Stay a Month or More

Long-Term & Monthly Rentals in Puerto Escondido

Planning to stay a month, a season, or longer? Book directly with local owners and skip the 15–30% platform fees that Airbnb and Booking.com bake into monthly prices. Most of our owners offer real monthly discounts — committing to 2–3 months often brings the rate down another 10–20%.

Below you’ll find realistic 2026 monthly prices for every neighborhood, what internet to expect if you work remotely, and how deposits, contracts, and CFE electricity actually work here — everything we tell friends who are moving down.

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What It Costs

Monthly Rental Prices by Neighborhood

Typical monthly rates for furnished long-term rentals, based on what owners on our platform and the local market actually charge. High season (December–March) sits at the top of each range; in low season (May–October) prices drop 20–40% and owners negotiate.

Neighborhood	Studio / room	1 bedroom	2 bedrooms	3+ bedrooms
La PuntaDigital nomad hub, surf, cafés	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
ZicatelaMain strip, surf, nightlife	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
RinconadaQuiet, walkable, families & expats	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
CarrizalilloCove views, upscale, premium	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
El CentroLocal life, markets, best value	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
BacochoResidential, calm beaches, hotels	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

USD amounts are approximate (≈18 MXN/USD) and shift with the exchange rate. Furnished, utilities usually billed separately (see below). Beachfront and pool properties sit above these ranges; multi-month commitments and low-season arrivals sit below them.

Work From the Beach

Internet, Starlink & Places to Work

Connectivity here changed completely in the last few years. Fiber from TotalPlay and Izzi now reaches most neighborhoods, and Starlink — everywhere else. If your work is call-heavy, always ask the owner for a speed test before you commit.

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Fiber in most areas: 50–200 Mbps

TotalPlay and Izzi fiber covers Rinconada, El Centro, Bacocho and growing parts of Zicatela and La Punta. Most residential connections deliver 50–200 Mbps — comfortable for video calls and cloud work. Older buildings may still run 1–10 Mbps DSL, so verify before booking.

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Starlink as the great equalizer

Since 2021, many owners have installed Starlink (100–200 Mbps) specifically to attract remote workers — La Punta has the highest concentration of Starlink-equipped rentals in town. It also keeps you online during the town-wide outages that occasionally hit traditional providers.

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A real coworking scene

Dedicated spaces — Workaway Puerto in La Punta, Casa Losodeli in El Centro, Selina in Zicatela, COWORKING TMX — push 200–300 Mbps with AC and meeting rooms. Memberships run $100–200 USD/month; day passes about $10–15 USD.

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Always have a backup

Seasoned remote workers carry a Telcel SIM with unlimited data (≈$25–35 USD/month) as a hotspot fallback. A practical minimum for professional work is 25 Mbps down / 10 Mbps up; for video production aim for 100 Mbps or more.

The Practical Stuff

How Month-to-Month Renting Works Here

Long-term renting in Puerto Escondido is refreshingly informal, but a few Mexican norms catch newcomers off guard. Here’s what to expect before you sign anything.

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Deposits & upfront costs

The standard is one month’s rent as a security deposit (depósito en garantía) plus the first month upfront. In high-demand areas like Carrizalillo, some landlords ask foreign tenants without a local guarantor for two months. By Mexican convention the deposit is returned within 30 days of departure.

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Utilities — watch the CFE bill

Water and Wi-Fi are often included; electricity almost never is. CFE (the federal utility) bills on a tiered system — cross the subsidized threshold and rates jump to the unsubsidized “DAC” tariff. Light fan use costs $30–50 USD/month; heavy air-conditioning can push bills past $100 USD. Agree in writing who pays and how it’s measured.

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Contracts, even informal ones

Always get a written contrato de arrendamiento — even for a casual three-month stay. It should state the rent and currency (MXN or USD), payment dates, deposit terms, which utilities are included, and internet specs. For peso contracts, annual increases at renewal shouldn’t exceed inflation (~4–5%).

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Negotiation is normal

Monthly prices are a starting point, not a sticker. Committing to 2–3 months typically earns 10–20% off; arriving in low season (May–October) gives you maximum leverage, with prices already 20–40% below peak. Booking direct — with no platform commission in the middle — is exactly what makes that discount possible.

Good to Know

Long-Term Rental FAQ

How much does a monthly rental cost in Puerto Escondido?expand_more

Realistically anywhere from 5,000 MXN (≈$280 USD) for a basic room in El Centro to 45,000+ MXN (≈$2,500+ USD) for a large villa in Rinconada or Carrizalillo. Most remote workers land in the 10,000–20,000 MXN (≈$550–1,100 USD) range for a comfortable furnished one-bedroom. High season (December–March) sits at the top of every range; low season 20–40% below it.

Do owners give discounts for monthly or multi-month stays?expand_more

Yes — it’s expected. A monthly rate is already well below 30 nightly rates, and committing to 2–3 months typically earns another 10–20% off. Because you book directly with the owner on our platform, there’s no 15–30% platform commission inflating the price, which leaves real room to negotiate.

What deposit and paperwork should I expect?expand_more

The standard is one month’s rent as a security deposit plus the first month upfront, documented in a written contrato de arrendamiento. Some landlords in high-demand areas ask foreigners without a local guarantor for a two-month deposit. Mexican convention is that the deposit is returned within 30 days of departure if the property is in good condition.

Are utilities included in long-term rent?expand_more

Water and internet often are; electricity usually isn’t. CFE bills on a tiered system, and heavy air-conditioning use can move you into the expensive unsubsidized DAC tariff — think $30–50 USD/month with fans, $100+ USD with daily AC. Always clarify in writing which utilities are included and how electricity is measured and paid.

Is the internet good enough for remote work?expand_more

In most neighborhoods, yes. Fiber from TotalPlay and Izzi delivers 50–200 Mbps, Starlink-equipped rentals get 100–200 Mbps, and coworking spaces run 200–300 Mbps. The practical minimum for video calls is 25 Mbps down / 10 up — ask the owner for a screenshot of a speed test before booking, and prefer listings that name their provider.

When is the best time to look for a long-term rental?expand_more

Low season — May through October — offers the most choice and the best prices, typically 20–40% below peak, with owners far more flexible on terms and deposits. For a December–March stay, start looking 1–2 months ahead; the best monthly properties in La Punta and Rinconada are reserved well before Christmas.

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