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 a condo in Puerto Vallarta to rent it out, you're probably wondering what kind of returns you can actually expect.
This blog post breaks down rental yields, typical rents, costs, and neighborhood differences so you can make an informed decision.
We constantly update this article with fresh data, so you're always getting current numbers.
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 a condo in Puerto Vallarta?
What's the average gross rental yield for condos in Puerto Vallarta as of 2026?
As of early 2026, the average gross rental yield for condos in Puerto Vallarta sits around 5% to 5.5% for long-term rentals.
That said, the realistic range most investors see in Puerto Vallarta spans from about 4.5% on the low end to 6.5% on the high end, depending on where and what you buy.
The main factor that creates this spread in Puerto Vallarta is whether your condo is in a "tourist-internationalized" beachfront area (where prices are high but rents don't keep pace) versus a more local neighborhood like Versalles or Fluvial Vallarta (where purchase prices are lower relative to what tenants will pay).
Compared to other Mexican beach resort cities, Puerto Vallarta's gross yields are similar to what you'd find in Cancun or Playa del Carmen, but generally lower than what you might achieve in less developed coastal towns where prices haven't caught up to rental demand yet.
What's the average net rental yield for condos in Puerto Vallarta as of 2026?
As of early 2026, the average net rental yield for condos in Puerto Vallarta falls around 3% to 3.5% after you account for all operating costs.
Most condo investors in Puerto Vallarta can realistically expect net yields between 2.5% and 4.5%, with the lower end more common in high-amenity beachfront buildings and the higher end in simpler buildings in local neighborhoods.
The single biggest expense that eats into your gross yield in Puerto Vallarta is HOA fees, which can run 18% to 38% of your monthly rent in modern buildings with pools, security, and beachfront common areas, and this is a much larger haircut than many foreign buyers expect.
By the way, we have much more granular data about rental yields in our property pack about Puerto Vallarta.
What's the typical rent-to-price ratio for condos in Puerto Vallarta in 2026?
As of early 2026, the typical monthly rent-to-price ratio for condos in Puerto Vallarta ranges from 0.35% to 0.55%, which translates to an annual gross yield of about 4.2% to 6.6%.
For most condo transactions in Puerto Vallarta, you'll find that a condo priced at around 8 million MXN (roughly 400,000 USD or 370,000 EUR) will typically rent for somewhere between 28,000 and 44,000 MXN per month.
Condos in neighborhoods like Versalles, Fluvial Vallarta, and Pitillal tend to have the highest rent-to-price ratios in Puerto Vallarta because purchase prices there haven't been pushed up by international lifestyle buyers, but local professionals and families still pay solid rents to live close to jobs and services.
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How much rent can I charge for a condo in Puerto Vallarta?
What's the typical tenant budget range for condos in Puerto Vallarta right now?
In Puerto Vallarta in early 2026, the typical tenant budget for renting a condo ranges from about 12,000 to 70,000 MXN per month (roughly 600 to 3,500 USD or 550 to 3,200 EUR), depending on what type of tenant you're targeting.
For entry-level condos in Puerto Vallarta, tenants (usually local professionals or small families) budget around 12,000 to 20,000 MXN per month (about 600 to 1,000 USD or 550 to 920 EUR), typically for unfurnished units in neighborhoods like Pitillal or Ixtapa.
Mid-range condo tenants in Puerto Vallarta, often expats or young professionals, budget between 20,000 and 40,000 MXN per month (roughly 1,000 to 2,000 USD or 920 to 1,840 EUR) for furnished units with good amenities in areas like Versalles or 5 de Diciembre.
High-end tenants looking for luxury condos in Puerto Vallarta budget 40,000 to 70,000+ MXN per month (about 2,000 to 3,500+ USD or 1,840 to 3,200+ EUR), and they expect beachfront locations, premium finishes, and buildings with pools and security in Zona Romántica or the Hotel Zone.
You can also check our latest update about rents in Puerto Vallarta here.
What's the average monthly rent for a 1-bed condo in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom condo in Puerto Vallarta is around 20,000 MXN (approximately 1,000 USD or 920 EUR).
