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 wondering how much it costs to rent an apartment in Puerto Vallarta in 2026, you're in the right place.
We break down current rental prices by unit type and neighborhood, so you can quickly see what to expect.
This article is updated 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 are typical rents in Puerto Vallarta as of 2026?
What's the average monthly rent for a studio in Puerto Vallarta as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Puerto Vallarta is around MXN 11,000, which works out to roughly $630 USD or €580 EUR.
That said, you'll find most studios in Puerto Vallarta listed between MXN 8,500 and MXN 15,000 per month (about $485 to $860 USD, or €450 to €790 EUR), with the higher end reserved for furnished units in walkable or tourist-friendly areas.
The main factors that push studio rents up or down in Puerto Vallarta are location (beach proximity matters a lot), whether the unit comes furnished, and building amenities like pools, security, or air conditioning.
What's the average monthly rent for a 1-bedroom 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, which translates to approximately $915 USD or €840 EUR.
Most 1-bedroom rentals in Puerto Vallarta fall within a range of MXN 12,000 to MXN 22,000 per month (roughly $685 to $1,260 USD, or €630 to €1,160 EUR), depending on the neighborhood and whether the apartment is furnished.
For the most affordable 1-bedroom rents in Puerto Vallarta, look toward Ixtapa or Las Juntas, while areas like Marina Vallarta, Zona Romantica, and Zona Hotelera Norte sit at the top of the price range.
What's the average monthly rent for a 2-bedroom 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 22,000, which equals approximately $1,260 USD or €1,160 EUR.
The realistic range for 2-bedroom rentals in Puerto Vallarta stretches from MXN 16,000 to MXN 35,000 per month (about $915 to $2,000 USD, or €840 to €1,840 EUR), with the higher prices found in furnished, amenity-rich buildings near the beach.
Neighborhoods like Ixtapa, Nuevo Ixtapa, and parts of Fluvial Vallarta offer the most affordable 2-bedroom options in Puerto Vallarta, while Marina Vallarta, Conchas Chinas, and Zona Romantica command the highest rents for this unit type.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Puerto Vallarta.
What's the average rent per square meter in Puerto Vallarta as of 2026?
As of early 2026, the average rent per square meter in Puerto Vallarta is approximately MXN 190 per month, which comes to around $11 USD or €10 EUR per square meter.
Across different neighborhoods in Puerto Vallarta, rents per square meter typically range from MXN 160 to MXN 260 (roughly $9 to $15 USD, or €8 to €14 EUR), with the lowest rates found in inland areas like Ixtapa and the highest in beachfront zones like Marina Vallarta.
Compared to Guadalajara, where rents per square meter are often 20% to 30% lower, Puerto Vallarta commands a clear premium due to its coastal location and lifestyle appeal to both locals and international renters.
In Puerto Vallarta, the characteristics that push rent per square meter above average include ocean views, walking distance to the beach, modern finishes, and buildings with pools, gyms, and 24-hour security.
How much have rents changed year-over-year in Puerto Vallarta in 2026?
As of early 2026, asking rents in Puerto Vallarta have increased by approximately 8% compared to one year ago.
The main factors driving rent increases in Puerto Vallarta this year include continued strong demand from both local households and international seasonal renters, limited new supply in the most desirable neighborhoods, and general inflation in Mexico's services sector.
This 8% increase in Puerto Vallarta is roughly in line with the previous year's trend, when rents also rose at a pace above the national average, reflecting the city's enduring popularity as a beach destination.
What's the outlook for rent growth in Puerto Vallarta in 2026?
As of early 2026, rents in Puerto Vallarta are projected to grow by 4% to 7% over the coming year, with prime beach and walkable zones potentially seeing increases of 7% to 10%.
The key factors likely to influence rent growth in Puerto Vallarta include Mexico's gradually easing inflation, continued demand from North American seasonal renters, and the limited pipeline of new rental inventory in high-demand neighborhoods.
