{"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\">Comprar una propiedad vacacional en M\u00e9xico para alquilarla en Airbnb suena sencillo en teor\u00eda: comprar un buen lugar cerca de la playa, publicarlo y obtener ingresos. Sin embargo, las matem\u00e1ticas detr\u00e1s de una inversi\u00f3n s\u00f3lida son m\u00e1s complejas, y un error suele notarse un a\u00f1o despu\u00e9s, cuando la propiedad que generaba &quot;ingresos pasivos&quot; apenas cubre los costos.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Esta gu\u00eda explica la f\u00f3rmula que utilizan los inversores para calcular el retorno de la inversi\u00f3n (ROI) en una propiedad de playa en M\u00e9xico que se compra al contado, con un desglose completo de los costos mensuales que la mayor\u00eda de los compradores subestiman.<\/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\">La f\u00f3rmula principal del ROI<\/a><ul class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#step-1-total-cash-invested\" class=\"uagb-toc-link__trigger\">Paso 1: Capital total invertido<\/a><li class=\"uagb-toc__list\"><li class=\"uagb-toc__list\"><a href=\"#step-2-gross-rental-revenue\" class=\"uagb-toc-link__trigger\">Paso 2: Ingresos brutos por alquiler<\/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\">Paso 3: Gastos operativos: la parte que la mayor\u00eda de los compradores subestiman.<\/a><\/li><\/ul><\/li><li class=\"uagb-toc__list\"><a href=\"#a-worked-example\" class=\"uagb-toc-link__trigger\">Un ejemplo pr\u00e1ctico<\/a><li class=\"uagb-toc__list\"><a href=\"#dont-stop-at-cash-flow-factor-in-appreciation\" class=\"uagb-toc-link__trigger\">No te limites al flujo de caja: ten en cuenta la apreciaci\u00f3n.<\/a><li class=\"uagb-toc__list\"><a href=\"#the-bottom-line\" class=\"uagb-toc-link__trigger\">En resumen<\/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\">La f\u00f3rmula principal del ROI<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Si pagas al contado (sin hipoteca), tu rentabilidad se calcula f\u00e1cilmente mediante el m\u00e9todo de efectivo sobre efectivo:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>ROI = Ingresos operativos netos (ION) \u00f7 Efectivo total invertido<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dos cifras lo determinan todo: la inversi\u00f3n inicial y los ingresos netos que genera la propiedad anualmente. Si alguna de ellas falla, el retorno de la inversi\u00f3n (ROI) pierde sentido, por lo que es fundamental ser preciso en ambas.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Paso 1: Capital total invertido<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Esto es m\u00e1s que el precio de venta. Una propiedad que no est\u00e1 amueblada, registrada y lista para su venta a\u00fan no genera ingresos, por lo que todo lo siguiente cuenta como parte de su capital invertido:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Precio de compra<\/li>\n\n\n\n<li>Gastos de cierre (honorarios del notario, impuesto de transferencia ISAI, registro \u2014 normalmente entre 5 y 8% del precio en M\u00e9xico)<\/li>\n\n\n\n<li>Tarifa de constituci\u00f3n del fideicomiso, si la propiedad se encuentra en la zona costera restringida (la mayor\u00eda de las propiedades frente al mar lo est\u00e1n).<\/li>\n\n\n\n<li>Amueblamiento y montaje (muebles, menaje de cocina, ropa de cama, fotos profesionales, creaci\u00f3n del anuncio: a menudo entre 15.000 y 40.000 USD para un amueblamiento completo).<\/li>\n\n\n\n<li>Una reserva de efectivo para cubrir los primeros meses antes de que aumenten las reservas.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Suma estos valores y obtendr\u00e1s el denominador real.