INVESTMENT & VACATION-RENTAL INTELLIGENCE
How much do property managers charge in Puerto Vallarta?
Full-service vacation rental management in Puerto Vallarta commonly runs about 15% to 30% of rental revenue. Long-term rental management is usually lower, about 8% to 12% of monthly rent, and basic caretaking or house-watching is often a flat fee of roughly $150 to $400 USD per month. Cleaning, maintenance, and repairs are usually billed separately.
Key takeaway: The percentage is only part of the cost. Compare what is included in the base fee and what is billed on top before you decide.
Typical fee structures
| Service model | Typical fee | Basis |
|---|---|---|
| Full-service vacation rental | 15% to 30% | Rental revenue |
| Long-term rental | 8% to 12% | Monthly rent |
| Caretaking or house-watching | $150 to $400 USD | Flat monthly fee |
| A la carte services | Quoted per task | Per visit or per task |
These ranges come from our guide to property management in Puerto Vallarta and reflect typical local practice. Individual managers set their own rates, so always request a written quote.
What is included in the fee?
Guest and tenant services
Listing and pricing across booking platforms, answering inquiries, screening guests, coordinating check-in and check-out, and handling issues during stays.
Maintenance and property care
Cleaning between guests, pool and landscaping upkeep, pest control, air conditioning servicing, and coordinating repairs with local contractors, plus periodic walk-throughs.
Financial and administrative support
Collecting booking payments, paying HOA fees, utilities, and property tax on your behalf, and providing monthly owner statements. Some managers also help with Mexican rental tax filings, though the owner remains responsible for compliance. See our overview of rental income taxes for foreign owners.
What usually costs extra?
- Cleaning and laundry, often charged per stay.
- Maintenance and repairs, sometimes with a markup on contractor invoices.
- Emergency call-outs after hours.
- Supplies and restocking such as linens and toiletries.
- Platform and payment fees, which may be deducted from payouts.
Itemizing base fees against separately billed items is the easiest way to compare quotes fairly, since that is where quotes tend to differ most.
How to choose a manager
- Ask for owner references and recent owner statements.
- Confirm how often you will receive reports and how quickly the manager responds.
- Check after-hours coverage for emergencies.
- Review cancellation and termination terms before you sign.
- Verify they handle collecting and remitting lodging taxes where required.
If you are still deciding what to buy, see our guides to vacation rental ROI and rental yield for a condo, or browse our featured properties.
Frequently asked questions
How much does a property manager charge in Puerto Vallarta?
Full-service vacation rental management commonly runs about 15% to 30% of rental revenue, long-term rental management about 8% to 12% of monthly rent, and caretaking about $150 to $400 USD per month. Cleaning and repairs are usually extra.
What is included in vacation rental management fees?
Typically listing and pricing, guest communication, check-in coordination, cleaning coordination, maintenance oversight, and monthly owner statements. Exact services vary by manager.
What costs extra beyond the management fee?
Cleaning, laundry, repairs, emergency call-outs, supplies, and sometimes platform fees. Ask for these in writing before you sign.
How do I choose a vacation rental manager in Puerto Vallarta?
Request references and sample owner statements, confirm reporting and response times, check after-hours coverage, and review termination terms.
Get an owner-focused view of rental costs
Planning to buy or rent out a property on Banderas Bay? We can introduce you to options and help you build a realistic cost picture.
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.