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 thinking about buying an apartment in Puerto Vallarta to rent it out, you are probably wondering what kind of return you can actually expect.
We have gathered data from local property portals, official Mexican government sources, and short-term rental platforms to give you a clear, realistic picture of rental yields in Puerto Vallarta.
We update this blog post regularly to reflect the latest market conditions in Puerto Vallarta.
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 rental yields can I realistically get from an apartment in Puerto Vallarta?
What's the average gross rental yield for apartments in Puerto Vallarta as of 2026?
As of early 2026, the average gross rental yield for apartments in Puerto Vallarta sits around 4.5% to 5.5%, depending on the neighborhood and property type you choose.
However, the realistic range in Puerto Vallarta stretches from about 3.5% on the low end (for expensive beachfront towers) to around 6.5% on the high end (for well-located condos in neighborhoods like Versalles or Marina Vallarta).
The main factor that causes gross yields to vary so much in Puerto Vallarta is the gap between tourist-driven purchase prices and local long-term rental rates, because beachfront properties attract lifestyle buyers who push prices up faster than rents can follow.
Compared to other major Mexican cities, Puerto Vallarta's yields are moderate: they are lower than places like Merida or Guadalajara (which can reach 6% to 8% gross), but similar to Cancun and slightly higher than Mexico City's prime neighborhoods.
What's the average net rental yield for apartments in Puerto Vallarta as of 2026?
As of early 2026, the average net rental yield for apartments in Puerto Vallarta (after deducting property-level costs but before income tax) falls in the 3.0% to 4.0% range for most investors.
The realistic range of net yields in Puerto Vallarta spans from about 2.5% (for hands-off foreign owners using full property management in high-cost buildings) to around 4.5% (for owners who manage costs carefully in mid-range neighborhoods).
The single biggest expense that reduces gross yield to net yield in Puerto Vallarta is the HOA or "mantenimiento" fee, which can be surprisingly high in condo buildings with pools, gyms, elevators, and 24-hour security, often consuming 8% to 15% of your rental income.
By the way, you will find much more detailed data in our property pack covering the real estate market in Puerto Vallarta.
What's the typical rent-to-price ratio for apartments in Puerto Vallarta in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Puerto Vallarta is around 0.38% to 0.46% per month, which translates to the 4.5% to 5.5% annual gross yield range mentioned above.
The realistic range of rent-to-price ratios in Puerto Vallarta stretches from about 0.30% per month (for trophy beachfront properties) to around 0.55% per month (for smaller condos in high-demand rental neighborhoods).
Apartments in neighborhoods like Versalles, Residencial Fluvial Vallarta, and parts of Marina Vallarta tend to have the highest rent-to-price ratios in Puerto Vallarta, because they attract strong tenant demand from expats and digital nomads without carrying the extreme price premiums of direct beachfront locations.
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How much rent can I charge for an apartment in Puerto Vallarta?
What's the typical tenant budget range for apartments in Puerto Vallarta right now?
The typical tenant budget for renting an apartment in Puerto Vallarta in early 2026 ranges from MXN 12,000 to MXN 35,000 per month (roughly $685 to $2,000 USD, or €630 to €1,840 EUR), depending on what the tenant is looking for.
Tenants targeting mid-range apartments in Puerto Vallarta, such as furnished 1-bed or 2-bed units in neighborhoods like Versalles or 5 de Diciembre, typically budget MXN 15,000 to MXN 25,000 per month (about $860 to $1,430 USD, or €790 to €1,315 EUR).
Tenants seeking high-end or luxury apartments in Puerto Vallarta, particularly in Marina Vallarta, Zona Hotelera Norte, or beachfront towers, budget MXN 30,000 to MXN 60,000+ per month (around $1,715 to $3,430+ USD, or €1,575 to €3,150+ EUR).
We have a blog article where we update the latest data about rents in Puerto Vallarta here.
