FOR VILLA OWNERS IN TULUM
Property Management for Luxury Villas in Tulum
Villa owners serving villa owners. We run five houses of our own in Tulum — listings, guests, upkeep and reporting — and we run yours the same way.
7
YEARS OPERATING IN TULUM
5
VILLAS UNDER MANAGEMENT
70%
AVERAGE OCCUPANCY
20%
MANAGEMENT COMMISSION
OUR FEE
One commission. Stated in full.
Management is charged as a single percentage of net rental income — 20%. Below is what that percentage covers, and what is billed separately. Both lists sit in the same place on purpose: you should be able to work out what the arrangement really costs before you speak to us.
What the commission covers
- Listing creation, photography and distribution across platforms
- Nightly pricing and calendar management
- Guest screening, communication and check-in
- Housekeeping coordination between every stay
- Pool and garden maintenance
- On-call repairs during guest stays
- Monthly owner reporting
What is billed separately
- Utilities: water, electricity, gas and internet
- Linen and laundry
- Guest consumables and welcome supplies
- Lodging tax filing and accounting
- Property insurance
- Major works, renovation and replacement of furnishings
- Platform host service fees, passed through at cost
Commission: 20% of net rental income.
WHAT YOU PAY
Compare it, line by line.
Most owners we speak to are not comparing management companies. They are comparing us against carrying on alone. So this is the same villa, run both ways, line by line.
| Fee line | With Ambar Villas | Running it yourself |
|---|---|---|
| Management commission | 20% of net rental income | None — your own time instead |
| Listing, photography and distribution | Included in the commission | You commission and pay for it |
| Nightly pricing and calendar | Included in the commission | You set it, season by season |
| Guest communication and check-in | Included in the commission | You, at any hour |
| Housekeeping between stays | Coordinated by us; cost billed separately | You arrange and pay directly |
| Pool, garden and preventive maintenance | Included in the commission | You arrange and pay directly |
| On-call repairs during a stay | Included in the commission; parts at cost | You find a contractor, from wherever you are |
| Monthly owner reporting | Included in the commission | You build it yourself |
| Onboarding or setup fee | None | None |
Airbnb and Booking charge their own host service fees on top of this, at the rates each platform publishes. Those rates vary by plan and country — checked August 2026. Verify them against your own listing before signing anything, including with us.
WHAT WE COVER
Everything your villa needs, in one contract.
Full management means we hold the whole operation: the listing, the calendar, the guests, the house itself and the numbers you get at the end of the month. Here is what each line actually involves.
| Service line | What that means in practice |
|---|---|
| Listing and distribution | We build the listing, photograph the villa and publish it across the booking platforms, then keep the content and availability current. |
| Pricing and calendar | Nightly rates are set season by season and adjusted through the year. Your own dates are blocked whenever you want the house. |
| Reservations and guest screening | Enquiries, bookings and guest vetting are handled by us. You are not asked to approve each stay unless you want to be. |
| Check-in and guest assistance | Guests are met on arrival and looked after on the ground for the length of the stay, by a team already based in Tulum. |
| Concierge and experiences | Private chefs, airport transfers, cenote trips, mixology, spa treatments and event coordination, arranged through the same team that runs our own villas. |
| Housekeeping and laundry | Weekly housekeeping and laundry, plus a full turnover between every stay. |
| Pool, garden and exteriors | Pool treatment and garden upkeep on a set rhythm, so the house never looks unoccupied. |
| Preventive and corrective maintenance | Scheduled checks on the systems that fail first in this climate, and on-call repairs when something breaks during a stay. Response time is written into the management contract. |
| Owner reporting | A monthly report on how the villa performed, plus a photo report after each visit so you can see the condition of the house without being here. |
PROOF OF OPERATION
Five villas we run ourselves.
We are not a management company that bought a portfolio. We are villa owners who built one. Five houses in Tulum are run by this team every day — the same listings, the same housekeeping rhythm, the same maintenance calls at the same hours, the same monthly numbers. Whatever we would do for your villa, we already do for our own.
Ambre & Epices
Jungle riad, 8 bedrooms, two pools
Casa Chen
Private pool, tropical gardens, full seclusion
Santo
Minimalist, four suites, pool and BBQ
Piece of Heaven
Rooftop plunge pool, grill, jungle views
Alba
Designer villa, private pool, jungle views
OWNER REPORTING
You see the numbers, every month.
An owner who cannot see what is happening to their house ends up managing the manager. So the reporting is fixed, not on request.
How often
A written report every month, without you having to ask for it. On top of that, a photo report after each visit to the house — so between two stays you can still see the condition of your own property.
What is in it
What the villa earned, how many nights it was occupied, and what was spent on it — maintenance, housekeeping and any repair carried out that month.
Who you talk to
The same team that runs our own villas, based here in Tulum — not a call centre elsewhere. Response times for incidents are written into the management contract rather than promised on a web page.
