nicer buildings in Zona Romantica or Marina Vallarta pushing toward MXN 25,000 or more.
A typical mid-to-high two-bedroom apartment in Puerto Vallarta commands MXN 20,000 to MXN 40,000 per month ($1,145 to $2,285 USD or 1,050 to 2,100 EUR), with premium beachfront or marina-view units in Conchas Chinas or Marina Vallarta at the top of the range.
If you want to know more about this topic, you can read our guide about rents and rental incomes 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 are the real numbers I should budget for renting out in Puerto Vallarta in 2026?
What's the total "all-in" monthly cost to hold a rental in Puerto Vallarta in 2026?
As of early 2026, the total monthly cost to hold and maintain a typical rental property in Puerto Vallarta ranges from about MXN 5,000 to MXN 15,000 ($285 to $860 USD or 265 to 790 EUR) for a long-term rental, and MXN 8,000 to MXN 25,000 ($460 to $1,430 USD or 420 to 1,315 EUR) for a short-term rental with higher turnover.
A realistic low-to-high monthly cost range for most standard rental properties in Puerto Vallarta is MXN 4,000 to MXN 12,000 ($230 to $685 USD or 210 to 630 EUR) for basic long-term condos, and MXN 10,000 to MXN 20,000 ($570 to $1,145 USD or 525 to 1,050 EUR) for actively managed short-term rentals.
The single largest contributor to monthly holding costs in Puerto Vallarta is typically the HOA fee, which can run MXN 2,500 to MXN 8,000 or more in buildings with pools, gyms, security, and beachfront amenities that tourists and long-term renters expect.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Puerto Vallarta.
What's the typical vacancy rate in Puerto Vallarta in 2026?
As of early 2026, the typical vacancy rate for long-term rentals in Puerto Vallarta is around 5% to 10%, while short-term rentals see effective vacancy (unbooked nights) of 40% to 50% on average across the year.
For long-term rentals, landlords in Puerto Vallarta should budget for about one month of vacancy per year, which accounts for tenant turnover and the time needed to find qualified renters in a market with seasonal demand swings.
The main factor that causes vacancy rates to vary in Puerto Vallarta is neighborhood location, with areas close to the beach, restaurants, and the Malecon like Zona Romantica and Marina Vallarta filling faster than inland residential zones like Ixtapa or Pitillal.
The highest tenant turnover in Puerto Vallarta typically happens in April and May, right after the winter high season ends and many seasonal renters and snowbirds return home to North America.
We have a whole part covering the best rental strategies in our pack about buying a property in Puerto Vallarta.
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Where do rentals perform best in Puerto Vallarta in 2026?
Which neighborhoods have the highest long-term demand in Puerto Vallarta in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Puerto Vallarta are Versalles, Fluvial Vallarta, and Zona Romantica (also called Emiliano Zapata), where a mix of expats, remote workers, and local professionals keeps occupancy strong year-round.
Families with children tend to favor Fluvial Vallarta, Marina Vallarta, and Nuevo Vallarta for their quieter streets, proximity to schools, gated communities, and family-friendly amenities like pools and green spaces.
Students and younger renters with tighter budgets often look in El Pitillal, Ixtapa, and Diaz Ordaz, where rents are lower and public transport connects to the rest of Puerto Vallarta.
Expats and international professionals gravitate toward Zona Romantica, Amapas, and Marina Vallarta, where walkability to restaurants, English-speaking services, and a vibrant social scene make daily life easier for newcomers.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
Which neighborhoods have the best yield in Puerto Vallarta in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Puerto Vallarta are Versalles, 5 de Diciembre, and Fluvial Vallarta, where solid rental demand meets relatively moderate purchase prices compared to beachfront zones.
The estimated gross rental yield range for these top-yielding Puerto Vallarta neighborhoods is about 6% to 8%, compared to 4% to 6% in premium but expensive areas like Conchas Chinas or Marina Vallarta's waterfront towers.
The main characteristic that allows these neighborhoods to achieve higher yields is that they attract year-round local and expat tenants, not just seasonal tourists, which keeps occupancy stable even when short-term vacation demand dips in the summer months.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Puerto Vallarta.
Where do tenants pay the highest rents in Puerto Vallarta in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Puerto Vallarta are Marina Vallarta, Conchas Chinas, and Zona Romantica, where premium finishes, ocean views, and walkability to nightlife command top prices.
A typical monthly rent for a standard apartment in these premium Puerto Vallarta neighborhoods ranges from MXN 25,000 to MXN 50,000 ($1,430 to $2,860 USD or 1,315 to 2,630 EUR), with luxury penthouses and beachfront units pushing well above MXN 60,000.
