Short- vs Long-Term Rentals In Dorado Beach

Trying to decide between short-term or long-term furnished rentals for your Dorado Beach property? You are not alone. Many owners in Higuillar want reliable income and easy operations while keeping flexibility for personal use. In this guide, you will learn how revenue, occupancy, seasonality, costs, and HOA rules shape results at Dorado Beach, with a special focus on The Greens. Let’s dive in.

Short-term vs long-term at a glance

• Short-term rentals: Higher nightly rates and strong winter demand, but variable occupancy, heavier operations, and higher costs per stay.
• Long-term rentals: Lower monthly rent than pro-rated peak season STR income, but steadier cash flow, lower turnover, and simpler operations.
• Golf-adjacent homes in The Greens often see stronger weekday and shoulder-season bookings from golfers, which can lift rates and smooth occupancy.

Dorado Beach demand drivers

Dorado Beach in Higuillar sits on Puerto Rico’s north coast west of San Juan. Proximity to beaches, resort amenities, and golf courses makes the area attractive to leisure visitors, second-home owners, and relocating professionals. Easy access from San Juan Luis Muñoz Marín International Airport also supports consistent travel.

Key demand segments include resort and beach tourism, golfers seeking course-side lodging, wedding and event groups, and seasonal visitors from the U.S. mainland during winter. Local monthly demand comes from Puerto Rico residents, professionals, and extended-stay guests tied to nearby employment and schools.

Typical guest and tenant profiles vary by strategy:

• STR: couples, families, multi-generational groups, golfers, and some corporate-leisure travelers on short vacations.
• LTR: local professionals, long-term seasonal workers, relocation tenants, and remote workers staying for months.

Revenue math that works

The core tradeoff is simple. STR can generate higher gross income per night, but occupancy swings with seasons and events. LTR tends to earn less per month than peak STR, yet delivers predictability with fewer surprises.

Use this framework to compare annualized revenue:

• STR annualized revenue = ADR × Occupancy rate × 365
• LTR annualized revenue = Monthly rent × 12

Here is a hypothetical illustration to show the math. These are sample numbers, not Dorado comps.

• STR example: ADR 300 dollars, occupancy 50 percent → 300 × 0.50 × 365 ≈ 54,750 dollars per year.
• LTR example: Furnished monthly rent 3,500 dollars → 3,500 × 12 = 42,000 dollars per year.

Net results will differ once you subtract costs. STR usually has higher variable expenses, such as platform fees, management fees in the 20 to 35 percent range if outsourced, per-stay cleaning, consumables, utilities, and STR insurance. LTR may have lower management fees in the 8 to 12 percent range, fewer turnovers, and often tenant-paid utilities.

Golf adjacency and pricing power

The Greens at Dorado Beach benefits from golf-driven demand. Golfers often book midweek, which can improve occupancy outside traditional weekend peaks. Golf activity can also extend viable booking windows into the shoulder months and support higher ADR than similar non-golf properties.

A hypothetical STR scenario for a golf-adjacent home might look like this:

• ADR 325 dollars, occupancy 48 percent → 325 × 0.48 × 365 ≈ 56,940 dollars in annual gross.
• After a 25 percent management fee, gross drops to about 42,705 dollars, before cleaning, utilities, insurance, taxes, and HOA or resort costs.

A hypothetical LTR comparison:

• Furnished monthly rent 3,600 dollars → 43,200 dollars in annual gross.
• After a 10 percent management fee, gross drops to about 38,880 dollars, with fewer operating add-ons.

Result: STR can out-earn LTR in gross revenue, especially in high season and at golf-adjacent addresses. Net performance depends on occupancy, cost control, and compliance with HOA or resort rules.

Seasonality in Dorado Beach

High season runs from about December through April. Winter travelers from the mainland drive strong bookings and premium pricing. Major holidays also create peaks.

Shoulder seasons in May to June and October to November bring mixed demand. Here, The Greens can shine by attracting golf travelers, wedding groups, and event guests. Flexible minimum stays and targeted marketing often help smooth revenue in these periods.

Low season typically falls in July to September. Hurricane season runs June to November and can bring cancellations, lower occupancy, and insurance considerations. Pricing, cancellation policies, and a plan for risk management are key.

Operations and guest expectations

STR operations are a heavier lift day to day. You handle guest inquiries, screening, check-in and check-out, rapid maintenance responses, and turnover cleaning and linens. You also need reliable systems for key exchange or smart locks, scheduling cleaners, and stocking consumables.

STR guests expect fully outfitted kitchens, quality linens, strong Wi-Fi, AC, TVs with streaming, and clear house rules. Golfers also value secure parking for gear, simple course access details, late check-in options, laundry, and a convenient place to stage equipment.

LTR operations are lighter. Furnished long-term tenants usually need fewer consumables and less frequent maintenance. If you use a property manager, fees are typically lower than STR, and turnover is less frequent, which reduces wear and tear.

Risk and insurance basics

Weather and hurricane risk add volatility to STR occupancy and potential property exposure. Economic shifts and changes in air service can influence travel demand. Regulatory changes and HOA enforcement can also alter the viability of short stays with little notice.

Insurance needs differ by strategy. STRs may require specialized short-term rental coverage or endorsements, since standard homeowner policies often exclude business use. LTRs typically fit into rental property insurance structures, with more predictable risk but still a need for proper liability coverage.