QUESTIONS OWNERS ASK
Before you hand over the keys.
Can I block dates for my own use?
Yes. The calendar is yours before it is anyone else’s. You tell us the periods you want the house — a fixed block every year, a run of weeks, or dates you add as they come up — and those stay closed to bookings. The only thing worth knowing is that notice has a price: a week blocked in October costs you very little, the same week blocked over Christmas or Easter costs a great deal more, because that is when Tulum fills. Owners who plan their own stays a season ahead lose almost nothing. Owners who call three weeks before high season sometimes ask us to cancel a confirmed booking, and that is the one thing we will not do — it damages the listing’s standing on the platform, which costs you every month afterwards.
What happens if something breaks during a guest stay?
We deal with it, and you hear about it afterwards rather than at two in the morning. The guest reports the problem to us, not to you. The team is in Tulum, so someone can be at the house the same day rather than the same week. Small repairs are carried out straight away; anything larger is your decision, and we come to you with what it is, what it will cost and how urgent it is before spending your money. The response time we commit to is written into the management contract rather than left to goodwill. What matters for your revenue is that the stay is saved: a problem fixed within the day usually leaves the rating intact, while the same problem left for two days does not.
How do you set the nightly rate?
Season by season, then adjusted through the year. Tulum is not a flat market: the weeks around Christmas and New Year, Easter and the North American winter carry rates the low season will never reach, and September and October behave differently again. We set a rate for each period, watch what comparable villas are actually booking at rather than what they are advertising, and move the price when the calendar tells us to. A villa sitting empty at an ambitious rate earns less than one that fills at a sensible one — and since we are paid a share of what your house earns, we have no interest in defending a price that does not book. Every rate change appears in the monthly report.
Do I need to be there for check-in?
No. Guests are met by our team in Tulum. Someone lets them into the house, shows them how it works — the water system, the air conditioning, the pool, whatever is particular to your villa — and stays reachable for the rest of the stay. That is the point of handing the house over: you should not need to be in the country, or awake in the right time zone, for your villa to be let. It also protects the property. A guest who is met on arrival, shown around and knows there is someone nearby treats a house differently from one who collects a key from a lockbox and is never seen again.
How will I know how my villa is performing?
A written report every month, sent without you having to ask for it. It covers what the house earned, how many nights it was occupied and what was spent on it. On top of that you get a photo report after each visit to the property, so between two stays you can see the condition of your own house rather than take our word for it. Owners who live abroad tend to care as much about the second part as the first: revenue is easy to state, but knowing that the garden is cut, the pool is clear and nothing has moved inside is what makes it possible to stop worrying about a building on another continent.
What does full management actually include?
Everything between the listing and the monthly report. We build and photograph the listing and publish it across the booking platforms; we set the rates and hold the calendar; we screen guests, take the bookings and answer them; we meet guests, look after them during the stay and arrange what they ask for — a chef, a transfer, a cenote trip; we run the housekeeping and laundry, keep the pool and garden, and carry out preventive maintenance and on-call repairs; and we report to you every month. The full list, line by line, is set out on this page. What sits outside the commission is listed in the same place, deliberately — a scope you cannot read in one sitting is not a scope.
How much does property management cost in Tulum?
We charge 20% of net rental income, with no onboarding or setup fee. Full management in Tulum is normally priced this way — a share of what the villa earns rather than a fixed monthly fee — which means the company only earns when your house does. What varies between operators is less the headline percentage than what that percentage buys: some quote a low rate and then invoice housekeeping, maintenance coordination, photography and reporting on top, so the real cost only becomes visible at the end of the first year. Our 20% covers listing and distribution, pricing, guests, pool and garden care, preventive maintenance and monthly reporting; utilities, linen, consumables, lodging taxes and insurance are billed separately and listed on this page. Airbnb and Booking charge their own host service fees on top, whoever manages the villa.
What is different about managing a villa in Tulum?
The climate and the seasons, mostly. A house here is not worn out by being used; it deteriorates by standing empty. Jungle humidity, insects and vegetation move in quickly on a property nobody visits, so an unoccupied villa needs a visiting rhythm just as much as a booked one does. Demand is sharply seasonal too, and a calendar run as though every week were the same leaves a great deal on the table. Then there is the practical side, which owners underestimate: finding a reliable electrician, pool technician or builder at short notice is difficult from abroad and straightforward for a team already calling the same people for its own five houses. That last point is the real argument for a local manager rather than a remote one.
TALK TO US
Tell us about your villa.
Tell us where the house is, how many bedrooms it has and what is not working for you at the moment. We will come back with what we would do with it and what it would cost — before any visit, and without obligation.
- +52 984 131 4006
- villasambar.mx@gmail.com
- Tulum, Quintana Roo, Mexico