Your honest guide to what’s included, what’s not, and how to choose the right company.

Managing a property in Playa del Carmen isn’t as simple as handing over the keys and hoping for the best. Whether you own a condo, villa, or Airbnb rental, the success of your investment depends heavily on the quality of your property management company.

But what does a property manager actually do in Playa del Carmen? What are you really paying for? And how do you know if you’re getting your money’s worth?

Here’s the full, transparent breakdown.

1. Guest Communication & Reservations Management

Most owners assume property management is mostly “cleaning and check-ins.” In reality, guest communication is 60% of the job.

A good Playa del Carmen property manager handles:

24/7 messaging, questions, and emergencies
Reservation coordination (Airbnb, VRBO, Direct Bookings)
Screening guests to avoid parties or problem renters
Sending check-in instructions, maps, rules, and arrival guides
Troubleshooting issues during the stay
Requesting post-visit reviews

This is the heart of high occupancy rates—and protection of your home.

2. Cleaning & Turnover Coordination

Beach rentals get sandy fast, and guests expect hotel-level cleanliness.

Your manager ensures:

Professional cleanings between each stay
Deep cleans (monthly or quarterly)
Inventory restocking (toilet paper, toiletries, coffee, water, etc.)
Linens and towels are washed, rotated, and replaced
Quality control inspections after every clean

Turnovers are the most time-sensitive part of the job—especially with back-to-back bookings.

3. Maintenance & Repairs

In a humid Caribbean climate, maintenance isn’t optional—it’s constant.

Your manager should handle:

Routine inspections (AC filters, water pressure, plumbing, etc.)
Coordinating electricians, plumbers, AC techs
Fixing guest-reported issues immediately
Preventative maintenance to avoid costly emergencies
Managing inventory of light bulbs, batteries, filters, and supplies

They act as your “boots on the ground” to keep your property in top shape.

4. Bill Payments & Administrative Tasks

Many owners don’t realize how many monthly bills exist in Playa del Carmen. Your manager may handle:

HOA fees
CFE electricity bills (notorious for high guest use!)
Internet & cable
Property taxes
Trust (fideicomiso) payments
Insurance
Cleaning & maintenance invoices

This ensures nothing lapses or gets turned off—which is common if you try to manage remotely.

5. Financial Reporting

Professional managers provide clear, transparent updates, including:

Monthly owner statements
Income breakdown (Airbnb payouts, fees, taxes)
Expense breakdown (cleaning, maintenance, supplies)
Year-end summaries for accountants
Forecasts for the high and low seasons

Good reporting = confident, stress-free ownership.

6. Marketing & Listing Optimization

Airbnb is competitive in Playa del Carmen, and visibility is everything.

Your property manager should:

Optimize Airbnb listings to rank higher
Fotografía profesional
Dynamic pricing to maximize occupancy and revenue
Calendar coordination across platforms
Reputation management (responding to reviews)

Most owners see a huge revenue increase when managed properly.

7. Emergency Response & Guest Support

Things always come up—lost keys, AC breakdowns, leaks, power outages.

A manager provides:

On-call support
Rapid response to emergencies
Coordination with building security
Guest relocation if needed
Protection of your property and reputation

This keeps minor issues from becoming major disasters.

8. Legal Compliance & Local Knowledge

Playa del Carmen has strict rental rules that change frequently.

A knowledgeable manager advises you on:

Local rental regulations
Tax obligations (ISR, VAT, SAT registration)
HOA restrictions
Guest rules and safety standards
Insurance requirements

Many foreign owners unknowingly violate rules—your manager keeps you compliant.

9. Owner Support: You Get Peace of Mind

The right company ensures:

Your home is protected.
Your guests are happy.
Your business is profitable.
You don’t get surprise problems or expenses.

They’re your partner—not just your cleaner.

**What’s Not Usually Included (Good to Know!)**

Every company is different, but most do not include:

Major renovations
Long-term tenant legal disputes
Deep construction management
Personal furniture shopping (some do this, but as an add-on)
Unlimited handyman hours included in the fee

Clarify these upfront so there are no surprises.

How Much Does Property Management Cost in Playa?

Typical market rates:

Vacation rentals: 20–30% of rental income
Long-term rentals: 10–12%
Full-service property care (no rentals): fixed monthly fee

Rates depend on service quality, occupancy goals, and how hands-off you want to be.

Final Thoughts: A Manager Can Make or Break Your Investment

Playa del Carmen is a booming real estate and rental market—but it’s competitive, maintenance-heavy, and guest expectations are rising.

A good property manager will:
✔ Protect your home
✔ Increase your rental income
✔ Reduce stress
✔ Handle everything you can’t do from abroad

A bad one? Missed bookings, upset guests, damaged property, unexpected costs.

Choose wisely.

About the Author

Hi, I’m Matt from Nasplaya, your go-to guide for living, investing, and thriving in Playa del Carmen and the Riviera Maya. In 2008 my husband and I quit our jobs in Boston, Massachusetts, sold everything we owned and drove to Playa del Carmen, Mexico to start North American Standards (Nasplaya), our property management, vacation rental and real estate company. Now 17+ years later, I am sharing our experience helping expats and property owners navigate the local market. I share honest insights, practical tips, and insider knowledge to make your move—or your investment—a success.

From finding the best schools and maximizing rental income to understanding local regulations and uncovering hidden gems, my goal is to give you clear, actionable advice you can trust. When I’m not exploring the beaches or scouting the newest rental opportunities, I’m sharing stories, guides, and strategies that help you make the most of life in paradise.

Follow along for expert tips, local updates, and everything you need to live, invest, and enjoy the Riviera Maya to the fullest.

North American Standards (NAS Playa)
Property Management • Rentals • Real Estate
📍 Playa del Carmen, Mexico
🌐 www.nasplaya.com 🔑 Rentals: rentals@nasplaya.com
📊 Ventas: buy@nasplaya.com 🏘 Property Management: bookings@nasplaya.com

What a Property Manager Really Does in Playa del Carmen, Mexico (Full Breakdown)