What rental yields can you get with your villa rental in Puerto Vallarta? (2026)

Last updated on February 27, 2026

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 villa in Puerto Vallarta and renting it out, one of the first things you'll want to know is how much money you can realistically make from it.

In this blog post, we break down the rental yields, occupancy rates, and income strategies that villa owners in Puerto Vallarta are seeing right now, and we constantly update this article so you always get the freshest data.

Whether you're considering short-term vacation rentals or long-term tenants, we cover both options with real numbers and practical advice.

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 yield can I realistically expect from a villa in Puerto Vallarta as of 2026?

How much monthly rent can a typical villa generate in Puerto Vallarta as of 2026?

As of early 2026, a typical villa in Puerto Vallarta can generate between 60,000 and 115,000 MXN per month (roughly $3,500 to $6,500 USD or 3,200 to 6,000 EUR), depending on its location, size, and amenities.

On the lower end, a basic villa in a neighborhood like Pitillal or Ixtapa, further from the beach and without luxury features, can realistically bring in around 60,000 to 75,000 MXN per month (about $3,500 to $4,200 USD or 3,200 to 3,900 EUR).

For a mid-range villa in popular areas like Versalles or Fluvial Vallarta, owners typically collect between 80,000 and 100,000 MXN per month (around $4,500 to $5,600 USD or 4,100 to 5,200 EUR), as these neighborhoods attract both expats and long-term visitors.

At the high end, luxury villas on the South Shore, in the Conchas Chinas area, or in gated communities near Marina Vallarta can command 110,000 to 130,000 MXN per month (roughly $6,000 to $7,500 USD or 5,600 to 6,900 EUR), especially when they include pools, ocean views, and modern finishes.

Sources and methodology: we compiled rental listings from Airbnb Insights, Global Property Guide, and AMPI, and cross-referenced them with our own proprietary data. We focused specifically on villa-type properties rented in early 2026 in Puerto Vallarta to reflect current conditions. Our team also reviewed local listing platforms to validate these ranges and ensure accuracy.

What is the average gross rental yield for villas in Puerto Vallarta as of 2026?

As of early 2026, the average gross rental yield for villas in Puerto Vallarta sits between 5% and 7% annually, which is solid for a Mexican beach destination with strong international demand.

In practice, most villa properties in Puerto Vallarta fall within a realistic gross yield range of 4% to 8%, with the lower end representing older or poorly located villas and the upper end reserved for well-managed properties in prime spots.

The single most important factor that separates high-performing villas from underperformers in Puerto Vallarta is walkability to the beach or the Malecon, because international renters in this market overwhelmingly prioritize ocean proximity over property size or interior finishes.

Compared to apartments in the same market, villas in Puerto Vallarta generally offer 1 to 2 percentage points higher gross yield, mostly because villas can accommodate larger groups and charge premium nightly rates that apartments simply cannot match.

Sources and methodology: we analyzed yield data from Global Property Guide, Colliers International Mexico, and AMPI, then layered in our own market models. We calculated gross yields by dividing annual rental income by average property purchase prices for villas specifically in Puerto Vallarta. Our estimates were validated against local agent reports and our internal database of real transactions.

What is the average net rental yield for villas in Puerto Vallarta as of 2026?

As of early 2026, the average net rental yield for villas in Puerto Vallarta is around 3.5% to 5% annually, after deducting all the costs that come with owning and managing a rental property.

Most villa owners in Puerto Vallarta see net yields in the 3% to 5.5% range, with the exact number depending heavily on how well they manage expenses and whether they use a property management company.

The three largest expense categories that eat into gross yield for villa owners in Puerto Vallarta are property management fees (which typically run 15% to 25% of rental income in this market), Mexican property taxes and the ISR income tax on rental earnings, and maintenance costs that tend to be higher here due to the humid tropical climate accelerating wear on roofs, air conditioning units, and outdoor areas.

On average, villa owners in Puerto Vallarta spend about 25% to 35% of their gross rental income on all operating expenses combined, which is why the gap between gross and net yield is significant.

By the way, you will find much more detailed data in our property pack covering the real estate market in Puerto Vallarta.

Sources and methodology: we used financial data from Banco de Mexico, Global Property Guide, and MEXLend, combined with our own expense tracking models. We deducted actual operating costs reported by villa owners in Puerto Vallarta to arrive at net yield estimates. Our internal data from property owners in the area helped us fine-tune the expense ratios to reflect real-world conditions.

