Looking for reliable short-term rental income in Mazatlán but unsure where to buy? You are not alone. Between beachfront buzz, colonial charm, and marina life, each neighborhood attracts different guests and revenue patterns. In this guide, you will see how Zona Dorada, Centro Histórico, and the Marina area stack up for 4–8% gross yield targets, plus the key steps to underwrite your deal with confidence. Let’s dive in.
Why Mazatlán STRs work
Mazatlán’s appeal blends beach time with cultural energy. Demand is driven by wide beaches and the Malecon, year-round cultural attractions, Carnaval, and sportfishing and boating linked to the Marina. Seasonal direct flights and winter travel from the U.S. and Canada add momentum.
Expect high season from roughly November through April, with sharp spikes during Carnaval and Semana Santa. Low season is typically the hotter, rainy summer and early fall. Plan for strong ADRs and occupancy in peak months and more variability the rest of the year.
Typical guest profiles differ by area. Zona Dorada draws beach-first travelers and families on shorter stays. Centro Histórico attracts culture seekers, couples, and event attendees on mid-length trips. The Marina area tends to bring higher-spend visitors, sportfishing and boating guests, and longer stays from international travelers and yacht crews.
Zona Dorada
Guest demand profile
Zona Dorada is the primary tourist corridor. Think wide sandy beaches, beachfront hotels, restaurants, and nightlife. Demand is strong in winter and holidays from both domestic and international visitors.
Access and walkability
It is highly walkable along the beach and Malecon with many conveniences close by. Taxi and ride-hail are easy. Parking can be tight in the busiest strips.
Property types
You will see 1–3 bedroom condos in mid to high-rise buildings, many near the beach. Many units are furnished and suited for immediate STR use. Buildings with pools, elevators, and beachfront amenities tend to perform best.
STR performance outlook
For a 4–8% gross yield target, Zona Dorada offers consistency of demand and strong ADRs in peak season. You should model deeper offseason dips and competition from hotels and professional STR operators.
Pros
- Strong walkability and beach proximity.
- Consistent tourist demand and broad appeal.
- Easy to market with beach-focused filters.
Cons
- Higher purchase prices per square meter.
- More competition from hotels and pro hosts.
- Possible condo bylaws restricting rentals.
Best fit and tips
This area fits investors who want frequent turnovers and guests who prioritize beach access and nightlife. Verify HOA rental policies early and compare buildings with comprehensive amenities to support ADR.
Centro Histórico
Guest demand profile
Centro Histórico attracts cultural travelers with restored architecture, plazas, museums, dining, and nightlife. Events such as Carnaval produce sharp demand spikes that reward well-presented listings.
Access and walkability
Walkability is a key advantage. Many attractions are within a short stroll, and quick rides connect you to the beach corridors and the Marina.
Property types
Expect boutique condos, lofts, renovated apartments, and historic casas. Unique design, rooftop terraces, and period features can command premium ADRs relative to standard mid-range condos.
STR performance outlook
Occupancy can be event-driven. In high cultural season and during festivals, ADRs can climb. For off-season, listings that emphasize design, comfort, and local immersion tend to hold demand better.
Pros
- Differentiated, character-rich properties.
- Strong walkability and cultural immersion.
- Event-driven ADR premiums.
Cons
- Renovation needs can be significant.
- Noise and street activity vary by block.
- Less direct beach demand compared with Zona Dorada.
Best fit and tips
This area fits investors who want boutique positioning and are ready to lean into design and storytelling. Prioritize properties with standout features and use a calendar strategy around events to maximize rates.
Marina area
Guest demand profile
The Marina area serves boating, yachting, and sportfishing guests. It also draws higher-spend travelers and longer stays from international visitors tied to marina services and tournaments.
Access and walkability
Walkability is moderate and more car-oriented. Dining and leisure venues cluster around the marina and within gated developments. You are a short drive from Zona Dorada and Centro Histórico.
Property types
Inventory includes luxury condos with marina views, gated communities, and standalone villas. Some properties offer private docking or access to slips, which can add value for niche guests.
STR performance outlook
You can target higher ADRs and longer bookings. Yields depend on purchase price and niche demand. Premium views and mooring access can support rates, but underwriting should be conservative due to seasonality and higher entry costs.
Pros
- Higher ADR potential with differentiated products.
- Less direct competition from mass-market hotels.
- Attracts longer stays and repeat niche clientele.
Cons
- Higher purchase prices can compress yields.
- Niche demand may slow in low season.
- HOA and mooring rules may add constraints.
Best fit and tips
This area fits investors aiming for premium listings and longer stays. Focus on properties with clear marina value, secure parking, and concierge-style services that justify rate premiums.
Modeling 4–8% gross yields
Gross yield is annual gross rental revenue divided by purchase price. It excludes operating costs, taxes, and financing. Use ADR and occupancy to build revenue forecasts.
- Annual gross revenue = ADR × 365 × occupancy
- Example targets at 50 percent occupancy:
- $150,000 purchase price, 6 percent target: about $9,000 revenue needed. Required ADR about $49.
- $300,000 purchase price, 6 percent target: about $18,000 revenue needed. Required ADR about $99.
- $500,000 purchase price, 6 percent target: about $30,000 revenue needed. Required ADR about $165.
