Skip to content
ILUXURYTRAVELS
Pacific estate terrace at golden hour

Report No. 05 — Pricing & Rates

The Punta Mita Pricing Index

How the festive block, the enclave and club access move the nightly rate on a staffed Punta Mita estate.

November MMXXVI5 min read4 cited sources

Key figures

7 nights
Standard festive minimum, 20 Dec – 3 Jan Source
2–3×
Festive nightly rate against the same estate in February Source
30–50%
Discount outside the gates at Higuera Blanca and Litibú Source
Mar–May
Window in which owner-held festive weeks reach the market Source

Seasonal bands

The peninsula runs two peaks and two genuinely quiet windows. Christmas and Semana Santa price alike; the December to April high season is firm; May, June and November are the value months; and September, the wettest month of the year, is the only period when large estates discount hard.

Indicative nightly bands, staffed estate of six bedrooms
SeasonNightly bandMinimum stay
Festive, 20 Dec – 3 JanUSD 7,000 – 14,0007–10 nights
Semana SantaUSD 6,000 – 12,0007 nights
High, Jan – AprUSD 3,500 – 7,0005–7 nights
Shoulder, May – Jun, Oct – NovUSD 1,600 – 3,0003–5 nights
Indicative nightly bands, staffed estate of six bedrooms

Enclave premiums

Inside the gates, the rate follows land and aspect. Kupuri sets the ceiling on plot size, beach frontage and sunset orientation; the central Ranchos streets trade an open horizon for club and course proximity; and the protected south-side frontage prices at a premium on the front row only. The steepest discount on the peninsula is simply stepping outside the perimeter.

Rate position by enclave, against the Ranchos baseline
EnclavePositionWhat drives it
Kupuri+10% to +25%Largest plots, private beach paths, head-on sunset
Ranchos & Las TerrazasBaselineGolf frontage, fastest access to both clubs
Lagos del Mar & Porta FortunaLevel, premium on front rowProtected swimming water at the door
Higuera Blanca & Litibú-30% to -50%Outside the gate, no club access by default
Rate position by enclave, against the Ranchos baseline

Staffing, clubs and the peak surcharge

Punta Mita includes the house team in the headline rate, which makes the visible staffing line small and the incremental costs easy to miss. Over Christmas and Semana Santa most owners apply a staff surcharge, event service is contracted separately, and additional beach-club cards beyond the covered guest count are charged per person per day.

  • Included team

    Chef, housekeeper and butler on estates of four bedrooms and above, typically six days in seven, with a 10–20% peak surcharge over the festive and Easter blocks.

  • Club access

    Granted by the homeowner and capped by named guest count; additional cards are limited over peak weeks and billed per guest per day.

  • Provisioning

    USD 60 – 120 per person per day standard, USD 90 – 180 over the peak blocks, billed at cost.

Methodology & limitations

Bands are read from live connected partner inventory for staffed Punta Mita estates of four bedrooms and above, compared against the same houses in the May to June shoulder. Ranges describe what the market asks, not a quote: live pricing for any specific estate is confirmed at the point of reservation through our partner network. Staffing figures are indicative day rates exclusive of provisioning, which is billed at cost.

Where this shows up in live inventory

More from the reports desk

View all iLuxuryTravels reports →