Neighborhoods expected to see the strongest rent growth in Puerto Vallarta are Marina Vallarta, Zona Romantica, and the Zona Hotelera corridor, where supply remains tight and lifestyle appeal keeps demand robust.
However, risks that could push rent growth above or below projections include unexpected currency swings (since many international renters think in dollars), shifts in remote work trends affecting seasonal demand, or a broader economic slowdown in Mexico.
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.
Which neighborhoods rent best in Puerto Vallarta as of 2026?
Which neighborhoods have the highest rents in Puerto Vallarta as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Puerto Vallarta are Marina Vallarta (averaging around MXN 28,000 or $1,600 USD / €1,470 EUR per month), Zona Hotelera Norte (around MXN 25,000 or $1,430 USD / €1,315 EUR), and Zona Romantica (around MXN 24,000 or $1,370 USD / €1,260 EUR).
What makes these neighborhoods command premium rents in Puerto Vallarta is a combination of walkability, beach proximity, marina access, vibrant restaurant and nightlife scenes, and well-maintained buildings with pools and security.
The tenant profile that typically rents in these high-rent Puerto Vallarta neighborhoods includes international seasonal renters ("snowbirds"), remote workers seeking lifestyle amenities, and higher-income Mexican professionals who prioritize location and convenience.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
Where do young professionals prefer to rent in Puerto Vallarta right now?
The top three neighborhoods where young professionals prefer to rent in Puerto Vallarta are Versalles, 5 de Diciembre, and Residencial Fluvial Vallarta, all offering a good balance between price and lifestyle.
Young professionals in these Puerto Vallarta neighborhoods typically pay between MXN 12,000 and MXN 20,000 per month (roughly $685 to $1,140 USD, or €630 to €1,050 EUR) for a 1-bedroom or small 2-bedroom apartment.
What attracts young professionals to these neighborhoods in Puerto Vallarta is the mix of cafes, restaurants, and nightlife within walking distance, modern building stock, and relatively easy access to both the beach and the city center.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Puerto Vallarta.
Where do families prefer to rent in Puerto Vallarta right now?
The top three neighborhoods where families prefer to rent in Puerto Vallarta are Ixtapa, Nuevo Ixtapa, and El Palmar de Aramara, where larger units and quieter streets are more common.
Families renting 2 to 3 bedroom apartments in these Puerto Vallarta neighborhoods typically pay between MXN 14,000 and MXN 24,000 per month (about $800 to $1,370 USD, or €735 to €1,260 EUR), offering more space per peso than beach-adjacent zones.
What makes these neighborhoods attractive to families in Puerto Vallarta is the combination of larger floor plans, parking availability, safer and calmer streets, and lower overall cost of living compared to tourist-heavy areas.
For families prioritizing education, the Ixtapa area is conveniently close to CUCosta (Universidad de Guadalajara's coastal campus), and several private bilingual schools serve the broader Puerto Vallarta metro area.
Which areas near transit or universities rent faster in Puerto Vallarta in 2026?
As of early 2026, the three areas in Puerto Vallarta that tend to rent fastest due to transit or university proximity are the Ixtapa zone near CUCosta, the Francisco Medina Ascencio corridor (Hotel Zone), and Las Glorias, all well-connected to the city's main activity nodes.
In these high-demand Puerto Vallarta areas, well-priced rentals typically stay listed for only 10 to 20 days, compared to the citywide average of around 30 days.
The rent premium for being within walking distance of CUCosta or along the main transit corridor in Puerto Vallarta is typically MXN 1,500 to MXN 3,000 per month (about $85 to $170 USD, or €80 to €160 EUR), reflecting the convenience these locations offer to students and commuters.
Which neighborhoods are most popular with expats in Puerto Vallarta right now?
The top three neighborhoods most popular with expats in Puerto Vallarta are Zona Romantica (also called Viejo Vallarta or Emiliano Zapata), Marina Vallarta, and Centro, all offering the walkable, lifestyle-rich environment international residents seek.
