High vs Low Season in Puerto Escondido 2026: Occupancy, Rates and Rental Strategy

When someone asks us how much a property here yields, the correct answer starts with another question: which month? Because the rental market in Puerto Escondido is not flat. It has a season that sustains the year and another that you need to know how to work with.

The year, divided into three

December to April: the season that pays the year

Everything comes together: winter vacations from the North American market, dry season, better weather and the swell that attracts surfers from around the world. Well‑managed properties exceed 80% occupancy and rates rise between 40% and 80%. Christmas, New Year and Holy Week are the peak within the peak.

May to August: the intermediate

International tourism drops but domestic tourism comes in, especially in summer and long weekends. With the highway leaving the city of Oaxaca two and a half hours away, this segment has grown noticeably.

September to November: the real low season

Rain, fewer visitors and lower rates. It is the period that separates properties that are well managed from those that only operate four months a year.

The trap of the annual average

Many investors get this wrong. If you take the high‑season occupancy “over 80%” and project it over twelve months, your number will be unrealistic. The correct approach is to budget an annualized occupancy between 55% and 65% for an average unit, and treat the high‑season surplus as what it is: the engine, not the average.

Our ROI analysis uses exactly that conservative criterion.

How the low season defends itself

• Long stays with discount. Reducing the rate by 30% or 40% for bookings of more than 28 nights turns empty months into steady income.
• Target the domestic market. Long weekends and Mexican school vacations fall outside the international season.
• Real internet. For the guest who stays weeks working, reliable fiber is the reason they choose your property over the one next door.
• Maintenance in the slow months. Painting and repairs in September cost less and don’t take away billable nights.

The area also changes the curve

More tourist‑oriented zones, such as Punta Zicatela and La Punta, have higher peaks but deeper valleys. Consolidated residential areas, like Rinconada and Bacocho, maintain a flatter base rate year‑round because they attract long stays and families. We break it down in best areas to invest.

What to do with this information

If you are buying: aim to be operational before December. If you already own a property: September and October are the months to prepare the season, not to wait for it. And when comparing properties, always ask for month‑by‑month occupancy, not the annual average.

Check the available inventory or tell us your goal.

Frequently asked questions

What real annual occupancy can I expect?

Between 55% and 65% annualized for a well‑managed average unit. Figures above 80% correspond to high season, not the full year.

How much do rates increase in high season?

Between 40% and 80% compared to low season, with higher peaks at Christmas, New Year and Holy Week.

Can you rent in low season?

Yes, with strategy: discounts for long stays, focus on the domestic market and quality internet. Many properties sustain income all year this way.