How to Find Puerto Vallarta Long Term Rentals

Last Updated on October 23, 2024 by Kirsten Raccuia

Are you looking for Puerto Vallarta long term rentals? Then you are in the right place.

We’ve lived here for nearly two years and in two different apartments. We know what it’s like trying to find the perfect long-term rental. It’s not easy anywhere in the world, but throw in a language barrier, and boom! My stress level upgraded to meltdown mode.

But after a lot of, shall we say, kissing frogs, we found a great two-bedroom, two-bathroom home with a pool, hot tub, and rooftop deck with an ocean view. And we are a whopping 6-minute walk to the beach. But we earned it.

So, let’s dive into how to find long-term rentals in Puerto Vallarta, Mexico.

Why live in Puerto Vallarta in the first place?

For starters, Puerto Vallarta looks like a postcard.

It sits in a curve of Banderas Bay and is literally hugged by two arms of the Sierra Madre Mountains. And who doesn’t love a good hug? Any way you look, it is mountains spilling into the sea.

The city begins at the ocean and is built all the way up into the foothills. That means intoxicating views but also means steep hills in some neighborhoods.

During the rainy season, it’s hot and humid and the mountains turn the color of shimmering emeralds. And in the dry and cool season, they look like brown toast. But Puerto Vallarta can make even burnt toast look breathtaking. It’s that pretty here.

Vallarta is more than just a pretty face.

Like a hot date, there needs to be substance, or the relationship won’t sustain. Luckily, there are more reasons to live here.

The cost of living in Puerto Vallarta is relatively low compared to the rest of North America. And luxury living is affordable here. Want a rooftop pool? Ocean views? A movie theater in your building? Yes, yes, and yes. Those will cost a fraction, seriously, a fraction, of what they would in the US or Canada.

Plus, house cleaners are 500 pesos ($27) for about 4-5 hours. It’s almost rude not to employ one.

So, Puerto Vallarta has a pretty face, she’s affordable, and has all the Western amenities that make it easy to live here. Did I mention the tequila or the whale watching? What more could you want?

Who is Puerto Vallarta for?

I think it’s easier to start this by writing who it’s not for.

If you are looking for a quiet, peaceful place with lots of land, this probably isn’t for you. Can you find those things? Yes, but not within the city limits.

Mexico is effervescent, and Puerto Vallarta is a party resort town. It’s loud. The parties are loud. The holidays are loud. The music is loud. Even the dogs and roosters are loud. If you need a quiet zone, go elsewhere.

However, it’s pretty much open arms for everyone else. There are loads of single people as well as couples and families. It’s an LGTBQ hotspot. It also attracts snowbirds and sunbirds. Digital nomads? We got em. Retirees? By the plane load.

So, if you’re still wondering if this town is for you, it’s safe to say it is. Unless you’re a close-minded, miserable grump. Then stay away.    

Our experience finding a Puerto Vallarta long term rental:

Mark and I aren’t the kind of people to sit back and wait for a realtor to bring us to a few rentals. When we put our mind to something, we take charge. We looked at over 38 apartments in Penang, so we’re no stranger to putting in the hard work to find our happy rental.

We started by scouring the internet. Which in itself is daunting.

I’ve never seen so many apartments with the EXACT same pictures. Same furniture. Same fixtures. Same pool. But different buildings. In different neighborhoods. Same “rental agencies.” Apparently, a lot of “agents” don’t actually have the rentals they advertise. They steal pics from others and claim them as their own.

We worked with an agency that could never get us into any apartment they advertised.

We called and filled out forms for other agents who never responded. Apparently, their website was fake.

We were taken into the wrong units and told, “Don’t worry, your unit will be exactly the same.”

We found an apartment with a lot of potential, but the building was poorly maintained. Pool tiles were missing, and the building had plants growing through cracks in the walls. The appliances were old, and the countertop “Would for sure be replaced before we moved in,” the agent promised!

Thankfully, we, by that I mean Mark, looked at the fine print in the lease. It said we were responsible for replacing all the appliances if they broke, and they were all clearly from 1988.  

Finally, we found a very promising apartment. We signed a lease and then went to Malaysia to clear out our life there. Upon returning and showing up to move in, we were told the current renter hadn’t moved out and wouldn’t for another month. Thankfully, they had another apartment in the same building available, or we’d have nowhere to go.

Our agent said he didn’t want to ruin our “vacation” by notifying us of that little detail. We were furious. I lost it.

So, yeah. That’s how looking for long-term rentals in Puerto Vallarta went for us.