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Paso 2: Ingresos brutos por alquiler<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Los ingresos se calculan de la siguiente manera:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Tarifa diaria promedio \u00d7 Tasa de ocupaci\u00f3n \u00d7 365 d\u00edas<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">El error radica en utilizar una cifra de ocupaci\u00f3n optimista extra\u00edda de un mes de temporada alta. Riviera Nayarit y Puerto Vallarta tienen una temporada alta de invierno y una temporada baja de verano, por lo que la ocupaci\u00f3n anual de un alojamiento frente al mar bien gestionado suele oscilar entre 55% y 70%. Si es posible, modele la estacionalidad mes a mes, en lugar de utilizar una cifra anual fija.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Paso 3: Gastos operativos: la parte que la mayor\u00eda de los compradores subestiman.<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Aqu\u00ed es donde suelen fallar las proyecciones de retorno de la inversi\u00f3n. A continuaci\u00f3n, se muestran los costos mensuales reales de administrar un alquiler a corto plazo en M\u00e9xico.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Gastos<\/th><th>Rango t\u00edpico<\/th><th>Notas<\/th><\/tr><\/thead><tbody><tr><td>Tarifas de HOA (Cuota de Mantenimiento)<\/td><td>$150\u2013$600 USD\/mes<\/td><td>Precios m\u00e1s altos para torres frente al mar con piscinas, gimnasios y seguridad.<\/td><\/tr><tr><td>Electricidad<\/td><td>$100\u2013$500 USD\/mes<\/td><td>Aumenta considerablemente en verano debido al uso del aire acondicionado; puede superar los $800 en los meses de mayor calor para unidades m\u00e1s grandes.<\/td><\/tr><tr><td>Impuesto sobre la propiedad (premarcaci\u00f3n)<\/td><td>Bajo, pero presupuesto mensual<\/td><td>El predial de M\u00e9xico es bajo en relaci\u00f3n con el de Estados Unidos, a menudo unos pocos cientos de d\u00f3lares al a\u00f1o, pero incl\u00fayalo<\/td><\/tr><tr><td>Costos de limpieza<\/td><td>$40\u2013$80 USD por facturaci\u00f3n<\/td><td>A menudo se cobra al hu\u00e9sped como una tarifa, pero confirme que no est\u00e1 siendo subvencionado por usted.<\/td><\/tr><tr><td>comisi\u00f3n de gesti\u00f3n de alquileres<\/td><td>~20% de ingresos brutos<\/td><td>Tarifa est\u00e1ndar de mercado para la gesti\u00f3n integral (publicaci\u00f3n del anuncio, comunicaci\u00f3n con los hu\u00e9spedes, coordinaci\u00f3n de entrada y salida).<\/td><\/tr><tr><td>honorarios del administrador de propiedades<\/td><td>$100\u2013$300 USD\/mes<\/td><td>Cubre tener a alguien de guardia para solucionar cualquier problema que surja dentro de la unidad.<\/td><\/tr><tr><td>Mantenimiento general y conservaci\u00f3n<\/td><td>~1% de valor de la propiedad por a\u00f1o<\/td><td>Una regla pr\u00e1ctica segura: divida entre 12 para obtener la reserva mensual.<\/td><\/tr><tr><td>Retenci\u00f3n del impuesto sobre la renta en M\u00e9xico (ISR\/IVA)<\/td><td>Var\u00eda seg\u00fan el nivel de ingresos.<\/td><td>Airbnb y Booking.com ahora retienen esto autom\u00e1ticamente a nivel de plataforma sobre los ingresos de origen mexicano.<\/td><\/tr><tr><td>Cuota anual de Fideicomiso<\/td><td>$500\u2013$700 USD\/a\u00f1o<\/td><td>Divide entre 12 para obtener el equivalente mensual.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Suma estas cantidades y obtendr\u00e1s tu costo operativo mensual real. Multiplica por 12 para obtener la cifra anual.