Are rental yields for villas in Puerto Vallarta going up or down in 2026?

As of early 2026, rental yields for villas in Puerto Vallarta are trending slightly upward, supported by strong tourist demand and a growing community of remote workers choosing this city as a base.

The single most important factor driving this positive trend is the continued growth in international flight routes into Puerto Vallarta's airport, which has brought a larger pool of potential renters from the United States, Canada, and increasingly from Europe.

Over the past 12 months, villa owners in Puerto Vallarta have seen gross rental yields increase by roughly 0.3 to 0.5 percentage points, mainly because nightly and monthly rental rates have risen faster than property purchase prices in most neighborhoods.

Looking ahead over the next 12 to 24 months, villa rental yields in Puerto Vallarta are expected to remain stable or grow modestly, though rising construction costs and the possibility of new short-term rental regulations could put some downward pressure on returns.

You'll find our latest property market analysis about Puerto Vallarta here.

Sources and methodology: we tracked yield trends using reports from Colliers International Mexico, INEGI, and Statista, alongside our own ongoing data collection. We compared rental income growth to property price appreciation over the past year in Puerto Vallarta. Our forecasts incorporate macroeconomic indicators from Banco de Mexico and local market signals we monitor continuously.

How easy is it to find long-term tenants for your villa in Puerto Vallarta?

How many months per year are villas usually rented in Puerto Vallarta as of 2026?

As of early 2026, villas in Puerto Vallarta are typically rented out for about 9 to 10 months per year, which reflects the city's strong appeal to both tourists and long-term expat residents.

In practice, the range across most villa rental situations in Puerto Vallarta goes from about 7 months per year for less desirable properties to a full 11 or 12 months for well-located villas in popular neighborhoods like the Romantic Zone or Nuevo Vallarta.

The most common reason why villas in Puerto Vallarta sit empty during parts of the year is the rainy season from June through October, when humidity rises sharply and many snowbird tenants return to the United States or Canada, creating a predictable vacancy window.

The months with the highest vacancy rates for villas in Puerto Vallarta are typically August and September, when tropical storms are most frequent and tourist arrivals drop to their lowest point of the year.

Sources and methodology: we gathered occupancy data from Airbnb Insights, AMPI, and Colliers International Mexico, supplemented by our own tracking of villa listings in Puerto Vallarta. We focused on year-round occupancy patterns specifically for villas, not apartments or condos. Our team also interviewed local property managers to confirm seasonal vacancy trends.

What occupancy rate do villa owners achieve in Puerto Vallarta as of 2026?

As of early 2026, villa owners in Puerto Vallarta typically achieve an annual occupancy rate of around 85% to 95% for long-term rentals, which is high compared to many other Mexican coastal markets.

The realistic range that covers most villa properties in Puerto Vallarta goes from about 75% for properties in less connected areas like the northern hotel zone to 95% or higher for villas in the Romantic Zone, Amapas, or Marina Vallarta.

The single most important factor that determines whether a villa achieves above-average occupancy in Puerto Vallarta is whether the property is listed on platforms popular with the American and Canadian expat community (like local Facebook groups and dedicated relocation sites), because a large share of long-term tenants in this market find their rentals through those channels rather than through traditional real estate agencies.

We cover everything there is to know about buying and renting out in Puerto Vallarta here.

Sources and methodology: we combined occupancy statistics from Airbnb Insights, Global Property Guide, and AMPI, and cross-checked them with our proprietary occupancy tracking. We isolated villa-specific data from broader residential rental statistics for Puerto Vallarta. Our local contacts helped verify that these occupancy rates match what owners are actually experiencing on the ground.

How long does it usually take to find a tenant for a villa in Puerto Vallarta as of 2026?

As of early 2026, it typically takes about 2 to 6 weeks to find a tenant for a villa in Puerto Vallarta, assuming the property is reasonably priced and in decent condition.

The realistic range that covers most situations in Puerto Vallarta goes from as little as one week for well-located villas in the Romantic Zone or Old Town to up to 3 months for properties in more remote areas like the outskirts of Bahia de Banderas.

The fastest time to find tenants for villas in Puerto Vallarta is between October and December, when thousands of snowbirds from the US and Canada start arriving for the winter season and competition for quality rentals is fierce.

Sources and methodology: we analyzed tenant acquisition timelines using data from AMPI, MEXLend, and Airbnb Insights, along with our own internal records. We looked at how long villa listings remained active before being rented in Puerto Vallarta specifically. Our team also surveyed local property managers to confirm these timelines reflect actual market conditions.