Expats renting in these Puerto Vallarta neighborhoods typically pay between MXN 18,000 and MXN 35,000 per month (about $1,030 to $2,000 USD, or €950 to €1,840 EUR), depending on unit size and building amenities.
What makes these neighborhoods attractive to expats in Puerto Vallarta is the concentration of English-friendly services, international restaurants, vibrant social scenes, and easy beach access.
The expat communities most represented in these Puerto Vallarta neighborhoods are Americans and Canadians, particularly retirees and remote workers, though there is also a growing presence of Europeans and Latin Americans from other countries.
And if you are also an expat, you may want to read our exhaustive guide for expats in Puerto Vallarta.
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Who rents, and what do tenants want in Puerto Vallarta right now?
What tenant profiles dominate rentals in Puerto Vallarta?
The top three tenant profiles that dominate the rental market in Puerto Vallarta are local Mexican households seeking long-term housing, domestic movers (often from Guadalajara or the Bajio region), and seasonal international renters commonly called "snowbirds."
In terms of market share, local households represent roughly 50% of long-term rentals in Puerto Vallarta, domestic movers account for about 25%, and seasonal international renters make up around 25%, though this last group's share increases significantly in premium zones.
Local households in Puerto Vallarta typically seek unfurnished 2 to 3 bedroom apartments in value-oriented neighborhoods, while domestic movers often want furnished or semi-furnished 1 to 2 bedroom units near employment centers, and seasonal renters prioritize fully furnished, amenity-rich apartments in beach-adjacent areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Puerto Vallarta.
Do tenants prefer furnished or unfurnished in Puerto Vallarta?
In Puerto Vallarta, roughly 55% of rental demand is for furnished apartments and 45% for unfurnished, though this split varies sharply by neighborhood, with tourist-adjacent zones skewing heavily toward furnished.
The typical rent premium for a furnished apartment compared to an unfurnished one in Puerto Vallarta is around 15% to 25%, which translates to an extra MXN 2,500 to MXN 5,000 per month (about $145 to $285 USD, or €130 to €260 EUR) for a mid-market unit.
Tenant profiles that tend to prefer furnished rentals in Puerto Vallarta include seasonal international renters, short-term corporate relocations, and young professionals who prioritize convenience over customization.
Which amenities increase rent the most in Puerto Vallarta?
The top five amenities that increase rent the most in Puerto Vallarta are air conditioning, a swimming pool, secure parking, ocean views, and high-speed internet, all of which are highly valued in this coastal climate.
In Puerto Vallarta, air conditioning typically adds MXN 1,000 to MXN 2,000 per month ($55 to $115 USD), a pool adds MXN 1,500 to MXN 3,000 ($85 to $170 USD), secure parking adds MXN 1,000 to MXN 2,500 ($55 to $145 USD), ocean views can add MXN 3,000 to MXN 8,000 ($170 to $460 USD), and reliable high-speed internet typically adds MXN 500 to MXN 1,000 ($30 to $55 USD).
In our property pack covering the real estate market in Puerto Vallarta, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Puerto Vallarta?
The top five renovations that get the best ROI for rental properties in Puerto Vallarta are installing or upgrading air conditioning, improving kitchen functionality, adding durable coastal-resistant finishes, ensuring strong Wi-Fi infrastructure, and refreshing bathroom fixtures.
In Puerto Vallarta, a quality A/C install costs around MXN 15,000 to MXN 30,000 ($860 to $1,715 USD) and can increase monthly rent by MXN 1,500 to MXN 2,500; a kitchen upgrade runs MXN 25,000 to MXN 60,000 ($1,430 to $3,430 USD) for a rent bump of MXN 1,000 to MXN 2,000; and coastal-resistant finishes cost MXN 10,000 to MXN 25,000 ($570 to $1,430 USD) while reducing turnover costs significantly.