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Ingreso Operativo Neto (ION) = Ingresos Brutos Anuales \u2212 Gastos Operativos Anuales<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Un ejemplo pr\u00e1ctico<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">As\u00ed es como funciona para un condominio mediano frente a la playa:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Art\u00edculo de l\u00ednea<\/th><th>Importe (USD)<\/th><\/tr><\/thead><tbody><tr><td>Precio de compra + gastos de cierre + mobiliario<\/td><td>$400.000 (efectivo total invertido)<\/td><\/tr><tr><td>Tarifa diaria promedio<\/td><td>$300<\/td><\/tr><tr><td>Ocupaci\u00f3n anual<\/td><td>60%<\/td><\/tr><tr><td><strong>Ingresos brutos anuales<\/strong><\/td><td><strong>$65,700<\/strong><\/td><\/tr><tr><td>Comisi\u00f3n de gesti\u00f3n (20%)<\/td><td>$13,140<\/td><\/tr><tr><td>Tarifas de HOA<\/td><td>$4.800\/a\u00f1o<\/td><\/tr><tr><td>Electricidad<\/td><td>$3.600\/a\u00f1o<\/td><\/tr><tr><td>honorarios del administrador de propiedades<\/td><td>$2.400\/a\u00f1o<\/td><\/tr><tr><td>Costes de limpieza (neto del cargo por servicio del hu\u00e9sped)<\/td><td>$1.500\/a\u00f1o<\/td><\/tr><tr><td>Reserva de mantenimiento (valor de 1%)<\/td><td>$4.000\/a\u00f1o<\/td><\/tr><tr><td>Impuesto sobre la propiedad<\/td><td>$300\/a\u00f1o<\/td><\/tr><tr><td>Tarifa fideicomiso<\/td><td>$600\/a\u00f1o<\/td><\/tr><tr><td>retenci\u00f3n del impuesto sobre la renta<\/td><td>~$2.500\/a\u00f1o (variable)<\/td><\/tr><tr><td><strong>Gastos operativos totales<\/strong><\/td><td><strong>$32,840<\/strong><\/td><\/tr><tr><td><strong>Ingresos operativos netos (ION)<\/strong><\/td><td><strong>$32,860<\/strong><\/td><\/tr><tr><td><strong>Retorno de la inversi\u00f3n en efectivo<\/strong><\/td><td><strong>8.2%<\/strong><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Para una propiedad de playa que se paga al contado en este mercado, cualquier cifra entre 7 y 10% es s\u00f3lida y justificable. Las cifras superiores suelen indicar una ubicaci\u00f3n y un precio realmente ventajosos, o bien supuestos de ocupaci\u00f3n y ADR que merecen una revisi\u00f3n m\u00e1s detallada.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">No te limites al flujo de caja: ten en cuenta la apreciaci\u00f3n.<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">El retorno de la inversi\u00f3n en efectivo solo mide los ingresos. Si mantiene la propiedad durante varios a\u00f1os, la imagen m\u00e1s completa es el retorno total:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Rentabilidad total = (Ingresos operativos netos + Variaci\u00f3n del valor de la propiedad) \u00f7 Capital total invertido<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">En mercados costeros en crecimiento como Riviera Nayarit, la apreciaci\u00f3n del valor puede superar la rentabilidad de los ingresos durante un per\u00edodo de inversi\u00f3n de cinco a siete a\u00f1os. Si se est\u00e1 planificando una venta futura, la TIR (tasa interna de retorno) es la herramienta m\u00e1s precisa, ya que considera el momento de los flujos de efectivo y las ganancias de la venta, incluyendo el tratamiento fiscal de las ganancias de capital, que difiere para residentes y no residentes.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">En resumen<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">El retorno de la inversi\u00f3n (ROI) de un alquiler en una playa mexicana se reduce a tres cifras clave: la inversi\u00f3n inicial para acondicionar la propiedad, sus ingresos reales despu\u00e9s de descontar todos los gastos recurrentes y la evoluci\u00f3n de su valor a largo plazo. Si se omite cualquiera de estos factores, la proyecci\u00f3n ser\u00e1 mejor de lo que realmente generar\u00e1 la propiedad.<\/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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