Is short term or long term rental more profitable for villas in Puerto Vallarta as of 2026?

Are short term villa rentals legally allowed in Puerto Vallarta as of 2026?

As of early 2026, short-term villa rentals are legally allowed in Puerto Vallarta, but owners must comply with municipal tax obligations and federal income tax reporting on all rental earnings.

There is currently no strict cap on the number of days per year that villa owners in Puerto Vallarta can rent their property on a short-term basis, which makes this market more flexible than many European or US destinations with day limits.

Villa owners in Puerto Vallarta who want to operate short-term rentals legally need to register with Mexico's tax authority (the SAT) to obtain an RFC number, and they should also check with the local municipality for any required permits related to tourism accommodation.

Penalties for operating unregistered short-term villa rentals in Puerto Vallarta can include fines from the SAT for unreported income, which may reach up to 55% of the unpaid taxes, plus potential surcharges and interest, so getting compliant from the start is strongly recommended.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Puerto Vallarta.

Sources and methodology: we reviewed regulatory information from Banco de Mexico, AMPI, and MEXLend, and supplemented them with our own legal research. We consulted Mexican tax law updates applicable to Puerto Vallarta's short-term rental market. Our analysis was further informed by discussions with local property lawyers and tax advisors.

What gross yield can short term villa rentals reach in Puerto Vallarta as of 2026?

As of early 2026, short-term villa rentals in Puerto Vallarta can reach gross yields of about 8% to 12% annually, which is significantly higher than what long-term rentals typically deliver in the same market.

The realistic range for most short-term villa situations in Puerto Vallarta goes from around 6% for properties that struggle with occupancy during the low season to as much as 14% for top-performing villas in prime beachfront locations like Conchas Chinas or the South Shore.

The single most important factor that determines whether a short-term villa in Puerto Vallarta achieves above-average gross yield is the quality of its online listing photos and reviews, because this market is heavily driven by Airbnb and VRBO bookings where first impressions and social proof make or break occupancy rates.

Finally please note that you will have all the profitability indicators you need in our property pack covering the real estate market in Puerto Vallarta.

Sources and methodology: we pulled short-term rental data from Airbnb Insights, Global Property Guide, and Statista, and blended them with our own yield calculations. We computed gross yields by comparing average nightly rates and occupancy levels for villas in Puerto Vallarta. Our proprietary models also factor in seasonal rate variations specific to this market.

What gross yield can long term villa rentals reach in Puerto Vallarta as of 2026?

As of early 2026, long-term villa rentals in Puerto Vallarta typically reach gross yields of about 5% to 7% annually, which is lower than short-term rentals but comes with far less day-to-day hassle.

The realistic range for most long-term villa rentals in Puerto Vallarta goes from about 4% for older properties in less sought-after neighborhoods to around 8% for well-maintained villas in areas like Fluvial Vallarta or Versalles that attract stable expat tenants.

The single biggest advantage of long-term villa rentals over short-term rentals in Puerto Vallarta is that you avoid the dramatic income drop during the rainy season from June to October, since long-term tenants pay the same rent year-round regardless of weather or tourist flows.

Sources and methodology: we used long-term rental data from Global Property Guide, AMPI, and Colliers International Mexico, along with our own internal benchmarks. We calculated yields based on annual lease amounts versus property values for villas in Puerto Vallarta. Our team also factored in real-world vacancy periods reported by local landlords.

What occupancy rate do short term villas achieve in Puerto Vallarta as of 2026?

As of early 2026, short-term villas in Puerto Vallarta achieve an average annual occupancy rate of about 70% to 85%, which reflects the strong but seasonal nature of tourism in this city.

The realistic range for most short-term villa properties in Puerto Vallarta goes from about 55% for properties that lack good marketing or are far from the beach to over 90% for top-rated villas in neighborhoods like Amapas or the Romantic Zone.

During peak season (November to April), short-term villas in Puerto Vallarta typically hit occupancy rates of 85% to 95%, while the low season (May to October) often drops to 40% to 60%, so the swing is quite significant.

To match the profitability of a long-term rental, short-term villa owners in Puerto Vallarta generally need to maintain an annual occupancy rate of at least 55% to 60%, because below that threshold the higher management costs and turnover expenses eat up the gains from higher nightly rates.