What's the average monthly rent for a 1-bed apartment in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Puerto Vallarta is around MXN 16,000 (approximately $915 USD or €840 EUR).
Entry-level 1-bed apartments in Puerto Vallarta rent for MXN 12,000 to MXN 14,000 per month ($685 to $800 USD, or €630 to €735 EUR), and these are typically older units in inland neighborhoods like Ixtapa or Las Juntas, often without air conditioning or with basic finishes.
Mid-range 1-bed apartments in Puerto Vallarta rent for MXN 15,000 to MXN 20,000 per month ($860 to $1,145 USD, or €790 to €1,050 EUR), and these are typically furnished condos in Versalles or Fluvial with good A/C, modern kitchens, and building amenities like a pool.
High-end 1-bed apartments in Puerto Vallarta rent for MXN 22,000 to MXN 30,000+ per month ($1,260 to $1,715+ USD, or €1,160 to €1,575+ EUR), and these are usually in Marina Vallarta, Zona Romantica, or beachfront towers with ocean views, rooftop pools, and concierge services.
What's the average monthly rent for a 2-bed apartment in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Puerto Vallarta is around MXN 24,000 (approximately $1,370 USD or €1,260 EUR).
Entry-level 2-bed apartments in Puerto Vallarta rent for MXN 18,000 to MXN 21,000 per month ($1,030 to $1,200 USD, or €945 to €1,105 EUR), and these are typically units in residential neighborhoods away from the beach, often with basic amenities and street parking.
Mid-range 2-bed apartments in Puerto Vallarta rent for MXN 22,000 to MXN 32,000 per month ($1,260 to $1,830 USD, or €1,160 to €1,680 EUR), and these are usually furnished condos in Versalles, 5 de Diciembre, or Fluvial with two full bathrooms, air conditioning, and building pools.
High-end 2-bed apartments in Puerto Vallarta rent for MXN 35,000 to MXN 50,000+ per month ($2,000 to $2,860+ USD, or €1,840 to €2,630+ EUR), and these are typically in Marina Vallarta towers or beachfront buildings with premium finishes, dedicated parking, and full resort-style amenities.
What's the average monthly rent for a 3-bed apartment in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom apartment in Puerto Vallarta is around MXN 38,000 (approximately $2,170 USD or €2,000 EUR).
Entry-level 3-bed apartments in Puerto Vallarta rent for MXN 28,000 to MXN 33,000 per month ($1,600 to $1,885 USD, or €1,470 to €1,735 EUR), and these are typically older buildings in residential zones like Fluvial or inland areas, often without resort-style amenities.
Mid-range 3-bed apartments in Puerto Vallarta rent for MXN 35,000 to MXN 45,000 per month ($2,000 to $2,570 USD, or €1,840 to €2,365 EUR), and these are usually well-located condos in Versalles, Marina Vallarta, or 5 de Diciembre with modern layouts and family-friendly building features.
High-end 3-bed apartments in Puerto Vallarta rent for MXN 50,000 to MXN 70,000+ per month ($2,860 to $4,000+ USD, or €2,630 to €3,680+ EUR), and these are typically penthouse-style units in premium towers with panoramic views, private terraces, and exclusive building amenities.
How fast do well-priced apartments get rented in Puerto Vallarta?
A well-priced apartment in Puerto Vallarta typically rents within 2 to 4 weeks, though this can stretch to 1 to 3 months for overpriced or poorly located units.
The estimated vacancy rate for long-term rental apartments in Puerto Vallarta is around 6%, which indicates a relatively tight market for a seasonal beach destination.
The main factors that cause some apartments to rent faster than others in Puerto Vallarta are walkability to restaurants and daily amenities (Versalles is a prime example), reliable air conditioning (non-negotiable in Puerto Vallarta's heat), and timing relative to the winter "snowbird" season when demand from North American renters spikes.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Puerto Vallarta?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Puerto Vallarta as of 2026?