The main characteristic that makes these neighborhoods command the highest rents is their combination of unobstructed ocean or marina views, direct beach access, and immediate proximity to Puerto Vallarta's best restaurants and entertainment districts.
The typical tenant profile in these highest-rent Puerto Vallarta neighborhoods includes affluent retirees from the United States and Canada, executives on extended assignments, and high-earning remote workers who prioritize lifestyle and convenience over budget.
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.
What do tenants actually want in Puerto Vallarta in 2026?
What features increase rent the most in Puerto Vallarta in 2026?
As of early 2026, the three property features that increase monthly rent the most in Puerto Vallarta are high-performance air conditioning (essential in the humid coastal climate), reliable high-speed internet (critical for remote workers and expats), and in-unit laundry (a major convenience premium in a beach town where guests want to wash sandy clothes easily).
Reliable air conditioning alone can add a 10% to 20% rent premium in Puerto Vallarta because the tropical heat makes it a non-negotiable for most North American and European tenants who are used to climate control.
One commonly overrated feature in Puerto Vallarta is ultra-modern kitchen appliances, which many landlords invest in but tenants rarely pay extra for since most renters eat out frequently in a city packed with affordable restaurants.
One affordable upgrade that delivers a strong return in Puerto Vallarta is upgrading to fiber-optic internet with speeds above 100 Mbps, which costs only a few hundred pesos more per month but attracts remote workers willing to pay premium rents for reliable connectivity.
Do furnished rentals rent faster in Puerto Vallarta in 2026?
As of early 2026, furnished apartments in Puerto Vallarta typically rent 20% to 40% faster than unfurnished ones because a large share of renters are seasonal visitors, digital nomads, or relocating expats who arrive without furniture and want to move in immediately.
Furnished apartments in Puerto Vallarta generally command a rent premium of 15% to 30% over unfurnished units, though this premium comes with higher wear-and-tear costs and more frequent replacement of linens, kitchenware, and furniture.
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How regulated is long-term renting in Puerto Vallarta right now?
Can I freely set rent prices in Puerto Vallarta right now?
In early 2026, landlords in Puerto Vallarta have broad freedom to set initial rent prices by agreement with tenants, as there is no citywide rent control or cap on what you can charge for a new lease.
Rent increases during a tenancy in Puerto Vallarta are generally governed by what the lease contract specifies, and many landlords tie annual increases to Mexico's official inflation rate (around 4% to 5% in early 2026) or negotiate fixed percentage hikes with tenants at renewal.
What's the standard lease length in Puerto Vallarta right now?
In early 2026, the standard lease length for residential rentals in Puerto Vallarta is 12 months, though shorter terms of 6 months are sometimes negotiated for furnished units targeting seasonal renters or remote workers.
The maximum security deposit a landlord can legally require in Puerto Vallarta is typically one to two months of rent (around MXN 15,000 to MXN 40,000, or $860 to $2,285 USD, or 790 to 2,100 EUR for a typical apartment), with two months being more common for furnished units or tenants with pets.
Under Jalisco law, the security deposit in Puerto Vallarta must be returned to the tenant at the end of the lease minus any documented deductions for unpaid rent or damages beyond normal wear-and-tear, typically within 30 days of move-out.
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 does short-term renting really work in Puerto Vallarta in 2026?
Is Airbnb legal in Puerto Vallarta right now?
In early 2026, Airbnb-style short-term rentals are generally legal in Puerto Vallarta, but operators must navigate a three-layer compliance framework involving building rules, state taxes, and municipal charges.
There is no single citywide STR license in Puerto Vallarta as of early 2026, but your condo's HOA rules may prohibit or restrict short-term rentals, and the 2026 municipal income law introduced new charges for properties rented through digital platforms.
Puerto Vallarta does not currently impose a strict annual night limit on short-term rentals like some European cities do, though building-level restrictions and platform tax withholding effectively regulate the market.
The most common consequence for operating a non-compliant short-term rental in Puerto Vallarta is HOA fines or eviction from the building if you violate condo bylaws, plus potential back-tax liability if you fail to register properly with SAT or pay the state lodging tax.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Puerto Vallarta.
What's the average short-term occupancy in Puerto Vallarta in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Puerto Vallarta is around 53% to 59%, meaning a typical listing is booked roughly 195 to 215 nights per year.
Most short-term rentals in Puerto Vallarta experience occupancy in a realistic range of 40% to 70%, with professionally managed properties in prime locations hitting the higher end and less optimized listings struggling during shoulder months.
The highest occupancy months for short-term rentals in Puerto Vallarta are December, January, February, and March, when North American snowbirds and holiday vacationers drive demand to peaks of 70% to 85% in well-located units.
