Puerto Varas

As of June 2026, Puerto Varas, Puerto Montt, Frutillar have 1,591 active Airbnb and VRBO listings. This represents a 1% decrease from the previous year.

The average Airbnb or VRBO in Puerto Varas generates $8M per year. High-performing properties earn $24M/year, while low-performing properties earn $3M/year. With supply declining slightly YoY while revenue contracts faster, the market faces softening demand relative to available inventory. The threefold revenue gap between high and average performers suggests significant operational or positioning variance within a market where the 23% occupancy rate indicates substantial idle capacity.

Airbnb and VRBO can be profitable in Puerto Varas. Average annual revenue is $8M with 23% occupancy. High-performing properties earn up to $24M/year. Declining supply and revenue year-over-year suggest a contracting market with modest competition, yet the threefold gap between average and top performers indicates significant performance variation tied to property-level differentiation rather than broad market strength.

The average occupancy rate for Airbnbs and VRBOs in Puerto Varas is 23%. This occupancy level, combined with an average nightly rate of $97K, results in a RevPAR (revenue per available room) of $18K per day.

4+ bedroom properties demonstrate the strongest performance in Puerto Varas, with annual revenue of $16M. These properties balance operating costs and rental demand most effectively in the Puerto Varas market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Puerto Varas area. Puerto Varas: Lenient. Municipal patent required, basic registration with tax authority. Minimal enforcement, many hosts operate informally without full compliance. Puerto Montt: Lenient. Commercial patent and tax registration theoretically required. Light enforcement, informal operations common especially in residential areas. Frutillar: Lenient. Basic municipal authorization needed, tourism registry optional. Very light enforcement, small-scale operations largely unregulated in practice. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Puerto Varas Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 1% year-over-year, while RevPAR has decreased 3%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($8.3M) and top performers ($24M) suggests significant performance variance, reflecting competitive differentiation within a market where the 23% occupancy rate leaves substantial capacity for growth.

Launch around November, 2-3 months before peak winter season (February peaks). This pre-peak timing lets you build reviews when competition is 83% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-June) when gaining traction is harder.

The most common amenities in Puerto Varas listings include: Kitchen (99%), Tv (90%), Heating (82%), Balcony (61%), Washing Machine (52%). Amenities that boost revenue the most include Bbq, Washing Machine, Hot Tub, with Bbq properties earning approximately 37% more ($22M/year vs $16M/year).

Monthly estimated revenue per listing in Puerto Varas over the last 12 months: May: $234K, June: $224K, July: $324K, August: $235K, September: $366K, October: $326K, November: $434K, December: $662K, January: $1M, February: $1M, March: $572K, April: $372K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Puerto Varas is $97K, up 17% year-over-year. By property size: 1-bedroom properties average $68K/night, 2-bedroom properties average $90K/night, 3-bedroom properties average $118K/night, 4+ bedroom properties average $203K/night. Rates peak in February and are lowest in May.

Guests in Puerto Varas book an average of 23 days in advance, down 22% from last year. By property size: 1-bedroom: 23 days, 2-bedroom: 22 days, 3-bedroom: 23 days, 4+ bedroom: 26 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Puerto Varas Airbnb and VRBO market has seen the following changes: supply declined 1%, revenue per listing decreased 3%, occupancy fell 10%, average nightly rates increased 17%, and lead time decreased 22%. The 10-point occupancy drop despite rising nightly rates suggests weakening demand relative to pricing, while the significant performance variance—with top listings earning nearly 3x the average—indicates a bifurcated market where differentiation drives returns.

In Puerto Varas, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Monday. Weekends show 17% higher occupancy than weekdays.