Renovations that tend to have poor ROI and should be avoided by landlords in Puerto Vallarta include luxury marble flooring (too expensive relative to rent gains), high-end designer kitchens (tenants rarely pay proportionally more), and overly customized decor that limits appeal to a broad renter base.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How strong is rental demand in Puerto Vallarta as of 2026?
What's the vacancy rate for rentals in Puerto Vallarta as of 2026?
As of early 2026, the estimated vacancy rate for long-term rental properties in Puerto Vallarta is around 6%, which indicates a relatively tight market for a beach destination with seasonal demand patterns.
Across different neighborhoods in Puerto Vallarta, vacancy rates range from as low as 3% in high-demand areas like Zona Romantica and Marina Vallarta to around 8% to 10% in less central or newer development zones like parts of Nuevo Vallarta.
Compared to Puerto Vallarta's historical average, which has hovered around 7% to 8% over the past decade, the current 6% vacancy rate reflects stronger-than-usual demand, driven by continued population growth and international interest in the city.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Puerto Vallarta.
How many days do rentals stay listed in Puerto Vallarta as of 2026?
As of early 2026, the average rental property in Puerto Vallarta stays listed for approximately 30 days before being rented.
This figure varies significantly across Puerto Vallarta, with well-priced units in prime areas like Zona Romantica or Marina Vallarta often renting within 10 to 20 days, while overpriced or luxury properties can sit on the market for 45 to 90 days or more.
Compared to one year ago, days-on-market in Puerto Vallarta has remained relatively stable, reflecting consistent demand that has kept pace with new listings entering the market.
Which months have peak tenant demand in Puerto Vallarta in 2026?
The peak months for tenant demand in Puerto Vallarta are November through April, with the strongest pressure typically occurring from December through March when seasonal renters arrive in large numbers.
The main factors driving this seasonal demand pattern in Puerto Vallarta are the influx of North American "snowbirds" escaping winter weather, holiday travel peaks, and the city's reputation as a warm-weather destination during those months.
The lowest tenant demand in Puerto Vallarta typically occurs from May through September, when the rainy season arrives and many international seasonal renters return home, leaving more inventory available and giving local renters better negotiating power.
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.
What will my monthly costs be in Puerto Vallarta as of 2026?
What property taxes should landlords expect 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 in lower-value zones 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 fiscal" (fiscal value), which is then run through tax brackets with marginal rates and fixed amounts, with bimonthly payment options and meaningful discounts available for paying early in January.
Please note that, in our property pack covering the real estate market in Puerto Vallarta, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Puerto Vallarta right now?
The utilities landlords most commonly pay on behalf of tenants in Puerto Vallarta are HOA or condominium maintenance fees ("cuota de mantenimiento") and, for furnished short-term rentals, sometimes internet service.
Monthly HOA fees in Puerto Vallarta typically range from MXN 1,500 to MXN 5,000 ($85 to $285 USD, or €80 to €260 EUR) depending on building amenities, while internet service runs around MXN 500 to MXN 800 ($30 to $45 USD) per month when included.
The common practice in Puerto Vallarta is for tenants to pay electricity (through CFE) and water (through SEAPAL) directly, while landlords cover HOA fees and sometimes bundle internet for furnished units, though arrangements vary by lease agreement.
How is rental income taxed in Puerto Vallarta as of 2026?
As of early 2026, rental income in Puerto Vallarta (and all of Mexico) is taxed under the "arrendamiento" regime, where individual landlords pay income tax on their net rental profit at progressive rates that can range from around 1.9% to 35% depending on total taxable income.
The main deductions landlords can claim against rental income in Puerto Vallarta include property taxes (predial), maintenance and repair costs, HOA fees, depreciation, and a simplified "blind deduction" option of 35% of gross rental income if you prefer not to itemize.
A common tax mistake specific to Puerto Vallarta that landlords should avoid is failing to properly declare seasonal or short-term rental income (especially when renting to international visitors), as the SAT has increasingly focused on enforcement in tourist destinations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Puerto Vallarta.
