Highest STR ADR outside Mayakoba
Beachfront listings on Coco command premium nightly rates on Airbnb, VRBO, Booking, and Expedia. The view sells the listing; the operating discipline protects the review.
Property Management · Coco Beach, Playa del Carmen
Coco Beach Property Management
premium beachfront, real maintenance.
Property management in Coco Beach for owners of premium beachfront condos running short-term and multi-channel rentals, occasionally placing long-term tenants, or keeping a beachfront unit cared for between visits.
Estimate · Coco Beach
No commitment. Our local team responds within 24 hours.
01Why Coco Beach
Why Coco Beach commands the rate.
Coco Beach is the premium beachfront condo cluster north of Centro — direct ocean view, walkable beach, the highest short-term ADR in the city outside of Mayakoba. The trade-off is salt-air maintenance discipline and HOA STR rules. Owning here makes sense if the operating model accounts for both.
Salt-air maintenance is non-negotiable
Direct ocean exposure means salt corrodes herrajes, exterior fixtures, and unit-side AC condensers fast. Built into Property Care; ignore it and reviews tank by month 6.
HOA STR registration required
Most Coco buildings require short-term-rental registration with the HOA. Compliance is part of the listing setup — and the HOA fines if you skip it.
Year-round beach demand
Direct beach access plus walking distance to 5th Avenue means demand never really slows. Even shoulder season runs at decent occupancy.
02Who We Manage For
Four kinds of owners. One operating standard.
Whatever you're renting (or not), we run the same accountable operation underneath. Pick the plan that fits — the local team is the same.
Long-term landlords
Owners renting on 6+ month leases — tenant screening, lease drafting, rent collection, and renewals. Stable cash flow with minimal turnover.
Short-term & Airbnb hosts
Owners running nightly stays on Airbnb, VRBO, Booking, or Expedia — listing optimization, photos, dynamic pricing, and guest care across every platform.
Absentee owners (caretaking)
Not renting at all — bill pay, scheduled inspections, vendor coordination, and monthly photo reports so an empty unit doesn't become a quiet maintenance problem.
Multi-property investors
Portfolios across one or more neighborhoods — one accountable local team, one operating standard, one consolidated owner statement.
Around the Neighborhood
What's around Coco Beach.
The beach itself (the whole product), the Calle 28 corridor of beach clubs, 5th Avenue restaurants south, and Mamitas a few blocks south.
Direct beach access
The whole reason Coco is Coco. Public-access points within most Coco buildings; the beach is the listing's first selling point.
Calle 28 beach club corridor
The Calle 28 corridor of beach clubs is right at the southern edge of Coco. Mamitas, Kool, and the rest are walkable.
5th Avenue 5–8 blocks south
The 5th Avenue restaurant strip is a 5–8 block walk south. Tenants and guests get the dining without paying Centro rent.
Mamitas beach south
Mamitas is the southern anchor of the Coco-to-Centro beach strip. Volleyball, beach clubs, the works.
Coco Beach runs roughly from Calle 38 north to Calle 50, directly on the beach. 5th Avenue is one block west.
What's Included
Property Care, rentals your way, local presence.
Property Care · $125/mo
Bill pay, preventive maintenance, scheduled inspections, vendor coordination, consumables, and monthly photo reports. The base every plan ships with.
See pricing →Rentals, your way · 10% long-term · 15% short-term
Renting on a multi-month lease? 10% of rent on Property Management. Running nightly stays? 15% of booking revenue on Airbnb or multi-channel Vacation Rental Management.
Choose a service →Local presence
Vetted on-the-ground team, bilingual EN/ES, in this neighborhood. No remote-call-center triage — our people walk the building when something needs walking.
Meet the team →Buildings We Manage
Buildings we manage in Coco Beach.
Coco Beach inventory is mostly beachfront and second-line beachfront condos. Each building's HOA dictates the strategy.
Mareazul Playa del Carmen
Direct-beachfront condo development with shared pools, beach access and concierge — premium ADR; HOA STR registration required.
Mareazul Grand
The Grand-tier Mareazul towers — top photo set, top ADR, penthouse-floor ocean-view inventory.
Soul Beach / Playa 52
Mid-Coco-Beach stretch boutique condo set — strong nightly Airbnb fit, salt-air maintenance discipline.
Ocean Twenty-Two
Xcalacoco-end mid-rise condo development — second-line beachfront, lower price-per-sqft, still beach-walkable.
Tranquility
Xcalacoco boutique condo set — quieter than the main Coco Beach stretch, strong long-stay and monthly Airbnb fit.
Oasis 34
Calle 34 corridor condo set bridging Coco Beach and Centro — walk to either, HOA-permitted short-term where registered.
Across the City
Across Playa del Carmen neighborhoods.
Coco Beach is one of six Playa del Carmen neighborhoods we manage. Each has its own pricing, HOA, and demand — pick yours.
Playacar
Gated, master-planned community with strict HOA rules. Premium villas and golf-course homes.
Centro / 5th Avenue
Urban core with heavy guest traffic and walkable density. Strong cleaning logistics and HOA alignment.
Zazil-Ha
Residential pocket favored by long-stay renters, families, and remote workers — lease quality drives returns.
Coco Beach
Premium beachfront condo cluster north of Centro — strong ADR with coastal maintenance demands.
Mayakoba
Master-planned resort enclave — lagoons, golf, ultra-luxury residences. Concierge-grade operations.
Ejidal
Fast-growing corridor with sleek new condos and towers — strong local-residential footprint.
Hi, I'm Chris — founder of PlayaStays.
I've owned and operated rental property across multiple markets — long-term leases, short-term guests, hybrid use. I've run all three models personally and learned what actually protects an asset versus what just looks good on a contract. PlayaStays is built on the operating standards I'd want for my own property in Quintana Roo. If you own here, I'd like to talk.
FAQ
Common Questions about Property Management in Coco Beach.
Short-term and Airbnb management is 15% of booking revenue. Long-term rental management (less common in Coco) is 10% of monthly rent. Both include the $125/month Property Care base. Caretaking-only owners pay just the $125 Property Care fee.
Honestly. Coco Beach is more expensive to maintain than Centro residential. AC compressor replacement, herraje + balcony rail rust, and exterior-paint touchups all run higher cadence. We price it into the Property Care plan; the alternative is a tanked review at month 6.
Yes. STR registration with the HOA is part of the listing setup. We register the unit, the guest count, and the season; the HOA fine for skipping is real.
Most Coco units perform better on nightly Airbnb in peak (Dec–Apr) and weekly direct or VRBO bookings in shoulder. We coordinate the mix based on building rules and seasonality.
Yes — common for Coco. Property Care without rentals: bill pay, HOA dues, scheduled walk-throughs with photos, vendor coordination, and monthly condition reports.
Yes. The 5% Quintana Roo hospedaje tax (RETUR-Q) is filed monthly. Foreign-owned properties under fideicomiso are handled accordingly.
Talk to a local
Manage your Coco Beach property
with a team that handles the salt-air.
Free consultation, no commitment, response within 24 hours. Short-term, longer stays, or just kept cared for — pick what fits.