{"id":20459,"date":"2026-06-17T10:23:13","date_gmt":"2026-06-17T16:23:13","guid":{"rendered":"https:\/\/beachpleasemexico.com\/?p=20459"},"modified":"2026-06-17T10:23:17","modified_gmt":"2026-06-17T16:23:17","slug":"roi","status":"publish","type":"post","link":"https:\/\/beachpleasemexico.com\/es\/roi\/","title":{"rendered":"C\u00f3mo calcular el retorno de la inversi\u00f3n (ROI) de una propiedad de alquiler a corto plazo en M\u00e9xico."},"content":{"rendered":"<p class=\"wp-block-paragraph\">Buying a vacation property in Mexico to rent on Airbnb sounds simple on paper: buy a nice place near the beach, list it, collect income. The math behind a solid investment is more layered than that, and getting it wrong usually shows up a year later when the &#8220;passive income&#8221; property turns out to barely break even.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide walks through the actual formula investors use to calculate ROI on an all-cash beach property in Mexico, with a full breakdown of the monthly costs that most buyers underestimate.<\/p>\n\n\n\n<div style=\"height:50px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\t\t\t\t<div class=\"wp-block-uagb-table-of-contents uagb-toc__align-left uagb-toc__columns-1  uagb-block-13ec6260\"\n\t\t\t\t\tdata-scroll= \"1\"\n\t\t\t\t\tdata-offset= \"30\"\n\t\t\t\t\tstyle=\"\"\n\t\t\t\t>\n\t\t\t\t<div class=\"uagb-toc__wrap\">\n\t\t\t\t\t\t<div class=\"uagb-toc__title\">\n\t\t\t\t\t\t\tTabla de contenidos\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<div class=\"uagb-toc__list-wrap\">\n\t\t\t\t\t\t<ol class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#the-core-roi-formula\" class=\"uagb-toc-link__trigger\">The Core ROI Formula<\/a><ul class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#step-1-total-cash-invested\" class=\"uagb-toc-link__trigger\">Step 1: Total Cash Invested<\/a><li class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#step-2-gross-rental-revenue\" class=\"uagb-toc-link__trigger\">Step 2: Gross Rental Revenue<\/a><li class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#step-3-operating-expenses-the-part-most-buyers-underestimate\" class=\"uagb-toc-link__trigger\">Step 3: Operating Expenses \u2014 The Part Most Buyers Underestimate<\/a><\/li><\/ul><\/li><li class=\"uagb-toc__list\"><a href=\"#a-worked-example\" class=\"uagb-toc-link__trigger\">A Worked Example<\/a><li class=\"uagb-toc__list\"><a href=\"#dont-stop-at-cash-flow-factor-in-appreciation\" class=\"uagb-toc-link__trigger\">Don&#039;t Stop at Cash Flow \u2014 Factor in Appreciation<\/a><li class=\"uagb-toc__list\"><a href=\"#the-bottom-line\" class=\"uagb-toc-link__trigger\">The Bottom Line<\/a><\/ul><\/ol>\t\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\n\n\n<div style=\"height:50px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<h2 class=\"wp-block-heading\">The Core ROI Formula<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If you&#8217;re paying cash (no mortgage), your return is a straightforward cash-on-cash calculation:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>ROI = Net Operating Income (NOI) \u00f7 Total Cash Invested<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two numbers drive everything: how much cash you put in, and how much net income the property generates each year. Get either one wrong and the ROI number is meaningless, so it&#8217;s worth being precise on both.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 1: Total Cash Invested<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">This is more than the sale price. A property that isn&#8217;t furnished, registered, and listing-ready isn&#8217;t actually generating income yet, so all of the following count as part of your invested capital:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Purchase price<\/li>\n\n\n\n<li>Closing costs (notario fees, ISAI transfer tax, registration \u2014 typically 5 to 8% of price in Mexico)<\/li>\n\n\n\n<li>Fideicomiso setup fee, if the property sits in the restricted coastal zone (most beachfront property does)<\/li>\n\n\n\n<li>Furnishing and setup (furniture, kitchenware, linens, professional photos, listing creation \u2014 often $15,000 to $40,000 USD for a full furnish)<\/li>\n\n\n\n<li>A cash reserve to cover the first few months before bookings ramp up<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Add these together and you have your true denominator.