After finally getting into our proper apartment, we are happy we went through all of it. Ok, maybe not the bait-and-switch month. But it brought us to our current happy home.  

Here are some more pics of what our long-term rental in Puerto Vallarta looks like…

Best neighborhoods in Puerto Vallarta to live

If you’re unsure where to live in Puerto Vallarta, I highly suggest spending a month or two in an Airbnb in each of your top contenders. Additionally, once you’re in an Airbnb and connect with the owners, you might be able to strike a long-term rental deal with them.

The best neighborhoods in Puerto Vallarta for long term rentals are:

Cinco de Diciembre (5D): Best for local vibes.

After staying in the Romantic Zone (Old Town) for a year, we wanted something less touristy and more local. We wanted to hear more Spanish and less English and still be near the beach. It’s where we live now, and we are super happy here. It’s the perfect blend of local families, businesses, and the beach.

Centro (downtown): Best location.

Location, location, location. Centro is in between Old Town and 5D, so it’s still very touristy and hilly. The Malecon runs along it, so there is no beach to sit on. For that, you have to go south to the Old Town or north to 5D.

Old Town: Best for having it all at your footsteps.

We loved staying in the Romantic Zone — as soon as you walk out your door, everything is right there. Restaurants, so many bars, taco stands, entertainment, the beach, everything. But it’s supppper touristy, and sometimes it feels less like Mexico and more like a neighborhood in the US. Long-term rentals in the Romantic Zone are harder to find than monthly rentals.

Versalles: Best up-and-coming neighborhood.

Versalles is excellent if you don’t care to be beachside and require no hills. It’s further inland, but there are a lot of big box grocery stores there (Costco, Sam’s, Walmart, La Comer, Soriana), so shopping is a breeze. It’s been deemed the best foodie neighborhood, as many new restaurants have been popping up in the last two years.  

Other honorable mention neighborhoods for long term rentals in Puerto Vallarta:

• The Marina Vallarta: Expat-driven but a bit far from downtown
• Las Glorias: Loads of high rises with condos just south of the hotel zone.
• Pitillal: Very local area and more affordable
• Gringo Gulch: Great for river or ocean views and very hilly
• Conchas Chinas: High-end hilly living near the beach south of town
• Nuevo Vallarta: It’s the town just north of the airport and is much quieter.

These neighborhoods are also the safest places to live in Puerto Vallarta.

How to find long-term rentals in Puerto Vallarta:

Ok, so we’ve gotten all that out of the way. Let’s find you a long-term rental in Puerto Vallarta. Here’s how…

Join all the Facebook groups…all of them.

Facebook may not be your thing, but you must make it your thing when searching for houses or apartments for rent in Puerto Vallarta. These groups are essential and have a ton of info and postings about rentals.

Every rental agent, friend, taxi driver, mom, pop and con artist puts their rentals on these sites.

That being said, be wary. If it’s too good to be, it is.

Do not… I repeat, do not send someone money without seeing it in person or having someone you know scout it out. If you don’t know anyone here, reach out to me, we’ll figure something out.

There are horror stories of people sending their first month’s rent and a deposit only to get here and find no such address. And on further research, no such person exists. If that happens, you are out the money.

Puerto Vallarta rentals Facebook groups:

• Puerto Vallarta – Affordable Yearly Rentals! (for cheap Puerto Vallarta long term rentals
• Puerto Vallarta Yearly Rentals (everything is negotiable, so if you aren’t staying a year, still reach out.)
• Rentals In Puerto Vallarta for Locals and Long Term Visitors
• PV bay snowbird rentals
• Vallarta Today’s Real Estate and Rentals
• Puerto Vallarta ❤️ Housing Rentals & Sales- Information Zone 🇲🇽
• Puerto Vallarta Sales & Rentals (also good for vacation rentals)
• Puerto Vallarta For Sale & Rentals

Best all-around Puerto Vallarta info Facebook groups

• Puerto Vallarta: Everything You Need Or Want To Know
• US EXPATS in PUERTO VALLARTA
• Puerto Vallarta Digital Nomads

As a side note, if you want to move to Playa del Carmen, Cabo, Cancun, or anywhere else in Mexico, there are Facebook groups for rentals there too. Just search them out.

Puerto Vallarta long term rentals by owner

Assuming you are on the ground in Puerto Vallarta, wander around the neighborhood looking for “For Rent” or “Se renta” signs. Then, send them a message. Don’t call unless you can speak Spanish. It’ll just frustrate you. Communicating via text means you’ll have time to translate and respond.