The lowest occupancy months in Puerto Vallarta are typically May through October, when the rainy season arrives and tourism slows, dropping occupancy to 30% to 45% for many properties.
Finally, please note that you can find much more granular data about this topic in our property pack about Puerto Vallarta.
What's the average nightly rate in Puerto Vallarta in 2026?
As of early 2026, the average nightly rate for short-term rentals in Puerto Vallarta is around MXN 2,000 to MXN 3,500 ($115 to $200 USD or 105 to 185 EUR), depending on the data source and property mix.
A realistic low-to-high nightly rate range that covers most short-term rental listings in Puerto Vallarta is MXN 1,200 to MXN 6,500 per night ($70 to $370 USD or 65 to 340 EUR), with basic studios at the bottom and premium beachfront two-bedrooms at the top.
The typical nightly rate difference between peak season (December to March) and off-season (May to October) in Puerto Vallarta is about MXN 500 to MXN 1,500 per night ($30 to $85 USD or 25 to 80 EUR), with high-season rates often 30% to 50% higher than summer prices.
Is short-term rental supply saturated in Puerto Vallarta in 2026?
As of early 2026, the short-term rental market in Puerto Vallarta is competitive but not fully saturated, with over 7,000 active listings creating meaningful supply but still room for well-positioned properties to perform.
The number of active short-term rental listings in Puerto Vallarta has been growing steadily, with significant inventory increases over the past two years, though absorption has kept pace in prime tourist zones during high season.
The most oversaturated neighborhoods for short-term rentals in Puerto Vallarta are Zona Romantica and the Hotel Zone corridor, where listing density is highest and competition for bookings is fierce, especially during shoulder months.
Neighborhoods in Puerto Vallarta that still have room for new short-term rental supply include Versalles, 5 de Diciembre, and parts of Fluvial Vallarta, where tourism demand is growing but listing counts remain lower than in the traditional tourist core.
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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 |
|---|---|---|
| Mexico Secretariat of Foreign Affairs (SRE) | Official government explanation of foreign property ownership rules in Mexico. | We used it to explain the restricted zone rules and fideicomiso requirements for Puerto Vallarta. We also used it to keep the legal framing clear for non-professional readers. |
| SAT (Mexico Tax Authority) | Official tax portal for individuals earning rental income in Mexico. | We used it to describe the RFC requirement and rental income compliance pathway. We also used it to ground the tax registration points in an official source. |
| Banco de Mexico (Banxico) | Mexico's central bank and official source for exchange rates and inflation data. | We used it for currency conversions and inflation benchmarks throughout the article. We also used it to keep all early 2026 money figures consistent. |
| Puerto Vallarta 2026 Municipal Income Law | Official state congress-hosted PDF of Puerto Vallarta's 2026 municipal tax rules. | We used it to confirm municipal-level charges that affect short-term rentals. We also used it to frame Puerto Vallarta-specific compliance, not generic Mexico advice. |
| Government of Jalisco (Airbnb Agreement) | Direct statement from the state government about platform lodging tax collection. | We used it to explain how Airbnb handles state lodging tax in Jalisco. We also used it to clarify that platform collection does not eliminate all tax obligations. |
| Jalisco Civil Code | Official state legal framework for contracts and leases in Jalisco. | We used it to anchor lease length, deposit rules, and rent-setting freedom in Puerto Vallarta. We also used it to avoid relying on informal market practice claims. |
| AirDNA | Major STR analytics provider with transparent methodology and broad coverage. | We used it for short-term rental occupancy, ADR, and revenue benchmarks in Puerto Vallarta. We also used it to estimate realistic net yields after seasonality adjustments. |
| SECTUR DataTur | Federal tourism data system tracking lodging activity in Mexican destinations. | We used it to confirm Puerto Vallarta's tourism-driven seasonality patterns. We also used it to explain why short-term rental returns swing month-to-month. |
| Lamudi | Large established listing portal showing asking rents by neighborhood and size. | We used it to build realistic rent ranges for studios, one-bedrooms, and two-bedrooms in Puerto Vallarta. We discounted asking prices to estimate achieved rents. |
| Inmuebles24 | Another major portal that validates rent ranges and furnished unit prevalence. | We used it to cross-check Lamudi's ranges and confirm they were not outliers. We also used it to inform our furnished versus unfurnished rental speed analysis. |
| SHF Housing Price Index | Federal institution index widely used for housing price analysis in Mexico. | We used it to frame Mexico and Jalisco price dynamics and keep yield assumptions realistic. We also used it to avoid treating random listings as representative of the market. |
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.