Best Neighborhoods in Puerto Vallarta for Airbnb Income: Real 2025 Data
The question serious investors ask isn't "how much does an Airbnb make in Puerto Vallarta?" — it's "which neighborhood should I buy in so the numbers actually work?" The answer swings hard from one area to the next, and almost nobody answers it with real data.
So we ran it. We crossed the real income of ~16,400 active Airbnbs across Banderas Bay in 2025 (median, gross, geolocated by neighborhood) against the current median asking price of condos on the MLS in each area. The result is the honest gross yield by neighborhood — no cherry-picking, no peak-season screenshot.
Gross rental yield by neighborhood in Puerto Vallarta & Riviera Nayarit (2025)
| Neighborhood | Median condo price | Airbnb revenue / yr | Occupancy | Gross yield |
|---|---|---|---|---|
| Amapas | US$647,800 | US$31,200 | 63% | 4.8% |
| Punta de Mita | US$875,000 | US$40,500 | 51% | 4.6% |
| Conchas Chinas | US$895,000 | US$36,200 | 62% | 4.0% |
| Romantic Zone | US$557,000 | US$20,500 | 62% | 3.7% |
| La Cruz de Huanacaxtle | US$400,200 | US$13,900 | 46% | 3.5% |
| Nuevo Vallarta | US$530,600 | US$17,400 | 53% | 3.3% |
| Flamingos | US$390,000 | US$12,300 | 46% | 3.2% |
| Hotel Zone | US$556,400 | US$17,300 | 57% | 3.1% |
| Sayulita | US$679,900 | US$17,400 | 56% | 2.6% |
| Marina Vallarta | US$498,100 | US$12,000 | 52% | 2.4% |
| Bucerías | US$492,500 | US$11,500 | 49% | 2.3% |
Median price of active MLS condos (class A). Airbnb revenue = 2025 median annual gross of active geolocated listings. Gross yield = revenue ÷ price, before platform fees, management, property tax, HOA and vacancy. FX ~18.5 MXN/USD.
How to read these numbers (the honest version)
These are gross yields. To get to net, subtract 25%–40%: Airbnb's cut, management and cleaning, property tax (predial), HOA fees and empty weeks. A neighborhood at 4.8% gross usually lands around 3%–3.6% net; one at 2.5% gross can fall near 1.5% net after costs.
What the table doesn't show is appreciation. Expensive, established areas (Conchas Chinas, Punta de Mita) yield less on rent but have historically appreciated more and are easier to resell. Entry-level zones cash-flow harder but lean more on tourist volume.
Where the best balance is
Amapas, Punta de Mita, Conchas Chinas lead on gross yield. Amapas stands out because it pairs still-reachable prices with high occupancy (63%), thanks to walkable access to the Romantic Zone and the south beaches. The Romantic Zone (Emiliano Zapata) is the most consistent cash-flow play: deep inventory, 62% occupancy and year-round demand.
If your priority is cash flow, look at Amapas and the Romantic Zone. If it's appreciation and prestige, Conchas Chinas and Punta de Mita. If you want a lower entry ticket with decent rent, La Cruz de Huanacaxtle and Nuevo Vallarta.
The fine print that matters
- Short-term rental rules: confirm the condo bylaws and municipal rules before buying. Some buildings limit or ban nightly rentals.
- Seasonality: bay occupancy peaks near ~90% in February and dips to ~35-45% in September. Underwrite the annual average, not the peak-season screenshot.
- Bank trust & closing costs: as a foreign buyer in the coastal zone, add the fideicomiso (~US$500-800/yr) and 5-8% closing costs up front.
Want the math on a specific property? Browse condos for sale by neighborhood and we'll run the real numbers with you — not averages, your unit.
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