As of early 2026, studios and 1-bedroom apartments typically offer the best rental yields in Puerto Vallarta, followed by 2-beds, with 3-beds often producing the lowest yields.
The typical gross rental yield by apartment type in Puerto Vallarta breaks down roughly as follows: studios can reach 5.5% to 7% gross, 1-beds typically achieve 5% to 6.5% gross, 2-beds usually land at 4% to 5.5% gross, and 3-beds often fall to 3.5% to 5% gross.
The main reason smaller apartments outperform in Puerto Vallarta is that larger units get priced like "trophy second homes" by lifestyle buyers (who pay premiums for views and space), but their rents do not scale up proportionally in the long-term rental market, where demand is strongest for affordable, well-located 1 and 2-bed units.
Which features are best if you want a good yield for your apartment in Puerto Vallarta?
The features that most positively impact rental yield in Puerto Vallarta include walkability to restaurants and daily amenities (neighborhoods like Versalles excel here), reliable and efficient air conditioning (critical in Puerto Vallarta's tropical heat and humidity), in-unit laundry (surprisingly popular with expat tenants), and a well-managed HOA that keeps the building in good condition without excessive fees.
In Puerto Vallarta, mid-floor apartments (roughly floors 3 to 6 in taller buildings) tend to rent fastest because they offer a good balance of views, noise reduction from the street, and protection from roof heat, without the price premiums of top-floor penthouses.
Apartments with balconies or outdoor space do command higher rents and rent faster in Puerto Vallarta, because tenants highly value the ability to enjoy the tropical climate, especially in a city where indoor-outdoor living is a core part of the lifestyle.
Building features like pools, 24-hour security, and elevators are expected in most Puerto Vallarta condos that foreigners rent, so they help attract tenants, but the higher HOA fees they bring often eat into net yields, meaning you need to ensure the rent premium covers the extra costs.
Don't buy the wrong property, in the wrong area of Puerto Vallarta
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Which neighborhoods give the best rental demand for apartments in Puerto Vallarta?
Which neighborhoods have the highest rental demand for apartments in Puerto Vallarta as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Puerto Vallarta are Versalles, Zona Romantica, Marina Vallarta, 5 de Diciembre, and Residencial Fluvial Vallarta.
The main demand driver in these neighborhoods is the combination of walkability to restaurants, cafes, and daily services, plus strong appeal to the expat, digital nomad, and snowbird populations who form the core of Puerto Vallarta's long-term rental tenant base.
In these high-demand neighborhoods, well-priced apartments typically rent within 2 to 3 weeks, and vacancy rates hover around 5% to 7%, which is considered tight for a seasonal resort market like Puerto Vallarta.
One emerging neighborhood gaining rental demand momentum in Puerto Vallarta is Lazaro Cardenas, which offers more affordable entry points and is attracting younger tenants and investors betting on future appreciation as the city expands.
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 highest yields for apartments in Puerto Vallarta as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Puerto Vallarta include Versalles, Marina Vallarta (if you buy at the right price), and Residencial Fluvial Vallarta.
The typical gross rental yield in these top-yielding neighborhoods ranges from 5% to 6.5%, compared to 3.5% to 4.5% in more expensive beachfront zones like Zona Hotelera Norte or Conchas Chinas.
The main reason these neighborhoods offer higher yields is that they deliver strong, consistent rental demand from expats and local professionals without carrying the trophy-price premiums of direct oceanfront properties, meaning rents remain proportionally higher relative to purchase prices.
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.
Should I do long-term rental or short-term rental in Puerto Vallarta?
Is short-term rental legal for apartments in Puerto Vallarta as of 2026?
As of early 2026, short-term rental (Airbnb-style) is generally legal for apartments in Puerto Vallarta, though operators must comply with tax registration, lodging tax collection, and any building-level HOA restrictions.