HOA and resort rules at The Greens

Your rental strategy must fit the HOA or any resort program. Common HOA restrictions include minimum rental durations, caps on the share of units that can be rented, guest registration and parking rules, amenity access policies, and lease approval or notification requirements.

Some resort communities require owners to participate in a rental program with specific standards, approved managers, and revenue-sharing. Programs can simplify operations and drive occupancy through centralized marketing and housekeeping, but you trade off some control and pay fees or a share of revenue.

Violations carry real risk. Strong HOA enforcement can lead to fines for unauthorized STR activity and disrupt income. Always confirm the rules in writing before you buy or list.

Owner action checklist

• Request and review CC&Rs, bylaws, rules and regulations, and any rental policy for The Greens.
• Ask for recent HOA meeting minutes and enforcement history to understand compliance expectations.
• Confirm rental term minimums, any waitlists or caps, and whether short stays are allowed.
• Verify guest amenity access rules and whether STR guests may use pools, clubhouse, or golf facilities.
• Review any resort rental program contract, fee structure, revenue distribution, and maintenance standards.
• Confirm required insurance coverages and proof needed by the HOA or resort.

Which strategy fits your goals

Choose STR if you want to lean into high-season income and can manage variable occupancy and higher operational effort. Golf adjacency in The Greens can unlock weekday bookings and better shoulder-season performance.

Choose LTR if you value steady cash flow, simpler operations, and reduced turnover. This approach works well for owners who prioritize predictability and lower day-to-day involvement.

Consider a hybrid approach if your HOA allows month-plus stays. You can target longer furnished stays in shoulder months and hold select weeks for personal use.

Sample scenarios for The Greens

These are hypothetical examples to help you frame expectations. Always replace assumptions with current local comps and actual rules before you decide.

• Peak-season STR focus: You price a two-bedroom near the fairway to meet golfer demand. You attract a mix of midweek golf trips and weekend families from December to April, then use targeted offers in May and October for wedding groups. You plan for lower summer occupancy and adjust cleaning and stocking to protect margins.

• Predictable LTR focus: You offer a furnished annual lease to a relocating professional. Tenant-paid utilities and a 10 percent management fee keep your operating load light. You budget for a brief vacancy period at turnover and schedule preventive maintenance during that gap.

• Resort program participation: You join an optional rental pool that provides centralized bookings, cleaning, and guest services. You trade some rate control for steady occupancy and a streamlined operation. You review owner statements, fees, and standards to verify net performance.

Costs and pro forma essentials

Build two pro formas, one for STR and one for LTR. Include:

• Gross income: ADR, expected occupancy by season for STR; monthly rent for LTR.
• Management: STR 20 to 35 percent if outsourced; LTR 8 to 12 percent if used.
• Turnover and operations: cleaning per stay, laundry, supplies, and stocking for STR; periodic refresh for LTR.
• Utilities: higher for STR, often tenant-paid for LTR.
• Insurance: STR-specific coverage or endorsement; LTR rental property policies.
• HOA and resort: dues, special assessments, guest fees, or program revenue shares.
• Taxes and registrations: consult Puerto Rico Tourism and Treasury authorities for current obligations.

Model best and worst case for occupancy, especially across high season, shoulder months, and hurricane season. Golf events, member visits, and tournaments can lift short booking windows, so plan rate strategies around those moments.

Next steps for Higuillar owners

• Pull STR comps for Dorado Beach to estimate ADR and occupancy by month.
• Pull furnished monthly rent comps for similar homes near The Greens.
• Request all HOA documents and any resort program contracts for The Greens and confirm rules in writing.
• Speak with a local property manager for cost estimates and realistic turnover planning.
• Consult a local insurance advisor about STR versus LTR coverage and premiums.
• Verify current transient lodging registration and tax requirements with Puerto Rico Tourism Company and the Department of Treasury.
• Build two pro formas and pressure-test your assumptions before you list.

If you want a tailored plan for your home in The Greens or anywhere in Dorado Beach, connect with a local advisor who can model both paths and manage the details. For a boutique, concierge approach from a Dorado native, reach out to Margarita Marquez Ortiz - MMO Realty.

FAQs

Will a short-term rental earn more in Dorado Beach

• Sometimes. STR can outperform in high season and at golf-adjacent addresses, but net results depend on occupancy, costs, taxes, and HOA or resort rules.

How do I confirm if The Greens allows short stays

• Review the CC&Rs and rules, request written confirmation from the HOA, and check for minimum stay requirements, caps, or mandatory program participation.

What hidden costs can cut STR profits

• Higher insurance, platform and management fees, per-stay cleaning, consumables, utilities, occupancy taxes, and potential fines for HOA non-compliance.

Does golf proximity change the best strategy

• Yes. The Greens can support higher ADR, weekday bookings, and stronger shoulder-season demand, but you must meet golfer expectations on convenience and storage.

What is the high and low season in Dorado Beach

• High season runs about December through April, with shoulder months in May to June and October to November. Low season is typically July to September.

What are my first steps before listing a rental

• Gather HOA documents, confirm rental rules in writing, pull STR and LTR comps, consult property management and insurance advisors, and build a detailed pro forma.