If the condo or house has your basic requirements (e.g., a 2-bedroom condo with two bathrooms), go see it unless it’s wildly over your budget. It’s easier to negotiate in person.

Use an agent

Or multiple agents. There is no reason you should only stick with one. If they find you a place, the landlord pays them (probably with your security deposit, but who’s counting). It’s not an extra fee for you.

When you see agents advertise on Facebook groups, contact them privately and tell them what you are looking for.  

If they are worth their salt, they’ll contact you with some places in mind.

Here are a few rental agents we came across that have a great reputation and know their stuff:

Christina Herdzik

Andy Iraburo

Craigslist Puerto Vallarta

Believe it or not, you can find long-term rentals in Puerto Vallarta on Craigslist. Having a bit of Spanish could help. But Google Translate can get you through the preliminary stuff. Before you sign a lease in Spanish, get it translated so you can read the fine print before you sign it.

How much does it cost to rent in Puerto Vallarta?

That is a bit of a challenge to answer because it all depends on your comfort level.

We wanted a fully furnished two-bedroom, two-bathroom condo close to the ocean with enough space for us both to work out of.

Additionally, we needed a kitchen that included an oven, because we like to cook. Many kitchens only have a couple of burners, so be specific when you are looking.

Everything we saw was around $1600. The fact that we got a nice open space (about 1400 square feet) with a pool, BBQ, rooftop hot tub and lounge is all a bonus.

We could have paid about half that if we didn’t need air conditioning. Or if we only wanted one bathroom. But I’m a firm believer that the key to an extra happy marriage is two bathrooms. Plus, when we have visitors, 3 or 4 people sharing one bathroom is a deal breaker for me.

I have friends who have a one-bedroom, one-bathroom condo and pay about $700-800, depending on the exchange rate. I’ve heard rumors of people paying less for a one-bedroom without air conditioning. But I don’t know anyone myself.

This is a rough guide for prices. If you are ok without A/C it’ll be less. If you move farther away from the ocean, even less. A lot of it depends on what you are comfortable with.

Things to be aware of when renting in Puerto Vallarta

1. Not every place has air conditioning. If it does, it might not be in every room.
2. If you have a car, make sure you have a parking space or ample street parking. The Romantic Zone has zero street parking, so having a space is essential.
3. Before signing a lease, wander the immediate streets at various times of the day. Then, go back at night and see if any bars or clubs are open. Just because there is a quiet tour operator by day doesn’t mean it’s not a karaoke bar at 10 pm. Similarly, that taco stand you’re excited to try may be open 24 hours, and trust me, nothing quiet happens at a taco stand at 3 am. 
4. All leases are in Spanish; you may be provided with an English one, but for legal means, the Spanish ones are the only ones that count. So be sure to go to a trusted translator.
5. Not all Puerto Vallarta long term rentals are pet friendly.
6. Sometimes, unfurnished means no appliances.

Tips for finding the perfect Puerto Vallarta long-term rental

1. Negotiate for everything, not just the price. The couch looks like drunk Uncle Herman used it as a monthly rental. Ask for a new one. The place needs a paint job. Ask for it. If you find a monthly rental, but you want it for six months, ask for a lower price. And go even lower if it’s during the low season.  
2. You don’t need a car here, there are Ubers, In Drive and taxis aplenty. Not to mention busses everywhere. But if you choose a place on top of the hill, you’ll grow old waiting for them to show up. If they do at all. And forget about it during the rainy season. We live one block up a hill, and they cancel on us.
3. Look during the low season. Everything is cheaper, and landlords are more willing to drop their prices.
4. If you plan to stay for a while, consider a longer lease. You def have more negotiating power when you stay for two years vs one.
5. If you’re currently renting in Puerto Vallarta, ask the locals you know. The taxi drivers, the lady at the tortilla shop, all your usual spots. They live here and know a lot of people. They are a great source to find an affordable long-term apartment for rent.
6. To save money, move away from the beach and downtown. The further inland you go, the more affordable Puerto Vallarta’s long term rentals are. Just don’t go to the top of the hill because you’ll pay for those breathtaking ocean views.
7. You will most likely have to pay the first month, last month, and one month as a security deposit. Get a receipt.

Puerto Vallarta long-term rentals wrap up

So, there you have it. A guide for finding your perfect long term rental in Puerto Vallarta. If you have any questions about living here, reach out. I’m happy to help in any way I can.

XO,

K