When someone asks me if a property in Puerto Aventuras "gives good rental income," my first answer is always the same: it depends on which numbers you're using to calculate it.
In the Riviera Maya there is an enormous gap between what developers project in their sales materials and what owners actually deposit into their accounts each month. Puerto Aventuras is no exception. The good news is that there is real public data to do the exercise honestly.
The market numbers
AirDNA, the most widely used short-term rental analytics platform in the industry, reports for Puerto Aventuras 700 active properties on Airbnb and Vrbo, with average occupancy of 48%, an average daily rate of US$282.5, a RevPAR of US$137.7, and annual revenue of US$21,800.
Those numbers tell a specific story. An occupancy rate of 48% means the property is rented approximately 175 nights per year — less than half the time. Annual revenue of US$21,800 means gross income of around US$1,817 per month before any costs.
It's also worth understanding how the supply is distributed. 54% of properties list only on Airbnb, 9% only on Vrbo, and 37% on both platforms. 96% of the inventory is entire-home rental — not rooms or shared studios. And the dominant size is 2 bedrooms. This confirms that Puerto Aventuras is a families and small groups market, not a budget solo traveler one.
Observed rates by property type
Platform data shows fairly clear ranges depending on location and property type.
A 2-bedroom apartment in the interior or with marina views typically lists between US$150 and US$160 per night. A 2-bedroom apartment or penthouse facing the ocean moves to US$250–300. A premium beachfront penthouse can reach US$600 or more. For houses, a 3-bedroom family property runs around US$255–280 per night, and a higher-end villa or house starts from US$575.
These are listing rates — what the owner publishes, not necessarily what closes. AirDNA's aggregate ADR of US$282.5 is the most useful number for projections because it reflects what is actually being charged on average across the market.
The exercise nobody does before buying
Let's take a concrete case. A 2-bedroom marina-facing apartment in Puerto Aventuras has an approximate sale price of US$450,000. Using the market ADR and average occupancy, the gross annual revenue would be around US$21,800.
Before calling that a "return," you need to subtract the real operating costs.
Platform commission — Airbnb charges property owners between 14% and 16% in Mexico — takes approximately US$3,200 per year. If you use a property manager, add another 20–25% on gross revenue, approximately US$4,360 additionally. The HOA fee for that specific apartment may be between MXN$6,000 and MXN$10,000 per month — between US$3,600 and US$6,000 per year at the current exchange rate. Operating expenses — cleaning, supplies, minor maintenance, insurance — easily add US$2,000–3,000 annually.
Running the conservative exercise: gross revenue US$21,800 minus total costs of approximately US$13,000–16,000, the real net income moves in a range of US$6,000–9,000 per year. On a US$450,000 investment, that's a net yield of between 1.3% and 2%.
That's not necessarily a bad number — it depends on why you're buying. If you also use the property part of the year, if you're expecting appreciation, or if you have a long-term patrimonial profile, those numbers make sense. If you're buying exclusively to live off vacation rental income, the exercise says something different.
What moves the yield up or down
There are factors that can significantly improve these numbers and factors that deteriorate them.
What improves yield: waterfront or marina-facing location, active professional management with dynamic pricing strategy, listing on multiple platforms simultaneously, fully equipped and well-photographed properties, and well-captured high seasons — Christmas, Easter and summer in Puerto Aventuras have significantly higher occupancy and rates than the annual average.
What deteriorates yield: high HOA fees not accounted for in the model, condominium bylaws restricting short-term rental, aging properties requiring recurring maintenance investment, and management without a pricing strategy that leaves the rate fixed year-round.
The critical point: the condominium bylaws
In Puerto Aventuras there is no single short-term rental policy for the entire development. Each building and each condominium regime has its own rules about minimum nights, guest registration, quiet hours and access.
Some condominiums allow short-term rental without restrictions. Others require minimum stays, limit the number of rentals per year, or have stricter guest registration processes. And some have short-term rental that creates friction with other residents.
If your investment model depends on vacation rental, the specific condominium's bylaws are the most important document you need to read before signing — more important than the purchase agreement.
How we handle this at Reference
When a client tells us they want to buy in Puerto Aventuras to rent it out, we do three things before showing properties.
First we review the specific condominium's bylaws to confirm short-term rental is permitted and under what conditions. Second we run the real yield exercise with complete costs, not just gross revenue. Third we compare the result with other market options so the client can make an informed decision.
Vacation rental in Puerto Aventuras works. But it works well when the model is properly structured from the start.
If you're evaluating a property in Puerto Aventuras and want to run this exercise with us before deciding, we'd be glad to help.
Sources: AirDNA · Vrbo · Airbnb · Inmuebles24 · puertoaventuras.com · Lamudi
This article is for informational purposes only. The yields mentioned are estimates based on public data from listings and rental platforms, not audited closings. Every property and situation is different.
Nat Vázquez
Real Estate Advisor · Reference Real Estate
📍 Playa del Carmen, Quintana Roo
📱 +52 (984) 195-0103