At the entry level, a decent 1-bed condo in Puerto Vallarta rents for about 12,000 to 16,000 MXN per month (roughly 600 to 800 USD or 550 to 740 EUR), and this typically means an older building in Pitillal or the edges of Versalles, possibly unfurnished, with basic amenities.
In the mid-range, a typical 1-bed condo in Puerto Vallarta goes for 16,000 to 25,000 MXN per month (about 800 to 1,250 USD or 740 to 1,150 EUR), usually a furnished unit in a newer building with a pool and security in neighborhoods like 5 de Diciembre or Fluvial Vallarta.
At the high end, a luxury 1-bed condo in Puerto Vallarta commands 25,000 to 30,000+ MXN per month (around 1,250 to 1,500+ USD or 1,150 to 1,380+ EUR), featuring ocean views, rooftop amenities, and walkable access to the beach in Zona Romántica or the Hotel Zone.
What's the average monthly rent for a 2-bed condo in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom condo in Puerto Vallarta is around 30,000 MXN (approximately 1,500 USD or 1,380 EUR).
At the entry level, a decent 2-bed condo in Puerto Vallarta rents for about 18,000 to 24,000 MXN per month (roughly 900 to 1,200 USD or 830 to 1,100 EUR), typically in neighborhoods like Fluvial Vallarta or Pitillal, in buildings without luxury amenities but with reliable security.
In the mid-range, a typical 2-bed condo in Puerto Vallarta goes for 24,000 to 36,000 MXN per month (about 1,200 to 1,800 USD or 1,100 to 1,660 EUR), usually furnished with air conditioning, a pool, and located in popular areas like Versalles or Marina Vallarta.
At the high end, a luxury 2-bed condo in Puerto Vallarta commands 36,000 to 45,000+ MXN per month (around 1,800 to 2,250+ USD or 1,660 to 2,070+ EUR), with premium ocean views, designer finishes, and full resort-style amenities in Zona Romántica, Amapas, or beachfront Hotel Zone towers.
What's the average monthly rent for a 3-bed condo in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom condo in Puerto Vallarta is around 45,000 MXN (approximately 2,250 USD or 2,070 EUR).
At the entry level, a decent 3-bed condo in Puerto Vallarta rents for about 28,000 to 35,000 MXN per month (roughly 1,400 to 1,750 USD or 1,290 to 1,610 EUR), and these are typically older buildings in areas like Fluvial Vallarta or the outskirts of the Hotel Zone, often rented by local families.
In the mid-range, a typical 3-bed condo in Puerto Vallarta goes for 35,000 to 55,000 MXN per month (about 1,750 to 2,750 USD or 1,610 to 2,530 EUR), usually featuring modern finishes, a balcony, pool access, and locations like Marina Vallarta or Versalles that appeal to expat families.
At the high end, a luxury 3-bed condo in Puerto Vallarta commands 55,000 to 70,000+ MXN per month (around 2,750 to 3,500+ USD or 2,530 to 3,220+ EUR), with spacious terraces, ocean views, concierge services, and addresses in Conchas Chinas, Amapas, or premium Hotel Zone towers.
How fast do well-priced condos get rented in Puerto Vallarta?
In Puerto Vallarta, a well-priced condo typically rents within 2 to 4 weeks during high season (November through April) and 4 to 8 weeks during the slower summer months.
The typical vacancy rate for long-term rental condos in Puerto Vallarta runs about 5% to 8% annually if your unit is competitively priced and well-located, though short-term rentals see much higher vacancy with the city-wide occupancy averaging around 54%.
The main factors that make some condos rent faster than others in Puerto Vallarta are walkability to the beach and restaurants (especially in Zona Romántica and 5 de Diciembre), reliable air conditioning, and having quality photos that show the actual ocean or mountain views the unit offers.
And if you want to know what should be the right price, check our latest update on how much a condo 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 condo type gives the best yield in Puerto Vallarta?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Puerto Vallarta as of 2026?
