Monthly Rent in Puerto Escondido: Real Prices by Neighborhood
What a studio, a one- or two-bedroom or a house costs per month in La Punta, Zicatela, Rinconada, Carrizalillo, El Centro and Bacocho, what moves the price and what you pay on top of rent.
Monthly rent in Puerto Escondido depends on the neighborhood more than on anything else: the same furnished one-bedroom can cost 8,000 MXN in El Centro and 26,000 MXN above the Carrizalillo cove. Below are the monthly ranges we publish on our long-term rentals page, neighborhood by neighborhood and by size, plus what pushes the price up or down and what you pay on top. All figures are for furnished homes in 2026, in MXN with an approximate USD equivalent (at about 18 MXN to the dollar).
Monthly rent in Puerto Escondido by neighborhood
The ranges come from what owners on our platform and the local market charge. The top of each range is high season (December to March); the bottom is long stays or arrivals between May and October. Beachfront homes and houses with a pool sit above these ranges.
| Neighborhood | Studio or room | 1 bedroom | 2 bedrooms | 3+ bedrooms |
|---|---|---|---|---|
| El Centro | 5,000–10,000 MXN (280–560 USD) | 8,000–14,000 MXN (440–780 USD) | 12,000–22,000 MXN (670–1,220 USD) | 20,000–38,000 MXN (1,110–2,110 USD) |
| Zicatela | 7,000–14,000 MXN (390–780 USD) | 10,000–18,000 MXN (560–1,000 USD) | 16,000–30,000 MXN (890–1,670 USD) | 28,000–50,000 MXN (1,560–2,780 USD) |
| La Punta | 8,000–15,000 MXN (450–830 USD) | 12,000–20,000 MXN (670–1,110 USD) | 18,000–32,000 MXN (1,000–1,780 USD) | 30,000–55,000 MXN (1,670–3,050 USD) |
| Bacocho | 8,000–14,000 MXN (440–780 USD) | 12,000–20,000 MXN (670–1,110 USD) | 20,000–38,000 MXN (1,110–2,110 USD) | 35,000–65,000 MXN (1,940–3,610 USD) |
| Rinconada | 9,000–16,000 MXN (500–890 USD) | 13,000–24,000 MXN (720–1,330 USD) | 25,000–45,000 MXN (1,390–2,500 USD) | 40,000–70,000 MXN (2,220–3,890 USD) |
| Carrizalillo | 9,000–17,000 MXN (500–940 USD) | 14,000–26,000 MXN (780–1,440 USD) | 26,000–48,000 MXN (1,440–2,670 USD) | 42,000–75,000 MXN (2,330–4,170 USD) |
Two quick takeaways: El Centro is the cheapest neighborhood at every size, and Zicatela comes in slightly under La Punta for studios and one-bedrooms, because there is a lot of small stock on Calle del Morro and the streets behind it. From two bedrooms up, Rinconada and Carrizalillo pull away: that is where most houses with a garden and pool are.
Neighborhood by neighborhood: what each budget buys
El Centro: the best price, away from the surf
This is the working town: the Mercado Benito Juárez, banks, hardware stores and fondas. For 8,000 to 14,000 MXN (440 to 780 USD) you get a furnished one-bedroom, often upstairs with a ceiling fan and no pool. The trade-off is that the surf beaches are a taxi or colectivo ride away. Most streets have fiber, which makes it a sensible base for remote work on a tight budget. Read the El Centro guide before you decide.
Zicatela: noise comes cheap
Calle del Morro concentrates restaurants, bars and surf schools, and that keeps studios affordable: 7,000 to 14,000 MXN (390 to 780 USD). If music keeps you awake, look on the back streets or up the hill. Zicatela is a heavy-surf beach: it is not for swimming, so do not pay a "beachfront" premium expecting a daily dip.
La Punta: the nomad neighborhood
Cafés, coworking spaces and the friendliest left-hander in town explain why a one-bedroom costs 12,000 to 20,000 MXN (670 to 1,110 USD). This is where December-to-March demand bites hardest: good places are taken weeks ahead. The La Punta guide walks through it street by street.
Rinconada: quiet and walkable
Residential streets, restaurants and the walk down to Carrizalillo. That is why families and season-long expats choose it: a one-bedroom runs 13,000 to 24,000 MXN (720 to 1,330 USD) and a two-bedroom 25,000 to 45,000 MXN (1,390 to 2,500 USD).