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 2: Gross Rental Revenue<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Revenue is calculated as:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Average Daily Rate \u00d7 Occupancy Rate \u00d7 365 days<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The mistake here is using a best-case occupancy number pulled from a peak month. Riviera Nayarit and Puerto Vallarta have a strong winter season and a slower summer, so annual occupancy for a well-managed beachfront unit typically lands between 55% and 70%. Model the seasonality month by month if you can, rather than using one flat annual number.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 3: Operating Expenses \u2014 The Part Most Buyers Underestimate<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">This is where ROI projections usually go wrong. Below are the real monthly costs of running a short-term rental in Mexico.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Expense<\/th><th>Typical Range<\/th><th>Notes<\/th><\/tr><\/thead><tbody><tr><td>HOA fees (Cuota de Mantenimiento)<\/td><td>$150\u2013$600 USD\/month<\/td><td>Higher for beachfront towers with pools, gyms, security<\/td><\/tr><tr><td>Electricidad<\/td><td>$100\u2013$500 USD\/month<\/td><td>Spikes heavily in summer from AC use; can exceed $800 in peak heat months for larger units<\/td><\/tr><tr><td>Property tax (predial)<\/td><td>Low, but budget monthly<\/td><td>Mexico&#8217;s predial is low relative to the US, often a few hundred USD per year, but include it<\/td><\/tr><tr><td>Cleaning costs<\/td><td>$40\u2013$80 USD per turnover<\/td><td>Often passed to the guest as a fee, but confirm it&#8217;s not being subsidized by you<\/td><\/tr><tr><td>Rental management commission<\/td><td>~20% of gross revenue<\/td><td>Standard market rate for full-service management (listing, guest communication, check-in\/out coordination)<\/td><\/tr><tr><td>Property manager retainer<\/td><td>$100\u2013$300 USD\/month<\/td><td>Covers having someone on call to handle anything that breaks inside the unit<\/td><\/tr><tr><td>General maintenance &amp; upkeep<\/td><td>~1% of property value per year<\/td><td>A safe rule of thumb; divide by 12 for the monthly reserve<\/td><\/tr><tr><td>Mexico income tax withholding (ISR\/IVA)<\/td><td>Varies by income level<\/td><td>Airbnb and Booking.com now withhold this automatically at the platform level on Mexican-sourced income<\/td><\/tr><tr><td>Fideicomiso annual fee<\/td><td>$500\u2013$700 USD\/year<\/td><td>Divide by 12 for the monthly equivalent<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Add these up and you get your true monthly operating cost. Multiply by 12 for the annual figure.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>NOI = Gross Annual Revenue \u2212 Annual Operating Expenses<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A Worked Example<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Here&#8217;s how it plays out for a mid-size beachfront condo:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Line Item<\/th><th>Amount (USD)<\/th><\/tr><\/thead><tbody><tr><td>Purchase price + closing + furnishing<\/td><td>$400,000 (total cash invested)<\/td><\/tr><tr><td>Average Daily Rate<\/td><td>$300<\/td><\/tr><tr><td>Annual occupancy<\/td><td>60%<\/td><\/tr><tr><td><strong>Gross annual revenue<\/strong><\/td><td><strong>$65,700<\/strong><\/td><\/tr><tr><td>Management commission (20%)<\/td><td>$13,140<\/td><\/tr><tr><td>Tarifas de HOA<\/td><td>$4,800\/year<\/td><\/tr><tr><td>Electricidad<\/td><td>$3,600\/year<\/td><\/tr><tr><td>Property manager retainer<\/td><td>$2,400\/year<\/td><\/tr><tr><td>Cleaning costs (net of guest pass-through)<\/td><td>$1,500\/year<\/td><\/tr><tr><td>Maintenance reserve (1% of value)<\/td><td>$4,000\/year<\/td><\/tr><tr><td>Property tax<\/td><td>$300\/year<\/td><\/tr><tr><td>Fideicomiso fee<\/td><td>$600\/year<\/td><\/tr><tr><td>Income tax withholding<\/td><td>~$2,500\/year (varies)<\/td><\/tr><tr><td><strong>Total operating expenses<\/strong><\/td><td><strong>$32,840<\/strong><\/td><\/tr><tr><td><strong>Net Operating Income (NOI)<\/strong><\/td><td><strong>$32,860<\/strong><\/td><\/tr><tr><td><strong>Cash-on-cash ROI<\/strong><\/td><td><strong>8.2%<\/strong><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">For an all-cash beach property in this market, anything landing in the 7 to 10% range is a solid, defensible number. Numbers above that usually mean either a genuinely strong location and pricing edge, or occupancy and ADR assumptions that deserve a second look.