As of early 2026, 1-bedroom condos typically offer the best rental yield in Puerto Vallarta because they hit the sweet spot between broad tenant demand and manageable purchase prices.
In Puerto Vallarta, studios generally yield around 5% to 6% gross but have a narrower tenant pool for long-term rentals, 1-beds typically achieve 5% to 6.5% gross, 2-beds land around 4.5% to 5.5% gross, and 3-beds often fall to 4% to 5% gross as prices rise faster than rents at that size.
The main reason 1-beds outperform in Puerto Vallarta is that expats, digital nomads, and young professionals all compete for this size, keeping occupancy high, while HOA fees stay proportionally lower than in larger units with the same building amenities.
Which amenities are best if you want a good yield for your condo in Puerto Vallarta?
In Puerto Vallarta, the amenities that most positively impact your rental yield are reliable air conditioning, good internet connectivity, and backup water solutions (like a cistern or tinaco), because the humid tropical climate and occasional infrastructure hiccups make these non-negotiable for tenants.
Mid-to-upper floor units tend to rent easiest in Puerto Vallarta because they catch better breezes, have less street noise, and often come with the views that tenants are willing to pay a premium for in this beach town.
Condos with a usable balcony or terrace absolutely command higher rents in Puerto Vallarta, especially with expat and winter tenants who specifically come for outdoor living and want that morning coffee with an ocean or mountain view.
Building amenities like pools and security do help raise rents in Puerto Vallarta, but you need to watch the HOA fees closely because some buildings charge 3,500 to 7,500 MXN per month in HOA alone, which can eat up 20% to 35% of your rental income if you're not careful.
Get fresh and reliable information about the market in Puerto Vallarta
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Which neighborhoods give the best rental demand for condos in Puerto Vallarta?
Which condo neighborhoods have the highest rental demand in Puerto Vallarta as of 2026?
As of early 2026, the Puerto Vallarta neighborhoods with the highest rental demand for condos are Zona Romántica (Emiliano Zapata), 5 de Diciembre, the Hotel Zone, Versalles, and Marina Vallarta.
The main driver that makes these Puerto Vallarta neighborhoods attractive to tenants is walkability, meaning tenants can get to the beach, restaurants, grocery stores, and jobs in the tourism and service industry without needing a car.
In these high-demand Puerto Vallarta neighborhoods, well-priced condos typically rent within 2 to 4 weeks during high season, and vacancy rates stay below 5% for long-term rentals because there's always a steady stream of expats, remote workers, and local professionals looking.
One emerging neighborhood gaining rental demand momentum in Puerto Vallarta is Versalles, which has seen a boom in cafes, restaurants, and coworking-friendly spots that attract younger expats and digital nomads who want to be close to the action without paying Zona Romántica prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
Which condo neighborhoods have the highest yields in Puerto Vallarta as of 2026?
As of early 2026, the Puerto Vallarta neighborhoods with the highest rental yields for condos are Versalles, Fluvial Vallarta, Pitillal, and Ixtapa.
In these higher-yielding Puerto Vallarta neighborhoods, gross rental yields typically range from 5.5% to 6.5%, compared to 4% to 5% in beachfront areas like Zona Romántica or Conchas Chinas.
The main reason these Puerto Vallarta neighborhoods offer higher yields is that they haven't been fully discovered by international second-home buyers, so purchase prices remain reasonable while local professionals, service industry workers, and budget-conscious expats still pay competitive rents to live there.
We have a whole part covering all the neighborhoods in our pack about buying a property in Puerto Vallarta.
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 condos in Puerto Vallarta as of 2026?
As of early 2026, short-term rentals are generally legal and widely operated in Puerto Vallarta, though the state of Jalisco has been actively formalizing the sector with tax collection and registration requirements.
The main legal requirements for operating a short-term rental condo in Puerto Vallarta include registering with state authorities, collecting and remitting the lodging tax (ISH) which Airbnb now handles automatically, and complying with any municipal business license requirements that may apply.
