Most apartments in Mexico that sit unrented for 60+ days have the same five problems. Fix them and you'll close in two to three weeks.
1. Prep the property before listing
A walk-through to do before a single photo is taken:
- Deep clean every surface, including baseboards, inside cabinets, and bathroom grout
- Repaint any wall darker than off-white. White makes rooms feel 30% larger.
- Repair broken fixtures, cracked tiles, leaking faucets, sticky drawers
- Remove all personal items if you're still living there
- Open every blind, turn on every light before photos
- Test the AC, heating, and hot water — make sure everything works
Tenants assume "what they see is what they get." Don't promise to fix things later — fix them now.
2. Take photos that actually convert
The single biggest predictor of how fast your listing rents is photo quality.
- Shoot during golden hour (one hour before sunset) when light is soft
- Shoot in landscape orientation at chest height
- Include at least 12 photos: every room, every angle, plus the building exterior and any amenities
- Use a wide-angle lens if possible — phone ultra-wide works fine
- Do not use HDR. It looks fake and tenants notice
- The first photo should be the best room (usually the living area), not the building exterior
Bad photos are the #1 reason listings underperform. If your phone shots look amateur, hire a real-estate photographer for $1,500–3,000 MXN — they'll pay for themselves in faster turnaround.
3. Write a listing that converts
Strong listings have:
- A specific title ("Bright 2BR in Condesa, 80m², close to Parque México") not generic ("Departamento en renta")
- The price up front in MXN
- A plain-English description of size, layout, neighborhood, what's included
- A list of amenities: appliances, heating, security, parking, building services
- The monthly cost transparency: maintenance fees, what utilities are typically
- Pet policy stated up front
- Move-in requirements clearly listed (deposit, first month, aval/póliza)
Avoid:
- ALL CAPS shouting
- Vague claims like "ubicación excepcional" without saying which colonia
- Hiding the price to "get leads"
4. Set the right price
Two ways to anchor:
- Search 5–10 similar listings in your neighborhood (same colonia, same size, same condition) and price at the median
- Calculate 0.6–0.8% of property value per month as a rough rule
Common landlord mistake: pricing 15% above market because "I can always negotiate down." All you do is filter out serious tenants and burn weeks of vacancy. An empty apartment loses you a full month's rent, which is almost always more than what overpricing might earn you.
5. Screen tenants properly
Required from any serious applicant:
- Government ID (INE for Mexicans, passport for foreigners)
- Proof of income (last 3 paystubs or bank statements showing 3x rent)
- References (current landlord, employer)
- Aval or póliza jurídica documentation
- Credit check via Buró de Crédito if you can
Red flags:
- Pressure to skip paperwork
- Cash deposits offered to "speed things up"
- Inconsistent income story
- Resistance to a contract
Don't skip steps for a tenant who seems "really nice." Nice tenants who don't pay rent become very-not-nice tenants three months in.
6. The contract
Use a real contrato de arrendamiento that includes:
- Full names and IDs of both parties
- Property address and detailed description
- Monthly rent, due date, and accepted payment methods
- Deposit amount and conditions for return
- Term length (default 1 year)
- Maintenance responsibilities
- Pet policy
- Termination clauses
- Inventory of what's included (appliances, furniture)
A 200-peso template online is fine — but have a lawyer review it once if you're not sure. The cost of a bad contract eats years of profit.
7. The handover
On move-in day:
- Walk through the apartment together with a checklist
- Photograph existing damage
- Get signatures on the inventory
- Hand over keys, garage remotes, building access cards
- Provide a written list of important contacts (building admin, plumber, electrician)
- Confirm bank account or payment method for rent
A clean handover prevents 90% of disputes that come up at move-out.
How long should it take?
Well-prepped apartment, well-priced, good photos, in a desirable colonia: 2–3 weeks to a signed lease. Beyond 6 weeks, something is off — usually photos or price.
Why platforms beat Facebook groups
Listing on Facebook gets you noise: tire-kickers, scammers, people who never show up to viewings. A serious platform gives you screened, intent-driven tenants who can prove their income and references. The conversion rate is 3–5x higher.
That's the bet Nido Urbano is built on — better matching, less noise, faster lease-up.