INVESTMENT & VACATION-RENTAL INTELLIGENCE
When is high season in Puerto Vallarta, and how should I price for it?
High season in Puerto Vallarta generally runs from December through mid-April, with peaks around Christmas and Easter. Price for it by setting a higher base rate for peak weeks, adding longer minimum stays on holiday dates, and comparing your rate with similar listings every week instead of setting one price for the whole season.
Key takeaway: High season is not one price, it is a calendar of peak, strong and shoulder dates, each with its own rate and minimum stay.
The season dates above come from the Let's Travel to Mexico guide to the best time to visit Puerto Vallarta (accessed October 2026), which also notes that peak periods book months ahead. This article offers general guidance, not a rate guarantee; actual rates vary by building, view, location and demand.
How do I set a base rate for my rental?
Start with comparable listings: homes or condos in the same neighborhood with the same number of bedrooms, a similar view, similar walkability to the beach and restaurants, and similar amenities. Then adjust for what sets yours apart, such as an ocean view, a rooftop terrace, a pool or recent renovations. Data tools such as AirDNA and PriceLabs track rates and occupancy for the market, and you can use them to check your assumptions.
For neighborhood context, see our guide to Airbnb occupancy and rates by neighborhood and our look at seasonality and occupancy in Banderas Bay.
How should I price my rental for Christmas and Easter?
Christmas and Easter, which includes Semana Santa, are the peak periods within high season, so they usually justify a premium over your regular high season rate. Open these dates early, because travelers book peak weeks well in advance. Decide in advance whether you want to hold the premium rate until the dates are close or lower it if they stay open, and write that plan down so you stay consistent.
Key takeaway: Open holiday dates early and price them as their own tier rather than as ordinary high season nights.
Should I set minimum stays?
Usually yes on peak dates. A longer minimum stay on Christmas or Semana Santa protects your most valuable nights from short bookings that leave awkward gaps and add cleaning costs. In shoulder periods, shorter minimums help fill the calendar. Check your building's rules first, because some condominium regulations limit short stays; our guide to HOA fees and condo regulations in Mexico explains what to look for.
What does a pricing calendar look like across the year?
| Period | Typical demand | Pricing approach |
|---|---|---|
| December to mid-April | High season, with the strongest demand | Highest base rates, tiered by week |
| Christmas and Easter or Semana Santa | Peaks within high season | Premium tier with longer minimum stays |
| May to June | Shoulder season | Moderate rates, shorter minimum stays |
| July to September | Lower season, though families travel when schools are out | Competitive rates, flexible stays |
| October to November | Shoulder season | Moderate rates, open early for high season |
The season labels follow the Let's Travel to Mexico guide cited above. The pricing approach column is our general recommendation, not a quoted rate.
What pricing mistakes do owners make?
The most common mistakes are setting one rate and never revisiting it, forgetting to build in costs, and underpricing because of a short review history. Remember that cleaning, management and platform fees affect what you keep, so review our guide to vacation rental management fees, and plan for taxes with our overview of rental income taxes for foreign owners. A well-furnished, well-photographed home also supports a stronger rate, as we cover in furnishing and staging a vacation rental.
Frequently asked questions
When is high season in Puerto Vallarta?
High season generally runs from December through mid-April, with the strongest demand around Christmas and Easter or Semana Santa. Peak periods book months ahead.
How should I price my rental for Christmas?
Treat Christmas as its own premium tier above regular high season rates, open the dates early, and apply a longer minimum stay. Review the rate against similar listings as the dates approach.
Should I set minimum stays for my rental?
Longer minimum stays on peak dates protect your most valuable nights and reduce turnover costs. Shorter minimums in shoulder months help fill the calendar. Check building rules before you set them.
Can I use a pricing tool for my Puerto Vallarta rental?
Yes. Tools such as AirDNA and PriceLabs track market rates and occupancy and can inform your pricing. Use them to check your assumptions rather than as a replacement for local judgment.
How often should I review my rental rates?
Review rates at least weekly during high season and compare them with similar listings. Adjust for upcoming holidays, open dates and your occupancy so far.
Talk with our team about rental income
Tell us about your property or the one you are considering and we will walk through how rental pricing works in each neighborhood.
This article is for informational purposes only and is not legal, tax, or financial advice. Figures are estimates and results vary by property and situation. Confirm local rules, taxes, and ownership questions with a Mexican notario público and a qualified attorney or tax advisor. Coldwell Banker La Costa Realty fully supports the principles of the Equal Opportunity Act and the Fair Housing Act. Each office is independently owned and operated. ©2025 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are registered trademarks of Coldwell Banker Real Estate LLC.