However, even where short-term rentals are legally permitted in Puerto Vallarta, many condo buildings restrict them through internal bylaws, so you must verify HOA rules before buying. Buildings like Harbor 171, Pavilion, V177, and Grand Venetian clearly allow short-term rentals based on active listings on platforms like Vacasa and Vrbo, but other buildings may impose minimum stay requirements or ban vacation rentals entirely.
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, the gross yield difference between short-term and long-term rentals in Puerto Vallarta is smaller than many investors expect, with market-average STR gross yields around 4% to 5% compared to long-term yields of 4.5% to 6.5%.
For short-term rentals in Puerto Vallarta, the typical annual revenue is around 370,000 MXN (about 18,500 USD or 17,000 EUR) at the market average, while a long-term rental of the same condo might generate 240,000 to 360,000 MXN per year (about 12,000 to 18,000 USD or 11,000 to 16,500 EUR) depending on neighborhood and size.
The main additional costs that reduce the net yield advantage of short-term rentals in Puerto Vallarta are property management fees (often 15% to 25% versus 8% to 10% for long-term), plus cleaning, utilities, restocking consumables, platform fees, and faster wear-and-tear that requires more frequent maintenance.
To actually outperform a long-term rental in Puerto Vallarta, a short-term rental needs to achieve occupancy well above the city-wide average of 54%, which typically means being in a prime walkable location like Zona Romántica with excellent reviews, professional photos, and dynamic pricing.
Get to know the market before you buy a property in Puerto Vallarta
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What costs will destroy my net yield for a condo in Puerto Vallarta?
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 are condo HOA fees as a % of rent in Puerto Vallarta as of 2026?
As of early 2026, typical HOA fees for condos in Puerto Vallarta run about 15% to 25% of monthly rent, or roughly 3,000 to 7,500 MXN per month (about 150 to 375 USD or 140 to 345 EUR) for a standard 1 to 2 bedroom unit.
The realistic range of HOA fees in Puerto Vallarta spans from about 10% of rent in simpler buildings without many amenities up to 35% or more of rent in luxury beachfront towers with pools, gyms, 24-hour security, and maintained common areas.
In Puerto Vallarta, the amenities that typically justify higher HOA fees are beachfront common areas (which require expensive maintenance against salt and humidity), multiple pools, elevator servicing in high-rise buildings, and full-time security staff, all of which add up quickly in the tropical coastal environment.
What annual maintenance budget should I assume for a condo in Puerto Vallarta right now?
Condo owners in Puerto Vallarta should budget roughly 0.5% to 1% of the property value per year for in-unit maintenance, which translates to about 40,000 to 80,000 MXN per year (around 2,000 to 4,000 USD or 1,840 to 3,680 EUR) for a typical 400,000 USD condo.
The realistic range of annual maintenance costs in Puerto Vallarta depends heavily on condo age and condition, with newer units often needing 0.5% or less while older buildings with aging AC systems and plumbing can push you toward 1% or more.
The most common maintenance expenses condo owners face annually in Puerto Vallarta are air conditioning servicing and repairs (the humid salty air is hard on units), appliance corrosion from the coastal environment, repainting due to humidity damage, and minor plumbing issues related to the city's water pressure fluctuations.
What property taxes should I expect for a condo in Puerto Vallarta as of 2026?
As of early 2026, annual property taxes (called "predial") for condos in Puerto Vallarta are relatively low, with most condo owners paying somewhere between 5,000 and 40,000 MXN per year (about 250 to 2,000 USD or 230 to 1,840 EUR) depending on the assessed value.
The realistic range of property taxes in Puerto Vallarta varies based on the catastral (assessed) value of your condo and its zone, with beachfront and high-value areas paying more, but even expensive condos rarely face the property tax burdens common in the US or Europe.
Property taxes in Puerto Vallarta are calculated based on the catastral value assigned by the municipality, which is typically much lower than the market value, and rates are set annually in the municipal revenue law (Ley de Ingresos).
Puerto Vallarta offers significant property tax discounts for early payment, often 15% to 20% off if you pay in January, which is why many condo owners report surprisingly low effective predial costs when they pay promptly at the start of the year.