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 (Rental Values) | It's a major Mexican property portal that publishes transparent, city-level rent statistics from its own live listing inventory. | We used its Puerto Vallarta median rent per square meter and neighborhood averages to anchor our baseline rent estimates. We then adjusted by unit size and location to arrive at realistic figures for studios, 1-bedrooms, and 2-bedrooms. |
| Inmuebles24 | Inmuebles24 is one of Mexico's largest real estate marketplaces, widely used by agencies and individual landlords. | We used it as a second source to cross-check asking rent ranges in Puerto Vallarta. We also used neighborhood-specific listings to validate which areas command premium prices. |
| Vivanuncios | Vivanuncios is a major classifieds platform in Mexico with a large volume of rental listings across the country. | We used it to triangulate typical asking rents and ensure our estimates weren't biased by a single portal. We also looked for common inclusions like parking and A/C to understand tenant preferences. |
| INEGI (National Statistics Institute) | INEGI is Mexico's official statistics agency and the most credible source for inflation and housing-related data. | We used INEGI as the backbone for understanding inflation context and rent inflation methodology via the CPI housing components. We ensured our year-over-year claims aligned with Mexico's official measurement framework. |
| Banco de Mexico (Exchange Rate) | Banxico is Mexico's central bank, and its FIX rate is the standard reference exchange rate used in contracts and reporting. | We used it to convert MXN rents into approximate USD and EUR equivalents for readers who think in those currencies. We kept conversions consistent throughout the article using this official benchmark. |
| SAT (Tax Authority - Arrendamiento) | SAT is Mexico's tax authority, and this is its official starting point for rental income tax obligations. | We used it to frame how rental income is treated for individual landlords in Mexico. We summarized the practical implications without overcomplicating tax details. |
| LISR (Income Tax Law) | This is an official legislative publication of Mexico's current income tax law text. | We used it to ground our rental income taxation section in the actual law rather than blog interpretations. We focused on the key points about how rental income is taxed and what deductions apply. |
| PROFECO (Consumer Protection) | PROFECO is Mexico's consumer protection agency, and it provides practical guidance for rental relationships. | We used it to support recommendations about what tenants expect and what landlords should provide. We aligned our renovation and amenity advice with consumer-protection best practices. |
| CFE (Electricity Tariffs) | CFE is Mexico's state power utility, and this is its official tariff reference for residential electricity. | We used it to explain how electricity costs work and why bills vary based on consumption. We gave realistic ranges rather than a single misleading number. |
| SEAPAL Vallarta (Water Utility) | SEAPAL is the local public water utility serving Puerto Vallarta directly. | We used it as the authoritative reference for water service and utility responsibility. We confirmed water is typically tenant-paid in most lease arrangements. |
| Puerto Vallarta Ley de Ingresos 2025 | It's an official state-level repository for municipal revenue laws, including property tax rules and brackets. | We used it to explain how predial (property tax) is calculated in Puerto Vallarta. We translated the bracket structure into practical yearly budget estimates for typical landlords. |
| Ley de Hacienda Municipal (Jalisco) | It's an official state transparency publication of the municipal finance framework that underpins local taxes. | We used it to confirm that predial is governed by the state framework with Puerto Vallarta's municipal mechanics applied on top. We kept the explanation simple and accessible. |
| Visit Puerto Vallarta (Zona Romantica) | It's the official destination site that clearly defines key areas visitors and many renters look for. | We used it to confidently name and describe high-demand neighborhoods without guesswork. We linked those place definitions to the rent premiums we observed on listing portals. |
| CUCosta (Universidad de Guadalajara) | It's the official page of the main local university campus, which drives real rental demand in nearby areas. | We used it to anchor "near university" rental demand around a concrete, verifiable point in Ixtapa. We then mapped faster-renting areas to corridors that serve students and staff. |
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