The main legal requirements for operating a short-term rental in Puerto Vallarta include registering with the SAT (Mexico's tax authority) as a landlord, collecting and remitting the Jalisco state lodging tax (ISH, typically 2% to 3%), and complying with a new municipal sanitation fee that Puerto Vallarta approved for platform-based lodging starting in 2026.
For Airbnb-style rentals in Puerto Vallarta, the registration process is relatively straightforward: Jalisco state has partnered with Airbnb for automatic lodging tax collection on many bookings, but individual operators should still ensure they are properly registered with SAT and aware of local municipal requirements.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Puerto Vallarta.
What's the gross yield difference short-term vs long-term in Puerto Vallarta in 2026?
As of early 2026, short-term rentals in Puerto Vallarta can generate gross yields of 7% to 13%, compared to 4% to 6.5% gross for long-term rentals, though the net yield gap is much narrower after accounting for STR-specific costs.
The typical gross yield for short-term rentals in Puerto Vallarta ranges from 7% to 10% for most properties, with top performers in walkable tourist zones like Zona Romantica reaching 10% to 13%, while long-term rentals typically produce 4.5% to 5.5% gross.
The main additional costs that reduce the net yield advantage of short-term rentals in Puerto Vallarta include cleaning fees (often $30 to $50 USD per turnover), higher utilities (especially A/C running constantly for guests), property management fees (typically 20% to 30% of gross revenue), platform fees (Airbnb takes around 3%), and increased maintenance from guest wear and tear.
To outperform a long-term rental in Puerto Vallarta, a short-term rental generally needs to achieve at least 50% to 60% occupancy, because below that threshold, the higher operating costs and management burden often wipe out the premium nightly rates, leaving net returns similar to or worse than a simple long-term lease.
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What costs will eat into my net yield for an apartment in Puerto Vallarta?
What are building service charges as a % of rent in Puerto Vallarta as of 2026?
As of early 2026, the typical building service charge (called "mantenimiento" or HOA fee) in Puerto Vallarta runs around 8% to 12% of monthly rent, or roughly MXN 1,500 to MXN 5,000 per month ($85 to $285 USD, or €80 to €260 EUR) depending on the building.
The realistic range of building service charges in Puerto Vallarta stretches from about 5% of rent for basic buildings with minimal amenities to 15% or more for luxury beachfront towers with rooftop pools, gyms, elevators, and 24-hour security.
Services and building features that justify higher-than-average service charges in Puerto Vallarta include saltwater-resistant exterior maintenance (critical near the beach), multiple swimming pools, full-time security staff, and backup generators, all of which are common in the types of buildings that attract foreign tenants and investors.
What annual maintenance budget should I assume for an apartment in Puerto Vallarta right now?
Apartment owners in Puerto Vallarta should budget around 1% to 1.5% of their property value per year for maintenance, or roughly 1 to 1.5 months of rent, which translates to approximately MXN 35,000 to MXN 70,000 per year ($2,000 to $4,000 USD, or €1,840 to €3,680 EUR) for a typical mid-range condo.
The realistic range of annual maintenance costs in Puerto Vallarta spans from about 0.75% of property value for newer buildings in excellent condition to 2% or more for older properties or buildings with deferred maintenance.
The most common maintenance expenses apartment owners face annually in Puerto Vallarta include A/C servicing and repairs (the tropical heat means A/C units work hard), humidity-related issues like mold prevention and paint touch-ups, appliance replacements in furnished rentals, and building-specific assessments for items like exterior waterproofing or elevator upgrades.
What property taxes should I expect for an apartment in Puerto Vallarta as of 2026?
As of early 2026, landlords in Puerto Vallarta should expect to pay annual property taxes (called "predial") in the range of MXN 4,000 to MXN 18,000 (approximately $230 to $1,030 USD, or €210 to €950 EUR), depending on the property's assessed value.
The realistic range of annual property taxes in Puerto Vallarta stretches from under MXN 3,000 for modest properties to over MXN 25,000 for high-end homes in premium areas like Marina Vallarta or Conchas Chinas.