How much does condo insurance cost in Puerto Vallarta in 2026?
As of early 2026, typical annual condo insurance in Puerto Vallarta costs around 0.15% to 0.35% of the property's insured value, which means roughly 12,000 to 28,000 MXN per year (about 600 to 1,400 USD or 550 to 1,290 EUR) for a 400,000 USD condo.
The realistic range of annual condo insurance costs in Puerto Vallarta depends on coverage level, deductibles, and whether you add hurricane and flood protection, with basic policies at the low end and comprehensive coverage with low deductibles pushing toward the higher range.
What's the typical property management fee for condos in Puerto Vallarta as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Puerto Vallarta is around 8% to 10% of collected rent, which works out to roughly 1,600 to 3,000 MXN per month (about 80 to 150 USD or 75 to 140 EUR) on a condo renting for 20,000 to 30,000 MXN.
The realistic range of property management fees in Puerto Vallarta spans from about 8% for basic long-term management up to 15% to 25% for full-service short-term rental management that includes guest communication, dynamic pricing, and turnover coordination.
Standard property management services in Puerto Vallarta typically include tenant screening, rent collection, maintenance coordination, and basic accounting, though short-term rental managers also handle guest messaging, cleaning scheduling, restocking, and listing optimization.
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 |
|---|---|---|
| AirDNA | Leading short-term rental data provider with city-level metrics from Airbnb and Vrbo. | We used AirDNA to anchor short-term rental occupancy, ADR, and annual revenue for Puerto Vallarta. We then translated that revenue into STR gross yield ranges for condos. |
| Coldwell Banker La Costa | Major brokerage publishing FlexMLS-based market data for condo sales. | We used their October 2025 report to anchor recent sold condo pricing in Puerto Vallarta. We then used those price anchors to compute rent-to-price ratios and yields. |
| Inmuebles24 | One of Mexico's largest rental listing portals with extensive inventory. | We used Inmuebles24 as our primary source for asking rents by bedroom count in Puerto Vallarta. We filtered by neighborhood to build rent ranges for different investor scenarios. |
| Propiedades.com | Major Mexican property portal with different inventory than Inmuebles24. | We used Propiedades.com to triangulate rent levels against Inmuebles24 and detect outliers. We kept our average rent estimates conservative by comparing both sources. |
| Tropicasa | Long-standing local brokerage with detailed property sheets including HOA fees. | We used their Harbor 171 listing as a hard data point for monthly HOA fees in MXN. We converted this into a per-square-meter benchmark for HOA cost estimates. |
| Elengorn Realtors | Brokerage listing page with disclosed monthly dues for specific units. | We used this as a second HOA data point to triangulate fees at different unit sizes. We combined both HOA sources to estimate HOA as a percentage of rent. |
| Jalisco Legislature (Ley de Ingresos 2026) | Official legislative publication for Puerto Vallarta's municipal tax framework. | We used this to ground the 2026 property tax framework in an official source. We then translated typical owner experience into practical budget ranges. |
| Jalisco State Government | Official state press release about Airbnb tax collection and registration. | We used this to describe the STR compliance direction in Jalisco as of early 2026. We referenced it to answer questions about short-term rental legality. |
| Banco de México | Mexico's central bank publishing official exchange rate series. | We used Banxico as the authoritative reference for converting MXN to USD and EUR. We ensured our yield calculations aren't distorted by arbitrary exchange rate assumptions. |
| Naya Homes | Property management company publishing transparent fee information for Mexico. | We used their guide to establish property management fee benchmarks. We cross-referenced with local Puerto Vallarta operators to confirm the ranges. |
| CONDUSEF | Mexico's official financial consumer protection agency with insurance guidance. | We used CONDUSEF to ground our insurance discussion in an official consumer authority. We referenced their guidance to explain why insurance matters for net yield. |
| IIEG Jalisco | Jalisco's official statistical institute using census and demographic data. | We used this to ground local demand drivers like population and households. We referenced it to explain why rental demand in Puerto Vallarta is seasonal and tourism-linked. |
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.