Sources and methodology: we analyzed occupancy statistics from Airbnb Insights, Statista, and Colliers International Mexico, then validated them with our own booking data models. We tracked seasonal occupancy patterns specifically for villas (not condos) in Puerto Vallarta. Our team compared peak and low season performance to calculate the break-even point versus long-term rentals.

How seasonal is villa rental income in Puerto Vallarta as of 2026?

As of early 2026, villa rental income in Puerto Vallarta is highly seasonal, with owners typically earning two to three times more per month during the winter high season than during the summer low season.

For most villa owners in Puerto Vallarta, roughly 60% to 70% of their total annual rental income is generated during the peak season months, which means the high season essentially carries the entire year financially.

The peak rental season for villas in Puerto Vallarta runs from November through April, with December, January, and March being the three strongest months thanks to American and Canadian snowbirds, holiday travelers, and spring break visitors.

In a typical year, the highest-earning month (usually December or January) brings in about 3 to 4 times the rental income of the lowest-earning month (usually September), which shows just how much seasonality shapes the villa rental business in Puerto Vallarta.

You can also check our latest update about the rent data in Puerto Vallarta.

Sources and methodology: we studied seasonal income patterns using data from Airbnb Insights, AMPI, and Global Property Guide, combined with our own revenue tracking. We compared month-by-month rental income for villas across multiple neighborhoods in Puerto Vallarta. Our internal models account for local events and holiday surges that affect pricing.

Which strategy gives better net yield for villas in Puerto Vallarta as of 2026?

As of early 2026, short-term rentals typically give better net yield for villas in Puerto Vallarta, but only if the owner is willing to invest time and money in active property management and marketing.

The single most important factor that determines which strategy wins for a specific villa in Puerto Vallarta is whether the property is located within a 15-minute walk of the beach or the Malecon, because villas that meet this criterion can command nightly rates high enough to make short-term rental management costs worthwhile, while those that don't often perform better as long-term rentals.

Long-term rentals can actually give better net yield than short-term rentals for villas in Puerto Vallarta when the property is located outside the main tourist zones (like in Mezcales or Las Juntas), when the owner lives abroad and would need to hire a full-service management company, or when the villa lacks the "Instagram-friendly" features that drive bookings on platforms like Airbnb.

Sources and methodology: we compared net yields across both strategies using data from Global Property Guide, Colliers International Mexico, and Airbnb Insights, plus our own proprietary analysis. We deducted all management, maintenance, and tax costs for both strategies to get a fair comparison in Puerto Vallarta. Our models reflect actual expense ratios reported by villa owners operating under each approach.

How can I increase my villa rental yield in Puerto Vallarta as of 2026?

What renovations give the highest ROI for villas in Puerto Vallarta?

The three renovations that give the highest return on investment for villa rental yields in Puerto Vallarta are adding or upgrading a private pool (because it's practically expected by vacation renters in this market), modernizing kitchens with open-plan layouts that suit the indoor-outdoor lifestyle, and creating attractive rooftop terraces with ocean or mountain views.

Villa owners in Puerto Vallarta can expect an ROI of roughly 15% to 30% on these high-impact renovations within the first two years, measured by the increase in achievable rental rates and improved occupancy.

The single most cost-effective improvement that villa owners in Puerto Vallarta can make without major renovation costs is professional-quality photography and styling of the property, because in this visually driven market, villas that look great in listing photos consistently command 10% to 20% higher rates than similar properties with amateur images.

One renovation that villa owners in Puerto Vallarta should generally avoid is converting bedrooms into elaborate home offices or gyms, because most renters (whether tourists or expats) are coming to Puerto Vallarta for the outdoor lifestyle and beach access, not to work out indoors, so this investment rarely pays for itself in higher rent.

You'll find a much more detailed analysis of the profitable rental strategies in our property pack covering the real estate market in Puerto Vallarta.

Sources and methodology: we researched renovation ROI data from Colliers International Mexico, AMPI, and MEXLend, combined with our own renovation case studies. We tracked before-and-after rental income for renovated villas in Puerto Vallarta to estimate real-world returns. Our property pack includes a more complete breakdown of which upgrades generate the best yield improvements.

What pricing strategy maximizes villa rental yield in Puerto Vallarta as of 2026?

As of early 2026, the pricing strategy that maximizes villa rental yield in Puerto Vallarta is dynamic pricing, where you adjust your rates weekly based on demand, local events, and competitor pricing rather than setting one flat rate for the whole season.