Carrizalillo: you pay for the view
Homes overlooking the cove are the most expensive in town at every size: 14,000 to 26,000 MXN (780 to 1,440 USD) for a one-bedroom and up to 75,000 MXN (4,170 USD) for a large house. This is also where some owners ask foreign tenants without a local guarantor for a two-month deposit.
Bacocho: residential, with pools
Gated developments with shared pools, wide streets and less noise. Small units price close to La Punta, without the street life: almost everything is a taxi ride away. Its sea is rough too, so do not count on swimming in front of the house.
Why you should not multiply the nightly rate by 30
The most common mistake is to look at a vacation rental and multiply. These are base nightly rates published on our platform today, next to the monthly range for their neighborhood:
| Property | Per night | × 30 nights | Neighborhood monthly range |
|---|---|---|---|
| One-bedroom apartment in La Punta | 2,000 MXN | 60,000 MXN | 12,000–20,000 MXN |
| Loft five minutes from Carrizalillo | 1,223 MXN | 36,690 MXN | 14,000–26,000 MXN |
| Apartment in El Centro | 1,100 MXN | 33,000 MXN | 8,000–14,000 MXN |
A nightly rate pays for cleaning, turnover and empty nights; a full month removes almost all of that, which is why a monthly rent sits far below 30 separate nights. We do not publish a fixed monthly price for each property: message the host with your dates and ask for their monthly rate. Booking direct, without the 15 to 30% commission of the big platforms, is what leaves them room to lower it.
What pushes the price up or down
The season
From December to March prices hit the top of each range, and Easter week (Semana Santa) is tight too. Between May and October they drop 20 to 40% and owners negotiate terms and deposit. It is the rainy, humid season, with more supply and less competition.
The length of stay
Committing to two or three months usually earns another 10 to 20% off the monthly rate. If you do not know the town, a reasonable approach is to book the first month online and negotiate the following ones once you are here.
Ocean, pool and air conditioning
Beachfront, a private pool or AC in every bedroom takes you out of the table's ranges. Ask yourself whether you will use them every day: you will not swim in front of the house in Zicatela or Bacocho, and air conditioning is paid separately on the electricity bill.
What you pay on top of the rent
Deposit: the norm is one month's rent plus the first month upfront; by convention the deposit is returned within 30 days of your departure if everything is in order. Ask for a written contract, even for a single month.
Electricity: almost never included. CFE bills in tiers, and if you go over the subsidized consumption you move to the much pricier DAC tariff. With fans, budget about 30 to 50 USD a month (550 to 900 MXN); with AC every night it can pass 100 USD (1,800 MXN).
Internet and water: usually included. TotalPlay and Izzi fiber covers Rinconada, El Centro, Bacocho and a growing share of Zicatela and La Punta, at 50 to 200 Mbps. If your contract is in dollars, check the Banxico exchange rate before comparing it with a peso offer.
For the full method (where to look, what to check and how to negotiate), read our guide to renting a place by the month in Puerto Escondido. If you have not picked a neighborhood yet, compare options across all accommodations filtered by area.
Frequently Asked Questions
What is the cheapest neighborhood for monthly rent in Puerto Escondido?
El Centro, at every size: from about 5,000 MXN (280 USD) for a room and 8,000 to 14,000 MXN (440 to 780 USD) for a furnished one-bedroom. Zicatela comes next for small studios.
How much is a one-bedroom apartment per month?
Between 8,000 and 26,000 MXN (440 to 1,440 USD) depending on neighborhood and season. Most remote workers end up in the 10,000 to 20,000 MXN (550 to 1,100 USD) range.
How much do prices drop in low season?
Between May and October monthly rents are typically 20 to 40% below December-to-March levels, and owners are open to negotiating the deposit and length of stay.
Is electricity included in a monthly rent?
Almost never. Water and internet usually are. Put in writing who pays for electricity and how it is measured, especially if you plan to use air conditioning.
Is renting by the month cheaper than by the night?
For stays of four weeks or more, yes: the monthly rate sits well below 30 separate nights, because the owner saves on cleaning and empty nights. Always ask for the monthly rate before you book.
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Author
French, living in Puerto Escondido for 7 years. Founder of Puerto Escondido Tours & Travel and co-founder of Real Estate Puerto Escondido.
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