Build your model month by month to reflect seasonality. Use higher ADRs and occupancies for November through April, plus peaks for Carnaval and Semana Santa. Model softer months for summer and early fall to stress test the deal.
Operating costs to budget
Operating costs can vary by building and service level. Common categories include management fees, cleaning, utilities and internet, maintenance, HOA fees, insurance, taxes, and platform commissions.
- Management fees often range from 15 to 30 percent for full-service STR management.
- Frequent turnovers increase cleaning and linen costs.
- Beachfront and marina condos can have higher HOA fees that cover security, pools, and some utilities.
- Budget reserves for repairs and replacements, especially AC, appliances, and linens.
- Account for taxes such as income tax and VAT on accommodation services, plus municipal lodging taxes.
Calculate net yield by subtracting operating expenses and taxes from gross revenue, then dividing by the purchase price. For cash-on-cash, add financing details and debt service.
Operations that drive reviews
Small upgrades and clear systems help you stand out and stabilize occupancy.
- All areas: dependable Wi-Fi, strong AC, modern kitchens, and simple self check-in with clear house rules.
- Zona Dorada: beach gear, family-oriented conveniences, pool access, and easy parking or ride-hail instructions.
- Centro Histórico: design-forward finishes, rooftop or patio spaces, and thoughtful local recommendations.
- Marina area: secure parking, concierge-style support, and information on charters, slips, and early luggage storage.
Legal and tax checkpoints
Buying and operating a short-term rental in Mazatlán requires attention to ownership structures, building rules, permits, and taxes.
- Ownership: Foreign buyers commonly use a bank trust known as a fideicomiso or a Mexican corporation in the coastal restricted zone.
- HOA rules: Condo bylaws may limit rentals or set minimum stays. Always obtain written policies and recent meeting minutes.
- Permits: Municipal lodging registration or permits may apply. Confirm current Mazatlán requirements before you list.
- Taxes: Rental income is taxable, and accommodation services can be subject to VAT. Municipal lodging taxes may apply. Work with a Mexican tax advisor and verify any platform collection practices.
- Insurance and safety: Standard homeowner policies may exclude STR activity. Seek STR-specific coverage and align with local safety codes.
Due diligence checklist
Before you buy, verify fit for your strategy and budget.
- Location: Confirm proximity to the beach, Malecon, marina, and key attractions. Note noise sources and access.
- Building policies: Review HOA rules, rental restrictions, special assessments, and financials.
- Property condition: Inspect systems, finishes, and safety features. Historic homes may require more work.
- Performance data: Request revenue history and consult STR analytics for ADR and occupancy on the specific block.
- Financials: Get quotes for management, cleaning, utilities, internet, insurance, HOA fees, and taxes. Model conservative scenarios.
- Legal and tax: Confirm ownership structure needs, lodging registration, and tax obligations with local counsel and an accountant.
- Operations: Interview managers, confirm distribution strategies, and map guest logistics and emergency contacts.
Key risks and how to mitigate
- Seasonality: Smooth volatility by pricing for events and optimizing peak weeks. Consider diversifying across neighborhoods.
- Policy limits: Prioritize buildings known to allow STRs and keep documentation on file.
- Yield compression: Avoid overpaying for view premiums unless ADR data supports it. Model conservative occupancy.
- Safety and perception: Review recent area reports and maintain strong communication and reviews.
- Regulatory change: Keep reserves and stay current on municipal requirements.
Which neighborhood fits your strategy
- Zona Dorada: Best for volume, short stays, and classic beach demand. Works for investors who want consistent booking flow and easy marketing.
- Centro Histórico: Best for differentiation and event-driven ADR spikes. Works for investors who can curate a boutique feel and plan around festivals.
- Marina area: Best for higher ADRs and longer bookings in a niche segment. Works for investors targeting premium experiences and returning boating guests.
Next steps
If you want data-backed guidance and curated inventory in Mazatlán, we can help you align neighborhood, building rules, and price point to your 4–8 percent gross yield goal. Our team pairs local insight with investor-grade analysis, presale access, and cross-border clarity.
Ready to compare options and run scenarios on live listings? Schedule a personalized consultation with Riviera Maya Homes.
FAQs
What months are best for Mazatlán short-term rentals?
- High season typically runs November through April, with Carnaval and Semana Santa producing peak demand spikes.
Which Mazatlán area is most walkable for guests?
- Zona Dorada and Centro Histórico are highly walkable, while the Marina area is more car-oriented with clustered venues near the marina.
How do Zona Dorada, Centro, and the Marina differ for STRs?
- Zona Dorada offers consistent beach demand, Centro Histórico delivers cultural premiums and event spikes, and the Marina targets higher ADRs with longer niche stays.
What gross yield targets should I model in Mazatlán?
- Many investors screen for 4–8 percent gross yield, then refine to net yield and cash-on-cash after operating costs and taxes.
Do condos in Mazatlán allow short-term rentals?
- Policies vary by building. Always confirm HOA bylaws, minimum stays, and guest access rules before you buy.
What legal structure do foreign buyers commonly use on the coast?
- Many use a bank trust called a fideicomiso or form a Mexican corporation, depending on property type and goals.
Which costs matter most for net performance in STRs?
- Management fees, cleaning, utilities, HOA dues, insurance, taxes, and capex reserves are the big drivers you should model monthly.