Property taxes in Puerto Vallarta are calculated using the property's "valor catastral" (cadastral or fiscal value), which is typically much lower than market value, and then applying Jalisco's predial rate of approximately 0.08%, making Mexican property taxes remarkably low compared to the US or Canada.
Property tax discounts are available in Puerto Vallarta for early payment: paying in January earns you a 15% discount, February gets 10%, and March gets 5%, plus there are additional discounts for seniors and retirees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Puerto Vallarta.
How much does landlord insurance cost for an apartment in Puerto Vallarta in 2026?
As of early 2026, the typical annual landlord insurance cost for an apartment in Puerto Vallarta ranges from MXN 2,500 to MXN 10,000 (approximately $145 to $570 USD, or €130 to €525 EUR), depending on coverage level and property value.
The realistic range of annual landlord insurance costs in Puerto Vallarta can stretch from MXN 2,000 for basic policies on modest units to MXN 15,000+ for comprehensive coverage on high-value beachfront properties, especially if you add earthquake, hurricane, or flood riders.
What's the typical property management fee for apartments in Puerto Vallarta as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Puerto Vallarta is around 8% to 12% of collected rent, or roughly MXN 1,500 to MXN 3,000 per month ($85 to $170 USD, or €80 to €160 EUR) for a typical mid-range rental.
The realistic range of property management fees in Puerto Vallarta spans from about 8% for basic long-term rental management to 25% to 30% of gross revenue for full-service short-term rental management (which includes cleaning coordination, guest communication, and listing optimization).
Services typically included in standard property management fees in Puerto Vallarta cover tenant finding and screening, rent collection, routine maintenance coordination, and being the local point of contact for emergencies, though deep cleaning, major repairs, and legal issues are usually billed separately.
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 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 |
|---|---|---|
| Propiedades.com (Rentals) | One of Mexico's biggest property portals with transparent listing-based statistics. | We used its median rent and neighborhood rent averages to anchor typical long-term rents in Puerto Vallarta. We cross-checked these against other portals for validation. |
| Propiedades.com (Sales) | Large national portal with consistent, transparent listing-based sale price stats. | We used its average sale prices by neighborhood to anchor purchase prices in zones foreigners actually buy. We combined these with rents to compute gross yields. |
| Inmuebles24 | Major portal with deep listing inventory and detailed property information. | We used it to sanity-check rent bands and to observe HOA fee amounts shown on real listings. We used those to estimate what service charges typically consume as a percentage of rent. |
| AirDNA | Industry-standard STR analytics provider used by investors worldwide. | We used it to anchor short-term rental occupancy and ADR ranges for Puerto Vallarta. We then applied conservative deductions to translate STR gross revenue into net yield estimates. |
| Airbtics | Data analytics site that publishes clearly defined STR metrics and time periods. | We used it to cross-check AirDNA data so we don't rely on a single STR source. Where metrics differed, we used conservative middle assumptions. |
| SHF Housing Price Index | Federal housing finance agency with one of Mexico's most cited official price indices. | We used SHF to frame the macro direction of Mexican housing prices heading into 2026, ensuring our assumptions align with national trends. |
| SAT (Mexican Tax Authority) | Mexico's federal tax authority and official source for landlord tax obligations. | We used SAT to ground what a landlord must do tax-wise when estimating net yields. We also explained why net yield varies with tax position and deductions. |
| Jalisco State Government | Official state government communication on STR regulation and tax collection. | We used it to support that Jalisco focuses on registration and lodging tax collection rather than blanket STR bans, informing our legal assessment. |
| Puerto Vallarta Municipal Government | Official municipality site and authoritative source for local taxes and fees. | We used it as the official anchor for predial payment mechanics and municipal service information when estimating property-level costs. |
| Banco de Mexico | Mexico's central bank and official source for exchange rates. | We used Banxico as our FX reference to translate MXN figures into USD and EUR for international readers. |
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