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Don&#8217;t Stop at Cash Flow \u2014 Factor in Appreciation<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Cash-on-cash ROI only measures the income side. If you&#8217;re holding the property for several years, the more complete picture is total return:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Total Return = (NOI + Change in Property Value) \u00f7 Total Cash Invested<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In growing coastal markets like Riviera Nayarit, appreciation can outweigh the income yield over a five to seven year hold. If you&#8217;re modeling an eventual sale, IRR (internal rate of return) is the more accurate tool, since it accounts for the timing of cash flows and the exit proceeds, including capital gains tax treatment, which differs for residents and non-residents.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Bottom Line<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">ROI on a Mexican beach rental comes down to three honest numbers: what you actually invested to get the unit rent-ready, what it realistically earns after every recurring cost, and what happens to its value if you hold it for the long term. Skip any one of those and the projection looks better than the property will actually perform.<\/p>","protected":false},"excerpt":{"rendered":"<p>Buying a vacation property in Mexico to rent on Airbnb sounds simple on paper: buy a nice place near the beach, list it, collect income. The math behind a solid investment is more layered than that, and getting it wrong usually shows up a year later when the &#8220;passive income&#8221; property turns out to barely [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":20461,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_uag_custom_page_level_css":"","_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"set","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"categories":[1],"tags":[],"class_list":["post-20459","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How to Calculate ROI on a Short-Term Rental Property in Mexico - Beach Please Mexico<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/beachpleasemexico.com\/es\/roi\/\" \/>\n<meta property=\"og:locale\" content=\"es_MX\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"How to Calculate ROI on a Short-Term Rental Property in Mexico - Beach Please Mexico\" \/>\n<meta property=\"og:description\" content=\"Buying a vacation property in Mexico to rent on Airbnb sounds simple on paper: buy a nice place near the beach, list it, collect income. 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Beach Please Mexico","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/beachpleasemexico.com\/es\/roi\/","og_locale":"es_MX","og_type":"article","og_title":"How to Calculate ROI on a Short-Term Rental Property in Mexico - Beach Please Mexico","og_description":"Buying a vacation property in Mexico to rent on Airbnb sounds simple on paper: buy a nice place near the beach, list it, collect income. The math behind a solid investment is more layered than that, and getting it wrong usually shows up a year later when the &#8220;passive income&#8221; property turns out to barely [&hellip;]","og_url":"https:\/\/beachpleasemexico.com\/es\/roi\/","og_site_name":"Beach Please Mexico","article_publisher":"https:\/\/facebook.com\/beachpleasemexico","article_published_time":"2026-06-17T16:23:13+00:00","article_modified_time":"2026-06-17T16:23:17+00:00","og_image":[{"width":1900,"height":1268,"url":"https:\/\/beachpleasemexico.com\/wp-content\/uploads\/2026\/06\/Screenshot-2026-06-17-at-10.22.53-AM.jpg","type":"image\/jpeg"}],"author":"ericrglez","twitter_card":"summary_large_image","twitter_misc":{"Escrito por":"ericrglez","Tiempo de lectura":"4 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a vacation property in Mexico to rent on Airbnb sounds simple on paper: buy a nice place near the beach, list it, collect income. The math behind a solid investment is more layered than that, and getting it wrong usually shows up a year later when the &#8220;passive income&#8221; property turns out to barely&hellip;","_links":{"self":[{"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/posts\/20459","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/comments?post=20459"}],"version-history":[{"count":1,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/posts\/20459\/revisions"}],"predecessor-version":[{"id":20460,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/posts\/20459\/revisions\/20460"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/media\/20461"}],"wp:attachment":[{"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/media?parent=20459"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/categories?post=20459"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/beachpleasemexico.com\/es\/wp-json\/wp\/v2\/tags?post=20459"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}