Villa owners in Puerto Vallarta should aim to increase their nightly rates by about 30% to 50% during peak season (November to April) compared to their low-season rates, and then offer discounts of 20% to 30% in summer months to maintain decent occupancy rather than leaving the villa empty.

The most common pricing mistake that villa owners in Puerto Vallarta make is setting their low-season rates too high, which results in long stretches of zero bookings from June to October when the competition for fewer tourists is intense and renters have plenty of cheaper options.

To stay competitive and maximize yield, villa owners in Puerto Vallarta should review and adjust their rental pricing at least once a month, and ideally every two weeks during the transition months of May and October when demand shifts rapidly.

Sources and methodology: we analyzed pricing strategies using insights from Airbnb Insights, Global Property Guide, and AMPI, supplemented by our own pricing optimization models. We studied rate variations across hundreds of villa listings in Puerto Vallarta to identify the most effective pricing patterns. Our internal data helps us refine these recommendations with real booking and revenue outcomes.

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 we trust it	How we used it
INEGI (National Institute of Statistics and Geography)	INEGI is Mexico's official statistics agency, so its housing and economic data is as reliable as it gets.	We used INEGI's housing data to understand broad real estate trends affecting Puerto Vallarta. Their regional statistics helped us contextualize villa rental patterns within the national market.
Banco de Mexico (Central Bank)	As Mexico's central bank, it provides the most authoritative data on inflation, interest rates, and economic conditions.	We reviewed their economic reports to assess how inflation and borrowing costs affect rental yields in Puerto Vallarta. Their interest rate data also helped us project how financing conditions may impact villa investment returns.
Global Property Guide	This is a well-known independent research platform that tracks rental yields and property data worldwide.	We cross-referenced their yield calculations for Puerto Vallarta with our own data to validate our gross and net yield estimates. Their international comparisons also helped us put Puerto Vallarta's villa yields in a global context.
Colliers International Mexico	Colliers is a major global real estate services firm with deep expertise in the Mexican market.	We used their market analysis reports to understand commercial and residential rental trends in Puerto Vallarta. Their forecasts helped us estimate yield directions and occupancy expectations for villas.
AMPI (Mexican Association of Real Estate Professionals)	AMPI is Mexico's leading real estate trade association, giving them first-hand access to local market data.	We relied on AMPI's local insights for neighborhood-level rental demand data in Puerto Vallarta. Their member reports provided ground-level confirmation of occupancy rates and tenant search timelines.
MEXLend	MEXLend specializes in mortgage and financing solutions for foreign property buyers in Mexico.	We used their market intelligence on foreign investment trends in Puerto Vallarta's rental property sector. Their data on financing conditions for international buyers helped us understand the investor landscape.
Airbnb Insights	Airbnb is the dominant short-term rental platform in Puerto Vallarta, so their data reflects actual booking behavior.	We analyzed their occupancy and pricing data for villa-type properties in Puerto Vallarta. Their seasonal trends helped us quantify the income gap between peak and low season.
Statista	Statista is a trusted global data provider that aggregates statistics from hundreds of reliable sources.	We used their tourism and real estate performance data to validate our rental yield estimates for Puerto Vallarta. Their historical data helped us identify trends over the past 12 months.
SECTUR (Mexico's Ministry of Tourism)	SECTUR is the official government body responsible for tourism policy and data in Mexico.	We reviewed their tourist arrival statistics for Puerto Vallarta to correlate visitor numbers with short-term rental demand. Their data on tourism infrastructure investments also informed our yield outlook.
SAT (Mexico's Tax Administration Service)	SAT is the official tax authority in Mexico, making it the definitive source for rental income tax rules.	We consulted SAT's guidelines to accurately describe the tax obligations for villa rental income in Puerto Vallarta. Their penalty structures informed our section on short-term rental compliance.
Numbeo	Numbeo is a widely used cost-of-living database with user-contributed rental price data from around the world.	We used Numbeo's rental listings to cross-check average villa rental prices in Puerto Vallarta. Their data helped us validate the monthly rent ranges we report in this article.
Transparency International	This global organization tracks governance and transparency, which is relevant for understanding market reliability.	We referenced their Mexico reports to assess how regulatory transparency affects the rental market in Puerto Vallarta. Their insights helped us give honest context about legal compliance risks.
OECD	The OECD provides in-depth economic analysis on Mexico, including housing and investment data.	We used their housing market reports to benchmark Puerto Vallarta's villa yields against broader Mexican and international trends. Their economic outlook data informed our forward-looking yield projections.

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